Plan Commission

Village of Lombard Village Hall 255 East Wilson Ave. Lombard, IL 60148 villageoflombard.org Minutes Monday, March 17, 2025 7:00 PM Village Hall - Boardroom Plan Commission Leigh Giuliano, Chairperson Commissioners: Ruth Sweetser, Bill Johnston, Alissa Verson, Robert Spreenberg and Brendan Flanigan Staff Liaison: Anna Papke Plan Commission Minutes March 17, 2025 Call to Order Chairperson Giuliano called the meeting to order at 7:00 p.m Pledge of Allegiance Chairperson Giuliano led the Pledge of Allegiance Roll Call of Members Present 6 - Ruth Sweetser, Leigh Giuliano, Bill Johnston, Robert Spreenberg, Alissa Verson, and Brendan Flanigan Also present: Anna Papke, AICP, Planning & Zoning Manager Community Development, and Anne Skrodzki, Legal Counsel to the Plan Commission. Chairperson Giuliano called the order of the agenda. Ms. Papke read the Rules and Procedures as written by the Plan Commission. Public Hearings 250105 PC 25-06: 837 S. Westmore-Meyers Road - Eastgate Shopping Center Subdivision The petitioner requests the Village take the following actions on the subject property located within the B3PD Community Shopping Planned Development District (Eastgate Planned Development): 1. Pursuant to Chapter 154 of the Village Code (the Subdivisions and Development Ordinance), approve a final plat of subdivision with the following companion variations for Lot 1: a. A variation from Section 155.415(D) to allow a lot with a lot area of 16,179 square feet, where a minimum lot area of 20,000 square feet is required; b. A variation from Section 155.415(F)(3) to allow an interior side yard of zero feet (0’) where a minimum interior side yard of ten feet (10’) is required; and c. A variation from Section 155.415(F)(4) to allow a rear yard of twenty-five feet (25’) where a minimum rear yard of thirty feet (30’) is required. (DISTRICT #5) Village of Lombard Page 1 Plan Commission Minutes March 17, 2025 Sworn in to present the petition was Anna Papke, Planning and Zoning Manager, and Leo Solarte, representing the petitioner. Chairperson Giuliano read the Plan Commission procedures and asked if anyone other than the petitioner intended to cross examine and, hearing none, she proceeded with the petition. Mr. Solarte said he represented the owner of the Eastgate Shopping Center. He said the property owner plans to subdivide the shopping center. Chair Giuliano asked if Mr. Solarte had a presentation or additional information to go along with his statement. Mr. Solarte said all the information was contained in the staff report. Chairperson Giuliano asked if any person would like to cross examine or speak in favor or against this petition, or for public comment. Kristin Bernstein addressed the Plan Commission. She said she lives in the Cambria development to the rear of the shopping center. She asked that the 25-foot rear yard setback variance for the subdivision not be approved without a specific plan for the use of the property. She noted concerns about privacy. Chairperson Giuliano asked if any person would like to cross examine or speak in favor or against this petition, or for public comment. Hearing none, she asked for the staff report. Ms. Papke presented the interdepartmental review committee report, which was entered into the public record in its entirety. The petitioner proposes to subdivide the Eastgate Shopping Center into three parcels. Lot 1 will be an outlot encompassing the former convenience store on the northwest corner of the shopping center. Lot 2 will include the north buildings of the shopping center. Lot 3 will include the vacant building on the south side of the shopping center. Lot 1 requires variances for substandard lot area. Lot 1 also requires variances for setbacks of the existing convenience store building with respect to the proposed new lot lines. Ms. Papke noted that the rear yard setback variance would apply to Lot 1 only, and would not apply to the other lots, or to the rear of the shopping center where adjacent to the Cambria development. Village of Lombard Page 2 Plan Commission Minutes March 17, 2025 During interdepartmental review, the Public Works Department noted the final plat will require dedication of an easement over the existing sewer main on the property. The petitioner is aware of this requirement and will make this edit prior to submitting the plat to the Village Board for approval. The Planning Division reviewed the plat for compliance with minimum lot area and width requirements. In review of the request for variances for Lot 1, staff notes the petitioner has drawn the Lot 1 boundaries in a logical location with respect to existing curb cuts, buildings and easements. For that reason, staff supports the requested variances. Ms. Papke noted that the existing building on Lot 3 would not meet a side yard setback requirement. However, the petitioner intends to demolish the vacant building on Lot 3 in the near future and thus is not requesting a variance for this setback. Staff recommends a condition of approval requiring demolition of the south building to be underway prior to the Village recording the final plat of subdivision with DuPage County. Finally, the plat of subdivision will create divisions within the shared parking lot serving the shopping center. The petitioner has stated an intention to record a blanket cross access and maintenance agreement that will preserve existing circulation patterns within the parking lot. Staff recommended approval of the plat subject to the conditions in the