Plan Commission

Village Hall Village of Lombard 255 East Wilson Ave. Lombard, IL 60148 villageoflombard.org Minutes Plan Commission Donald F. Ryan, Chairperson Commissioners: Ronald Olbrysh, Martin Burke, Ruth Sweetser, Andrea Cooper, Stephen Flint and John Mrofcza Staff Liaison: Jennifer Ganser Monday, October 5, 2015 7:30 PM Village Hall - Board Room SPECIAL MEETING Call to Order Acting Chairperson Flint called the meeting to order at 7:30 p.m. Pledge of Allegiance Acting Chairperson Flint led the Pledge of Allegiance. Roll Call of Members Present 6 - Ronald Olbrysh, Martin Burke, Ruth Sweetser, Andrea Cooper, John Mrofcza, and Stephen Flint Absent 1 - Donald F. Ryan Also present: William Heniff, AICP, Director of Community Development and Matt Panfil, AICP, Sr. Planner. Acting Chairperson Flint called the order of the agenda. Public Hearings There was no public participation. Business Meeting The business meeting convened at 7:31 p.m. Workshops Yorktown Area Redevelopment Mr. Heniff introduced the workshop session regarding Yorktown Mall. He noted this is the third workshop for Yorktown Commons. He said Village of Lombard Page 1 Plan Commission Minutes October 5, 2015 this workshop would discuss a framework for future guidelines on what could occur. He noted the proposal is similar to the Highlands of Lombard and Fountain Square and is similar to a form based code. Ms. Blair introduced their design concept for Yorktown Commons that will create long term sustainability for Yorktown Mall. Mr. O’Looney noted this is framework with options for the future. He noted some potential site plans, but the options allow for a future developer to vary the site plans. He said this urbanism framework is the start of a new neighborhood. He reviewed the current site. He said the regulating plan discusses streets, building facades, open space, build to lines, and density. He said the existing B3 land uses will be permitted, with the possibility of additional residential and a hotel. Commissioner Burke asked if the density is cumulative throughout the development or not. Mr. O’Looney said there are other bulk regulations which will cap the density. He went over the build to line versus a setback. Commissioner Sweetser asked where the six story limit came from and he responded that it came from Building Codes and the scale of the existing development. Ms. Blair said they wanted to be sensitive to the existing mall building. Commissioner Cooper asked what the height of the existing buildings to the northwest are. Mr. Heniff said the existing buildings are from four to sixteen stories, and in the immediate area to the north they are approximately four to six stories. Commissioner Burke asked about the different setbacks along Grace Street. Mr. O’Looney said that is for open space to create a gathering place, he noted the measurements are still in a draft form. He continued to discuss the open space framework. Commissioner Burke asked for a definition of street activated uses. Mr. O’Looney could be accessory retail like a coffee shop or the lobby of a multi-family building which places pedestrians into the public realm. Commissioner Sweetser clarified that the proposed redevelopment could foster a flow between the current mall and any development. Mr. O’Looney noted this a neighborhood and not a destination center, and it would have good flow to the current mall. Commissioner Sweetser asked if a farmers market could be street activated use and Ms. Blair said perhaps. Commissioner Burke clarified that a street activated use is a building. Mr. O’Looney said yes, and further clarified that the use and street interaction are important to one another. Commissioner Burke asked if the north access point to the mall would see additional traffic. Mr. O’Looney said there is one access point onto the ring road, which should minimize impact. Commissioner Village of Lombard Page 2 Plan Commission Minutes October 5, 2015 Burke said there could be more foot traffic and Mr. O’Looney said there would be additional sidewalks. Ms. Blair said Erickson Engineering has looked into the traffic flows and the potential impacts. She noted that area is currently underutilized. Commissioner Burke asked if this will impact people using the mall as a destination. Mr. O’Looney said the traffic load from residential uses shouldn’t impact the mall. Ms. Blair noted that the majority of customers come from Highland and Butterfield Roads. Commissioner Olbrysh asked about online sales and how that could impact the mall and this development. Ms. Blair said it may increase and the mall is trying to reinvent itself and bring the online presence into the mall. She noted online sales that are available to pick up at the brick and mortar store. She said the mall is a destination with the movie theatre, restaurants, and indoor play area. Mr. O’Looney continued to discuss the urban design features, street frontages, and the percentage of open space on a street frontage. Different frontages were discussed such as plazas versus landscaping. Commissioner Cooper asked if there would be on street parking. Mr. O’Looney said the existing streets aren’t proposed to be changed and parking on Grace Street or the Ring Road is not proposed. He then discussed street layouts and parking. He reviewed architecture standards on the public realm and building identities. Commissioner Sweetser asked how different developers will coordinate the building identities. Mr. Kiler said there could be an owner architecture review board or something similar. Mr. Heniff said if this could be a planned development with regulatory codes that would be adopted, but other items can be regulated thru private covenants. Commissioner Mrofcza noted the illustrations don’t show an all townhouse development and asked why. Ms. Blair said the illustrations show a variety of offerings which may create a stronger sense of community and growth for the area. Ms. Blair said the pedestrian elements also matter especially when the building scale changes. Commissioner Sweetser asked about a future shuttle or transportation options. Mr. Kiler said that design could help to make more walkable neighborhoods and though they haven’t discussed a shuttle they do intend to make the area more bike friendly. Commissioner Sweetser asked if in building parking would be available. Mr. O’Looney said yes in parking garages which would be screened from the public realm; no