Plan Commission

Village of Lombard Village Hall 255 East Wilson Ave. Lombard, IL 60148 villageoflombard.org Minutes Monday, April 15, 2024 7:00 PM Village Hall - Boardroom Plan Commission Leigh Giuliano, Chairperson Commissioners: Ruth Sweetser, Bill Johnston, Tony Invergo, Alissa Verson and Robert Spreenberg Staff Liaison: Anna Papke Plan Commission Minutes April 15, 2024 Call to Order Chairperson Giuliano called the meeting to order at 7:00 p.m Present 6 - Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Pledge of Allegiance Chairperson Giuliano led the Pledge of Allegiance Roll Call of Members Present 6 - Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Also present: William Heniff, AICP, Director Community Development. Chairperson Giuliano called the order of the agenda. Public Hearings There were no Public Hearings Business Meeting Approval of Minutes A motion was made by Commissioner Johnston, seconded by Commissioner Invergo, that the minutes of the March 18, 2024, meeting be approved. The motion carried by the following vote Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Public Participation There was no Public Participation DuPage County Hearings There were no DuPage County Hearings Village of Lombard Page 1 Plan Commission Minutes April 15, 2024 Chairperson's Report Chairperson Giuliano advised Kevin Walker had resigned from the Plan Commission. Planner's Report There was no Planner's 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 Workshops 240138 Workshop Discussion: Unincorporated Estate Residential Properties - Comprehensive Plan and Development Considerations Mr. Heniff presented the workshop session. He said the topic is regarding two unincorporated areas adjacent to Village limits. He noted this is not a public hearing. The workshop is an opportunity to gather input from the Plan Commissioners regarding policy considerations. Staff had received several inquiries regarding two areas adjacent to Village limits. Both of the areas are designated Estate Residential in the Comp Plan. Estate Residential is defined as having a net density of four or fewer units per acre. It is a low-density single-family residential designation. Mr. Heniff said most of the Estate Residential areas in the Village’s Comp Plan are single-family residential areas developed in unincorporated DuPage County. These areas are on well and septic, have larger lots, and streets are usually developed with rural profiles (no curbs, sidewalks uncommon, streetlights uncommon, etc.). Village of Lombard Page 2 Plan Commission Minutes April 15, 2024 The first subject area is Pleasant Lane west of Route 53 and east of I-355. The area is composed of six lots with single-family homes. One lot is within Village limits and the remaining five are unincorporated. Existing land uses around the subject area include townhomes and single-family residential development. The Cimmaron and Buckingham Court townhomes are immediately south of the subject area. A 20-unit townhome project is under construction immediately east of the subject area. Mr. Heniff showed the Comp Plan map for the area. The Comp Plan recommends redevelopment and annexation of the area coincide with planning and comprehensive redevelopment. The existing Comp Plan designation recommends Estate Residential on the subject area. However, staff has received several inquiries from individuals interested in developing the area with townhomes or smaller lot single-family residential development. The Village has utilities near this area and this is driving most inquiries. Townhome development in this area would require a Comp Plan amendment from Estate Residential to a higher density residential designation. Mr. Heniff described the Comp Plan designations and existing development surrounding the subject area. There are a number of townhome developments, Route 53 to the east, and I-355 to the west. He noted that the lots north of the subject area fronting Sunset Avenue are designated for Estate or Low Density Residential, though previously there was an inquiry from a developer interested in building industrial/office uses on that property. Given existing development and the potential for changes in other nearby properties, staff is seeking feedback from the Plan Commission on whether the subject property would be suitable for something other than Estate Residential. Commissioner Spreenberg asked about the panhandle on the church property immediately north of the subject area. Mr. Heniff said this was a longstanding existing condition. The panhandle was an old right-of-way that had been planned decades prior but was never developed. The panhandle could function as a buffer between uses if property to the north and south were developed for different purposes. Commissioner Spreenberg said that when the Plan Commission discussed the possibility of industrial development on Sunset, there were concerns about the impact of truck traffic on Route 53 and surrounding residences. Mr. Heniff said that if the Sunset properties are redeveloped as something other than residential, it could raise the question of whether the subject area would be an ideal location for something other than estate residential. Village of Lombard Page 3 Plan Commission Minutes April 15, 2024 Commissioner Spreenberg said it is reasonable for the subject area to be designated Low Medium Density, like the other nearby townhome developments. Commissioner Johnston asked how townhome development on the subject area properties would impact traffic on Pleasant Lane and Route 53. He asked if there would be a stop light or other improvements on Route 53. He said he does not have an issue with developing the area with townhomes but wants to make sure the roadway network can handle it. Mr. Heniff said that if a development proposal came forward, the Village would review plans and engage a traffic consultant to conduct a traffic study. He said the number of units would depend on site design, ability to meet other development regulations such as stormwater, etc. He estimated a reasonable design would be 20-30 units. Commissioner Johnston asked if the noise from I-355 would be a concern for residential development on the subject properties. Mr. Heniff said the tollway authority had put up sound walls along the area. He noted there are townhomes immediately to the south and the noise of I-355 does not seem to have been a huge issue. Commissioner Johnston asked about the occupancy levels of the existing townhome developments on the south side of Pleasant Lane. Mr. Heniff said the townhomes are owner-occupied units. The Village has not heard of any issues related to occupancy concerns. Inquiries from developers suggest there is a high demand for townhomes. Commissioner Johnston said his main concern is the traffic impact of additional townhomes. Commissioner Invergo asked if it would be feasible to close access from Route 53 to either Sunset Avenue or Pleasant Lane. Mr. Heniff said Sunset is providing access to existing residences. If the area were to be redeveloped, access may be part of a larger discussion. Pleasant Lane needs to stay open because it provides access to properties on Pleasant and crosses over I-355 