staff report. Chairperson Giuliano asked if there were any questions or comments on the staff report. Commissioner Flanigan asked for clarification on the setback of the convenience store building pre- and post-subdivision. Ms. Papke said the rear yard setback of the convenience store building was several hundred feet from the current rear lot line behind the shopping center. If the property were subdivided, the convenience store would be approximately 25 feet from the rear lot line of Lot 1. Chairperson Giuliano asked if there were any questions or comments on the staff report. Hearing none, she opened the meeting to comments from the Commissioners. Village of Lombard Page 3 Plan Commission Minutes March 17, 2025 Commissioner Spreenberg said the subdivision would create three lots. He noted that there was likely a perception that Lot 3 would be made available for redevelopment. He asked why Lot 1 and Lot 2 needed to be separate lots, rather than keeping the north shopping center buildings and convenience store together. Mr. Solarte said the property owner was seeking flexibility in making the convenience store ready for a new tenant or owner. Commissioner Johnston asked if subdivision and possible future redevelopment of Lot 3 would negatively impact parking availability for the shopping center. Ms. Papke said the petitioner’s proposed cross-access easement would allow the shopping center tenants to access all the parking currently existing in the center, even after subdivision. The petitioner was not proposing to reduce the number of spaces at the center at this time. Commissioner Johnston asked the petitioner if there is market demand for a building and property the size of the convenience store building and the Lot 1 property. Mr. Solarte said there is demand for buildings and properties of that size. Commissioner Spreenberg asked staff if there was adequate parking on Lot 2 to serve the uses on Lot 2, if Lot 3 were redeveloped. Ms. Papke said staff had not conducted an analysis of the number of spaces on Lot 2 only, because the cross-access easement would ensure access to all the shopping center parking. Ms. Papke said that if a future petition for redevelopment were to come forward, staff would analyze whether the property would continue to provide adequate parking after redevelopment. Commissioner Sweetser asked if there was any information about how Lot 3 would be redeveloped, and how that might impact various concerns, such as access, for the shopping center. Ms. Papke said the petitioner had not proposed a specific plan for redevelopment at this stage. Any future plans for redevelopment of the property would come before the Plan Commission for a public hearing. Commission Johnston asked the petitioner if they had identified anyone interested in the shopping center for redevelopment. Mr. Solarte confirmed the petitioner had not identified any interested parties. Village of Lombard Page 4 Plan Commission Minutes March 17, 2025 Commissioner Johnston asked what the property would look like in the near future if the building on Lot 3 was demolished. Mr. Solarte said they would likely tear down the building and put grass in that area until a redevelopment plan was identified. He did not have a timeline on the redevelopment. Commissioner Spreenberg asked staff if the petitioner needed to be able to create Lot 1. He said it did not seem to him that the petitioner needed to create Lot 1. He asked why the petitioner needed to create Lot 1 now without having identified a buyer or future user for Lot 1. Ms. Papke said she could not speak to the petitioner’s perception of need to create Lot 1. Staff had analyzed the petition in the context of the petitioner’s stated intent to create an outlot around the convenience store building. Staff found the Lot 1 boundaries and related variances were reasonable given the constraints on the property in the form of existing drive aisles, easements, and other development. Commissioner Sweetser asked about access to the shopping center from Westmore-Meyers Road, and whether there were circulation issues that were part of the current discussion. Ms. Papke said the proposed subdivision would not change the circulation within the site or on neighboring streets because the petitioner was not proposing any new development or change to curb cuts at this time. If a future redevelopment proposal were to be advanced, then traffic circulation and access would be reviewed at that time. Commissioner Spreenberg asked if the building on Lot 1 was vacant. Mr. Solarte confirmed it was vacant. Commissioner Johnston asked if Ms. Bernstein’s concern about the rear yard setback had been addressed. Ms. Bernstein said the staff presentation clarified that the rear yard setback variance would only apply to Lot 1. Commissioner Spreenberg asked if the variances were granted for Lot 1, would they stay in place for future tenants who might occupy the building or build a new building. Ms. Papke said they would remain. On a motion by Commissioner Verson, and a second by Commissioner Johnston the Plan Commission voted 5-1 to recommend that the Village Board approve the petition associated with PC25-06 subject to the three (3) conditions in the staff report: 1. That the petitioner shall satisfactorily address all comments noted within the Inter-Departmental Review Committee Report; Village of Lombard Page 5 Plan Commission Minutes March 17, 2025 2. That prior to submitting the plat of subdivision for signature by the Village Board, the petitioner