primary frontage would have a garage. Mr. Heniff compared it to the City View Apartments. Village of Lombard Page 3 Plan Commission Minutes October 5, 2015 Commissioner Cooper asked if the LEED Neighborhood Development standards were taken into account. Mr. O’Looney said they can look into that program and noted there are other sustainability programs that may also fit. Commissioner Cooper asked about the stormwater strategy. Mr. Urciuoli said there may be an underground vault under a parking garage. He said in some areas there may be more permeable surface with the new landscaping. Mr. Heniff clarified the County’s Stormwater Ordinance and the net new impervious. Commissioner Olbrysh asked if there was community engagement. Ms. Blair said a community open house is planned before a petition is filled with the Plan Commission. Commissioner Sweetser discussed the transportation options and the activity it would generate as well as the park space throughout the seasons. Ms. Blair said the plans have not been developed to that level of specificity but will be mindful of that. Mr. O’Looney said they can review that further. Ms. Blair said they are aware of the potential connectivity with the surrounding bike paths. Commissioner Cooper said she believes the walkability from the Westin and Target make it difficult to get to the mall and asked if there will be more pedestrian connections. Mr. O’Looney said that can be considered in the future. Commissioners Burke and Cooper asked about the existing Pace bus stop which was pointed out on the map. Commissioner Burke said that he hopes there is a walkway or path to make it easier for pedestrians. Commissioner Burke asked about differences between common space and open space. Mr. O’Looney said pages 18-19 elaborate on the open spaces and the minimum size. He said that the open space is open to the public, but will mostly be used by the future residents. Commissioner Mrofcza said he understands it is common space. Commissioner Burke asked if some open space should be kept private for the residents. Mr. O’Looney said the development wants to keep the flexibility open for future development. Commissioner Mrofcza asked if the garage spaces are for the public or not. Mr. Kiler said that would be for the residents. Ms. Blair noted they are hoping to have connectivity between the new development and the mall. Commissioner Cooper asked the development will occur by parcel or develop as smaller pieces. Mr. Kiler said he cannot predict that, but has seen infill development become popular. The focus may be on Village of Lombard Page 4 Plan Commission Minutes October 5, 2015 the intersection first and then a phased development. Commissioner Burke asked for an estimated time of completion. Mr. Kiler said five years is their goal. Mr. Heniff reviewed the staff memo. He asked if the Commissioners have any concerns with the Planned Development being amended and a form based code implemented for the area. Commissioner Olbrysh asked about the role of the Plan Commission with a form based code. Mr. Heniff said the form based code gives a checklist of what would be required and can help the Plan Commission consider what is important. Commissioner Obrysh said he believes a form based code is a good use for Yorktown Commons. Commissioner Mrofcza asked if the presentation would be the form based code. Mr. Heniff said it would be in the form of a Planned Development and be specific to the area. Commissioner Olbrysh asked if there will still be conventional zoning. Mr. Heniff said yes, there still will be permitted uses and general code provisions. The underlying zoning would apply, which is B3. Mr. Heniff referred to the original annexation agreement from 1965-1968, on page 4 which reviews the current regulations. This proposed regulation will help guide staff and the Plan Commission further. Commissioner Olbrysh asked where the public meeting will be and Ms. Blair said at the Yorktown convenience center. Commissioner Cooper asked about a ratio between building height and street width. Mr. O’Looney said he is comfortable with the proportions and noted there are plenty of angles for the sun to come through at different times of day. Mr. Heniff said the new planned development would require Board of Trustee approval after a public hearing by the Plan Commission. He said any major changes would require a new public hearing with Board of Trustee approval, and the site plan approval process would be in place for projects that meet code. He noted that minor changes could be approved by the Director of Community Development. Commissioner Sweetser said she is ok with that direction. Commissioner Burke said this is a long term project and would like the site plan approval process so the Plan commission could still review the development. Commissioner Mrofcza asked who will be noticed for the public mailing and Ms. Blair said the same people who would get notice for a public hearing. Commissioner Mrofcza asked how the meeting will be held and Ms. Blair said there will be a presentation and available staff who can obtain feedback from the participants. Mr. Heniff thanked the Plan Commission for discussing this item at the Village of Lombard Page 5 Plan Commission Minutes October 5, 2015 three workshops and noted all the workshops can be viewed on the Village’s website. Approval of Minutes There were no minutes to approve. Public Participation There was no public participation. DuPage County Hearings There were no DuPage County hearings Chairperson's Report The Chairperson deferred to the Assistant Director of Community Development. Planner's Report The Director of Community Development had no report. Unfinished Business There was no unfinished business. New Business There was no new business. Subdivision Reports There were no subdivision reports. Site Plan Approvals There were no site plan approvals. Adjournment A motion was made by Commissioner Olbrysh, seconded by Commissioner Mrofcza, to adjourn the meeting at 9:29 p.m. The motion carried by the following vote: Village of Lombard Page 6 Plan Commission Minutes October 5, 2015 Aye: 6- Ronald Olbrysh, Martin Burke, Ruth Sweetser, Andrea Cooper, John Mrofcza, and Stephen Flint Absent: 1- Donald F. Ryan __________________________ Stephen E. Flint, Vice Chairperson Lombard Plan Commission __________________________ Jennifer Ganser, Secretary Lombard Plan Commission Village of Lombard Page 7