Village of Lombard Legistar System

PC 07-17: 70 Yorktown Shopping Center (the Lombard Westin Hotel/Conference

Center)

Requesting the Village of Lombard take the following actions within the Yorktown

Peripheral B3 Planned Development:

A. To address a change to the geographical extent of the previously approved

planned development and companion zoning approvals:

1. Approve a map amendment to rezone a portion of the subject property to be

added to the planned development from the O Office District to the B3 Community

Shopping District.

2. Pursuant to Section 155.504(A) (major changes in a planned development) and

Section 155.511 (Site Plan Approvals for planned developments) of the Lombard Zoning

Ordinance, amend the conditional uses and grant site plan approval for the Yorktown

Peripheral Planned Development and for a hotel/convention hall facility, as established

by Ordinance 3962 and amended by Ordinances 4310 and 5397.

B. Pursuant to Section 155.602(C), Table 6.3 of the Zoning Ordinance, approve a

conditional use for an outdoor service area (outdoor dining).

(DISTRICT #3)

The petitioner, Thomas McGuigan of Mid America Development Partners LLC, 1457

Conlon Drive, Burr Ridge, IL presented the petition. He stated that he read the staff

report and concurs with its findings. The initial portion of the request is to amend the

zoning of a 0.118 acre portion of land that was added to the rear of the hotel site to

ensure that building setbacks and site improvements were located within the respective

setbacks and development footprint.

The second portion of the request relates to Harry Caray's and Holy Mackerel petition in

order to finalize the outdoor dining component. When the hotel petition initially came

before the Plan Commission in 2003, they did not know the restaurant entities that

would ultimately occupy the hotel space. Upon review of the proposed restaurant plan,

they thought it would be beneficial to add the outdoor dining component and distinguish

it as part of the proposed restaurant.

Chairperson Ryan then opened the meeting for public comment. No one spoke in favor

of or against the petition.

William Heniff, Senior Planner, presented the IDRC report and submitted it to the public

record in its entirety. He stated that the subject property is currently under development

with the Lombard Yorktown Westin Hotel/Convention Center. A portion of the adjacent

property owned by the Northern Baptist Theological Seminary (NBTS) included a

stormwater line, a public watermain and a landscape retaining wall that was constructed

as part of the hotel project. A commissioned survey in September, 2006 also found a

10.4 square foot encroachment into the requisite five-foot rear yard, but still on the hotel

property.

Through discussions between the Lombard Public Facilities Corporation (LPFC)

representatives and NBTS, it was mutually agreed that the 4,602 square foot area

impacted by the improvements would be sold by NBTS to the LPFC. The Village is now

being requested to amend all relevant zoning approvals associated with the

hotel/convention center project to incorporate the acquired property into the overall hotel

development zoning approvals. The requested map amendment is intended to rezone

the sliver parcel from the O Office district to the B3 District for consistency. No physical

improvements are associated with the zoning actions included in this part of the petition.

The petitioner is also seeking conditional use approval for an outdoor dining area,

proposed to be located adjacent to the Harry Caray's/Holy Mackerel Restaurants under

construction in the hotel itself. While the outdoor gathering area was shown in the

original approved plans, the plans did not specifically call for outdoor dining, as the final

restaurant plans were not completed at that time. However, with the restaurateur

selected and plans nearing completion, the petitioner is now seeking the conditional use

approval accordingly.

The outdoor dining element is shown on the plans. The petitioner desires flexibility to

provide for eight tables along the west building elevation plus tables on the south

balcony. Staff does not see a problem with the request as it will be located away from

drop-off and pick-up areas.

From a parking perspective, the Zoning Ordinance requires that parking for hotel

convention hall facilities are determined by a review of the use by a professional traffic

consultant. Staff reviewed this element with Kenig, Lindgren, O'Hara and Aboona

(KLOA), the same consultant that reviewed the hotel project. KLOA notes that outdoor

dining can increase the demand for parking. However, considering that the approval

provided a universal parking supply for all activities on the site, the additional tables

should not warrant the establishment of additional parking spaces.