shall revise the final plat to grant an easement for the entire extent of the existing sanitary sewer main that is owned and maintained by the Village. This easement shall be 30’ wide, per Section 154.512(A)(1)(b) of Village Code; and 3. That the petitioner shall obtain a demolition permit and commence demolition activities on the vacant shopping center building on the south side of the parking lot before the Village will record the final plat with the DuPage County Recorder’s office. The motion carried by the following vote: Aye: 5- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Alissa Verson, and Brendan Flanigan Nay: 1- Robert Spreenberg 250106 PC 25-07: 55 W. 22nd Street - Day Care Center in Office Building The petitioner requests a conditional use pursuant to Section 155.412(C) (5) of the Lombard Village Code to allow for a day care center on the subject property located within the OPD Office Planned Development District (Lombard Office Park Planned Development. (DISTRICT# 3) Sworn in to present the petition was Anna Papke, Planning and Zoning Manager, and Farhan Hanif, the petitioner. Chairperson Giuliano read the Plan Commission procedures and asked if anyone other than the petitioner intended to cross examine and, hearing none, she proceeded with the petition. Mr. Farhan said he proposed to open a day care on the first floor of an existing office building. He said his organization has experience, with Smart Start Academy having two locations in other municipalities. He said the goal is to provide excellent child care at reasonable cost. The day care will serve children aged six months to 12 years. Mr. Farhan noted there would be demand for day care services in an area with many office buildings. He noted the day care center would fill a vacancy in an office building. Chairperson Giuliano asked if any person would like to cross examine or speak in favor or against this petition, or for public comment. Hearing none, she asked for the staff report. Ms. Papke presented the interdepartmental review committee report, which was entered into the public record in its entirety. The petitioner proposes to operate a day care center on the subject property, which is Village of Lombard Page 6 Plan Commission Minutes March 17, 2025 an office building located in the O Office District. The day care center will be one tenant in a multitenant building. 10 parking spaces will be fenced to create an outdoor play area, and the petitioner will make interior modifications to the tenant space. Day care centers are conditional uses in the Office District. The Fire Department and Building Division have reviewed the plans and provided comments on required interior modifications. The petitioner is aware of these requirements, which will be reviewed during permitting. The Planning Division finds the petition meets the standards for conditional uses in the Village Code. Staff recommends approval of the petition subject to the standards in the staff report. Chairperson Giuliano asked if there were any questions or comments on the staff report. Hearing none, she opened the meeting to comments from the Commissioners. Commissioner Sweetser said that the parents and children would likely enter the building at the main entrance. She noted the play area on the west side of the building and asked whether an emergency exit would exit into the screened play area. Mr. Farhan said the emergency exit would not exit into the playground. The emergency door would exit north of the playground area. On a motion by Commissioner Johnston, and a second by Commissioner Sweetser, the Plan Commission voted 6-0 to recommend that the Village Board approve the petition associated with PC25-07 subject to the five (5) conditions in the staff report: 1. That the petitioner shall satisfactorily address all comments noted within the Inter-Departmental Review Committee Report; 2. That the petitioner shall develop the site in accordance with the plans submitted as part of this petition and referenced in the Inter-Departmental Review Committee Report; 3. That customer loading and unloading activities shall not block drive aisles in the parking lot on the subject property; 4. That the petitioner shall apply for and receive building permits for the proposed improvements; and 5. That this approval shall be subject to the commencement time provisions as set forth within Section 155.103(F)(11). Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Robert Spreenberg, Alissa Verson, and Brendan Flanigan Village of Lombard Page 7 Plan Commission Minutes March 17, 2025 Business Meeting Approval of Minutes A motion was made by Commissioner Flanigan, seconded by Commissioner Sweetser, that the minutes of the February 17, 2025 meetings be approved. The motion carried by the following vote: Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Robert Spreenberg, Alissa Verson, and Brendan Flanigan Public Participation There was no Public Participation DuPage County Hearings There were no DuPage County Hearings Chairperson's Report Chairperson Giuliano announced that Tony Invergo has resigned from the Plan Commission. The vacancy will be filled by the Village Board at a later date. 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 Village of Lombard Page 8 Plan Commission Minutes March 17, 2025 There were no Workshops Adjournment A motion was made by CommissionerJohnston, seconded by Commissioner Spreenberg, to adjourn the meeting at 7:38 p.m. The motion passed by an unanimous vote. Village of Lombard Page 9