to provide access to a subdivision on the west side of I-355. Commissioner Verson asked whether park space would be provided as part of a redevelopment of the subject area, and how that would work. Mr. Heniff said typically a developer would get the properties under contract and come forward with a concept plan. The Village Subdivision and Development Ordinance would require stormwater detention, a street network, and other improvements. The developer Village of Lombard Page 4 Plan Commission Minutes April 15, 2024 would possibly incorporate green space in the project as part of the overall planning process. Commissioner Sweetser asked if Pleasant would be the only access to the subject area. Mr. Heniff said access would be from Route 53 along Pleasant, or from Route 53, along Meadow and up Cimmaron to Pleasant Lane. He said redevelopment of the subject area would not likely change existing traffic patterns in the area. Commissioner Spreenberg asked if Commissioner Verson was asking about how public park space might be dedicated as part of a redevelopment. Commissioner Verson said she was. Mr. Heniff said the subject area is within the Glen Ellyn Park District boundary. The Park District could potentially attempt to acquire land in this area if they determined there is a need for more park space. A developer could potentially work with the Park District to donate land. Mr. Heniff noted that the Village does not require developers to set aside land for park space. However, he pointed out, the development regulations do require stormwater detention and open space within individual lots. Commissioner Spreenberg said it might be advantageous to establish connectivity between the subject area and the properties along Sunset Avenue by connecting through the panhandle of the church property. Commissioner Invergo asked if it is possible to connect the subdivision on Pleasant Lane on the west side of I-355 to Swift Road to alleviate traffic on Pleasant Lane and Route 53. Mr. Heniff said there are a ComEd substation and several other existing conditions preventing connection from the west end of Pleasant Lane to Swift Road. A major redevelopment would be required to establish such a connection. Mr. Heniff presented the second area for consideration, located on the west side of Meyers Road south of Roosevelt and north of 14th Street. School Street borders the property on the west. The York Center co-op (unincorporated) is located west of the subject property. There is a gap strip located along School Street that has been incorporated into one of the parcels on the block. The area is developed with single-family residences developed in DuPage County. One property is the former site of the York Center Fire District and is currently a legal nonconforming vehicle repair and service business. A court decree allows that use to continue. Mr. Heniff described existing conditions in the neighborhood, including residential uses and commercial uses along Roosevelt Road. The Comp Plan identifies the subject area for Estate Residential. The Comp Plan also notes that low to medium density residential development can be recommended for transitional areas between Village of Lombard Page 5 Plan Commission Minutes April 15, 2024 single-family neighborhoods and commercial areas, and that transitional areas provide opportunities for new housing options, some of them near transportation corridors. Mr. Heniff said several properties in the subject area have been on and off the market over the years and there does not seem to be interest in redeveloping the area with single-family homes. One challenge is that driveways from single-family homes would need to back onto Meyers Road. Mr. Heniff said the Village has received inquiries about townhome development in this area over the years. Currently, there is a petition pending before DuPage County for a 30-unit duplex development on the three parcels addressed 1312 S. Meyers Road. That petition was continued while the developer talked to the Village of Lombard about the potential for annexing into the Village. Mr. Heniff said no petition has yet been submitted to the Village, though this may occur in the near future. If a petition is submitted, the concept plan would be reviewed against all relevant Village Codes, including the Zoning Ordinance and the Subdivisions and Development Ordinance. The property would need to be annexed with an annexation agreement and then rezoned. Annexations are at the discretion of the Village Board. Mr. Heniff said staff is looking for Plan Commission feedback on the possibility of a Comp Plan amendment to allow for a designation that would permit a medium density residential development in the area. Commissioner Sweetser asked what factors were contributing to interest in redevelopment in this area. Mr. Heniff said the petition before DuPage County had brought some of these questions forward. There had also been previous discussions of the area when a portion of the property was considered for annexation in the early 2000s [the annexation did not occur]. Chair Giuliano said she had always found the mixture of uses in the subject area a little unusual. She is in favor of a higher density residential designation for the properties. She asked if there were some properties that would remain as-is, leading to a hodgepodge of development in the area. Mr. Heniff said it is possible that some of the properties on the block will remain single-family homes. Regarding the southern portion of the area in question, he said the Village would be seeking unified redevelopment if a petition were to come forward. Chair Giuliano asked the depth of the properties between Meyers and School Street. Mr. Heniff estimated the lots are approximately 400 feet deep. Village of Lombard Page 6 Plan Commission Minutes April 15, 2024 Chair Giuliano said 30 duplexes in that space would be a lot. Mr. Heniff said that was the proposal before DuPage County. In discussions with the developer, staff had discussed the possibility of lower density, or broadening the project area to include more real estate in order to refine the proposed plan should it come before the Village. Chair Giuliano said she would be in favor of a re-worked plan. Commissioner Spreenberg asked about the boundary between Lombard and Oakbrook Terrace. Mr. Heniff said Lombard and Oakbrook Terrace have a boundary agreement that states property west of Meyers would be annexed into Lombard, and property east of Meyers and south of 13th Street would be annexed into Oakbrook Terrace. Commissioner Spreenberg said he favors fewer driveways along Meyers in order to reduce potential for conflicts between vehicles backing out of driveways and traffic on Meyers Road. He said any plan should also be mindful of creating more traffic on School Street. Mr. Heniff said staff had discussed curb cuts and traffic circulation patterns with the interested developer. Commissioner Spreenberg said he is in favor of a townhome concept, pending review of a plan. Adjournment A motion was made by Commissioner Spreengberg, seconded by Commissioner Johnson, to adjourn the meeting at 8:02 p.m. The motion passed by an unanimous vote. Village of Lombard Page 7