He noted that staff recommends approval of the petition subject to two conditions. He

also noted that the petition includes a site plan approval request in the motion as well.

Chairperson Ryan then opened the meeting for comment from Plan Commission

members.

Commissioner Sweetser confirmed that the surveying activity occurred in 2006.

SPA 07-06ph: 70 Yorktown Shopping Center (the Lombard Westin

Hotel/Conference Center)

Requesting the Village of Lombard take the following actions within the Yorktown

Peripheral B3 Planned Development:

A. Grant site plan approval for the approved wall and free-standing signs, per the

submitted plans; and

B. Grant approval of the following deviations from the Lombard Sign Ordinance:

1. A further deviation of Section 153.505(B)(19) to allow for a twelfth wall sign,

where eleven signs were permitted via Ordinance 5397.

2. A deviation from Section 153.505(B)(11) to allow for the total sign surface area

of a projecting sign to exceed one-half the lineal front footage of the property.

3. A deviation from Section 153.228(E) to allow a projecting sign to extend more

than four feet from the supporting wall of the sign.

(DISTRICT #3)

with restaurants being located in the hotels because they can be difficult to locate. Mr.

McGuigan stated that the bat sign is to announce the location of the restaurant and

given the scale of the building it sits in front of, the context is not too large. He then

finished by stating that he read the staff report and concurred with it.

Chairperson Ryan then opened the meeting for public comment. There was no one to

speak in favor or against the petition.

Michael Toth, Associate Planner, then read the staff report. Mr. Toth stated that the

subject property is currently under development with the Lombard Yorktown Westin

Hotel/Convention Center. He then added that in 2003, a conceptual sign package was

submitted as part of the petitioner's original submittal for the Lombard Yorktown Westin

Hotel/Convention Center. Mr. Toth stated that at that point in time, specific tenants were

not determined for the facility. He continued by stating that as such, the petitioner's sign

request was only intended to establish the sign locations on the hotel exterior building

elevations and within the planned development.

Mr. Toth mentioned that it was determined that once definitive tenants were selected,

the proposed signage would be brought back to the Plan Commissioners for site plan

review. He then added that this process was initiated to ensure that the final signage

complements the development.

Mr. Toth stated that with the opening of the Lombard Yorktown Westin Hotel/Convention

Center scheduled for August 2007, the final conceptual signage package was submitted.

He added that the final signage package consists of a total of twelve (12) wall signs,

valance signage, plaque signage, and two (2) freestanding signs. Mr. Toth mentioned

that although a past approval was granted for the conceptual sign package, approval for

the recently submitted signage plan (in its entirety) shall be requested for action. He

stated that under the conceptual plan, there were only eleven (11) wall signs approved,

so relief is necessary for the newly proposed twelfth wall sign. Michael Toth then noted

that the square footage amount of wall signage utilized on each building elevation has

been significantly reduced from what was originally approved in the conceptual signage

package.

As part of the Public Works IDRC comments, Mr. Toth noted that no zoning relief is

required for the freestanding signs; however the peitioner will need to coordinate the

final location of the proposed freestanding signs with the Village to address potential

conflicts with any existing utility lines.

Mr. Toth stated that the projecting 'Harry Caray's' wall sign would be the twelfth wall sign

and is measured at three-hundred and twelve square (312) feet. He added that even

with the addition of the 'Harry Caray's' wall sign, the total square footage of wall signage

approved under this site plan approval would only be sixteen-hundred and one (1,601)

total square feet. Mr. Toth then mentioned that under the 2003 approval, a total of

two-thousand six-hundred and twenty (2,620) square feet of wall signage was approved.

He then added that even with the addition of the twelfth wall sign, there would be a total

of one-thousand and nineteen (1,019) square feet of signage available for those

designated signage areas.

In regard to the freestanding signs, Mr. Toth mentioned that the two (2) signs were

approved under the 2003 approval at a total of one-hundred (100) square feet each. He

then added that the proposed signage package under this petition illustrates two (2)

freestanding signs at a total of ninety-eight (98) square feet. Mr. Toth mentioned that

the signage package is being approved in its entirety, so the final locations for the

freestanding signs shall also be considered for approval.

Mr. Toth then began discussion on the deviations for the Harry Caray's projecting wall

sign, along with staff justification.

The first deviation mentioned by Mr. Toth was from Section 153.505(B)(19) to allow for a

twelfth wall sign, where eleven signs were permitted via Ordinance 5397. He stated that

the addition of a twelfth wall sign will not create the appearance of excessive signage,

especially since the square footage granted under 2003 approval package has been

significantly reduced in the final signage package. He then added that the grand scale

of the Westin Hotel/Convention Center is such that the proposed signage will not appear

excessive.

The next deviation Mr. Toth mentioned was from Section 153.505(B)(11) to allow for the

total sign surface area of a projecting sign to exceed one-half the lineal front footage of

the property. Mr. Toth stated that under the old calculation, the aforementioned sign

would have met Code standards, however under the new signage calculation; the sign is

206.68 over in the total amount of allowable square footage. Mr. Toth then mentioned

that the additional relief being granted would only be covering the area of open-air

imposed by the new signage calculation.

Lastly, Mr. Toth mentioned the deviation from Section 153.228(E) to allow a projecting

sign to extend more than four feet from the supporting wall of the sign. He stated that

the portion of the building that supports the proposed projecting sign is only

twenty-seven and a half (27.5) feet, so the remaining portion of the hotel facility extends

one hundred and ninety-seven and a half (197.5) feet beyond the portion of the building

that supports the projecting sign, thus the sign does not appear to be excessively large.

Staff recommended approval subject to the two listed conditions.

Chairperson Ryan then opened the petition for discussion.

There were no comments from the audience or Commissioners.

William Heniff, Senior Planner, stated that he received correspondence from the

petitioner, NBTS, that he is authorized to present the petition on their behalf. He also

stated that representatives from NBTS are in the audience in the event there are any

questions associated with the petition.

He then referenced the Village's IDRC report that was submitted to the public record.

As a companion petition to PC 07-17, this petition is intended to amend the geographical

boundaries of the previously approved NBTS planned development. The abutting

property to the west is currently under development with the Lombard Yorktown Westin

Hotel/Convention Center. A portion of the NBTS property included a stormwater line, a

public watermain and a landscape retaining wall that was constructed as part of the

hotel project. Through discussions between the Lombard Public Facilities Corporation

(LPFC) representatives and NBTS, it was mutually agreed that the area impacted by the

improvements (see attached plan) would be sold by NBTS to the LPFC. With the

Jeremy Heaberlin, 13401 Southwest Highway, Orland Park, IL, presented the request.

Mr. Heaberlin stated that the Fifth Third Bank is asking for two (2) additional wall signs

to allow for better visibility. He then added that another reason for the additional

signage is because Yorktown Center won't allow the desired monument signs. Mr.

Heaberlin stated that the first wall sign would be located on the west elevation (over the

entrance) and the two smaller logo signs will be located on the north and south

elevations.

There was no one present to speak in favor or against the petition.

Michael Toth, Associate Planner, then read the staff report. Mr. Toth stated that the wall

signage will be for a Fifth Third Bank, which is currently under construction. As the

property technically only has frontage on a public right of way (Highland Avenue), Mr.

Toth stated that code only allows one wall sign to be placed on the west elevation. He

then added that the petitioner is proposing a signage package with wall signs to be

placed on the north, west, and south elevations.

Mr. Toth mentioned that in 2005, site plan approvals were granted for wall signs located

at the Rock Bottom Brewery (SPA 05-04) and Capital Grille Restaurant (SPA 05-03).

Rock Bottom Brewery was allowed a wall sign on the north, south, east, and west

elevations. He then stated that Capital Grille was granted approval for wall signs on the

north, south, east, and west elevations. Mr. Toth mentioned that the staff report

includes staff's interpretation to the standards for variation.

Mr. Toth stated that the petitioner is proposing to install three wall signs consisting of a

60.3 square foot sign on the west elevation, and a 42.2 square foot sign on the north

and south elevations, per the petitioner's submitted plans. He then added that the Sign

Ordinance only allows one wall sign per street frontage in the B3 Community Shopping

District. Mr. Toth stated that the subject property only fronts onto one public street,

Highland Avenue, located along the western property line. He then mentioned that the

petitioner can install a 60.3 square foot sign on the western elevation along Highland

Avenue as a matter of right. Mr. Toth stated that the requested deviation is to allow two

additional wall signs on the property.

Mr. Toth stated that the northern property line is approximately 125 feet in length and

abuts the Yorktown Mall ring road. He then added that if the ring road were considered

a public right-of-way, the proposed 42.2 square foot sign on the north elevation could be

approved as a matter of right. Mr. Toth stated that although the proposed 42.2 square

foot wall sign on the southern elevation of the building does not directly abut a

right-of-way, the sign would be visible to automobile traffic on Highland Avenue as well

the Yorktown Mall ring road.

Mr. Toth stated that historically staff has supported signage deviations for businesses

along the ring road as a strict interpretation of code could severely restrict or prohibit

business entities from placing reasonable signage on their buildings. He then

mentioned that if the ring road and the entrance drives were publicly dedicated streets,

the property would be in full compliance with the Sign Ordinance. As these drives often

function as public streets, Mr. Toth stated that staff believes the signage petition could

be supported. Moreover, as access into the site is provided at the ring road itself and

not from Highland Avenue, Mr. Toth added that the need for additional signage is

warranted.

Concluding, Mr. Toth stated that staff recommended approval with one condition.

Chairperson Ryan then opened the petition for discussion.

There were no comments from the audience or Commissioners.

Beth Gelman, Executive Director of Lombard Town Centre, presented the petition. She

noted that the French Market will remain in the downtown. She stated that the proposed

location will have more visibility and will attract more people. She noted that the

proposed location will allow the French Market to have a better impact on the Downtown

businesses.

Chairperson Ryan then opened the meeting for public comment. No one spoke for or

against the petition.

Chairperson Ryan then requested the staff report.

Michelle Kulikowski, Planner I, presented the staff report. She stated that Lombard

Town Centre requests conditional use approval for a Farmer's Market (French Market)

to be held Tuesday mornings, from 9 a.m. to 1 p.m. in the parking lot of the retail strip

center located at 229-241 W. St. Charles Road. She noted that the existing businesses

include Praga restaurant, a dentist office, a video store and a day care center. She

mentioned that the French Market has been held previously in downtown Lombard at 20

E. St. Charles Road, 105 W. St. Charles Road, and the Hammerschmidt property.

Ms. Kulikowski stated that the Comprehensive Plan denotes this area as Central

Business District Mixed Use Area. She noted that the French Market concept is clearly

appropriate to a Central Business District and is considered an enhancement to

downtown development. She also mentioned that the subject property is bounded by

commercial and condominium uses on three sides and the Union Pacific tracks on the

other and the proposed French Market is compatible with such downtown uses.

Ms. Kulikowski noted that the request for a conditional use for this property meets the

conditional use standards set by the Zoning Ordinance. She mentioned that the

proposed location provides a greater opportunity to enhance the existing French Market

activity in the downtown area as well as improve commerce in the surrounding

downtown businesses. She explained that gaskets will be installed in the pavement of

the parking lot to hold metal poles for canopies. She noted that the canopies will help

shield customers from the weather and provide a colorful atmosphere for the Market.

Ms. Kulikowski stated that the proposed site plan is intended to minimize impacts on

parking and the overall traffic flow of St. Charles Road and Elizabeth Street. She noted

that the Zoning Ordinance doesn't specify parking requirements for French Markets, but

since French Markets are only permitted in the B5 District as a conditional use, it is

assumed that customer parking can be accommodated primarily by on-street parking.

She mentioned that the site plan designates a vendor area and separate parking areas

to allow for orderly circulation on the subject property during French Market events. She

stated that the northern portion of the parking lot west of the St. Charles access drive

will be for vendor stalls. She noted that of the existing 66 parking spaces, 43 parking

spaces will be available on the subject property during the French Market, and the 9

spaces on the east side of the parking lot will be available to French Market customers.

She stated that the southern portion of the parking lot is designated as parking for the

child care center, which will help eliminate potential conflicts that may occur when

parents drop off their children in the morning.

Ms. Kulikowski also noted the trailer at the south end of the property adjacent to Michael

McGuire Drive will be used to store equipment associated with the French Market. She

stated that the trailer will only be stored on site during the summer months while the

French Market is in operation. She stated that staff recommends that the trailer remain

at the designated location to minimize the visual impact from St. Charles Road.

Ms. Kulikowski mentioned that in previous years, the French Market was held on

Saturday mornings. She noted that Lombard Town Centre is proposing to hold the

French Market on Tuesday mornings. She stated that while French Markets are

typically held on the weekend, there are several communities including Glen Ellyn,

Wheaton, and LaGrange Park that have French Markets during the week. She

mentioned that staff has contacted these communities to inquire about the volume of

customers and parking problems, and based on the experiences of other communities,

staff does not feel that holding the French Market on Tuesday mornings will create a

problem in and of itself.

Chairperson Ryan opened the meeting for comments from the Plan Commission.

Commissioner Sweetser asked how big the trailer was and what it looked like. Ms.

Gelman stated that the trailer would only occupy one parking space. She noted that

trailer was pretty non-descript.

Commissioner Burke asked whether Lombard Town Centre had talked to the neighbors

or existing businesses in the commercial strip center. Ms. Gelman answered that she

had visited with all the businesses and they were pleased with the proposal. She also

noted that there are 16-18 parking spaces near the splash park that will no longer be

designated for commuter parking after May 31st. She mentioned that this will provide

an additional 16-18 parking spaces available within a ½ block.

Commissioner Burke asked whether the child care facility had any problems with

security issues or traffic generated in the area. Ms. Gelman noted the proposed site

plan actually separates the parking lots into two areas. She noted that the southern

portion would be used primarily by the child care center and would be away from the

vendor area. She stated that the child care center has not expressed any concerns

regarding security. She noted that they have a good security system.

Peter Becker, 519 Cardinal Avenue, Oswego, presented the petition. He stated that he

is requesting a text amendment that would allow athletic training facilities to be listed as

conditional uses within the I Limited Industrial District. He noted that similar uses are

already listed within the Zoning Ordinance and the proposed amendment would be

consistent with those uses.

Chairperson Ryan then opened the meeting for public comment. There was no one in

the audience to speak in favor of or against the petition.

Chairperson Ryan requested the staff report. Jennifer Backensto, Planner II, stated that

the petitioner is proposing to operate an indoor athletic training facility at 1117 N. Main

Street within the I Limited Industrial District (PC 07-21). However, before that petition

can be considered, the Zoning Ordinance must first be amended to allow athletic

training facilities to be listed as conditional uses within the I District. Athletic training

facilities are proposed to be listed as conditional uses, so any future facilities would have

to meet the standards for conditional uses and would be subject to a future public

hearing process.

Ms. Backensto stated that the Zoning Ordinance lists several uses that share

characteristics with athletic training facilities. The closest comparison is a combination

of a trade school with a stadium or arena. Since these are both listed as conditional

uses within the I District, staff believes that listing athletic training facilities as conditional

uses within the I District would be consistent with the Ordinance. Ms. Backensto read

the Zoning Ordinance definition of learning centers and stated that the private,

educational nature of athletic training facilities fits in well with the other uses classified

as learning centers. Therefore, staff believes that it is appropriate to amend the

definition of learning centers to include athletic training facilities and include learning

centers as conditional uses within the I District. While learning centers are not directly

associated with industrial uses as described in the purpose of the Industrial District, their

function and impacts are similar to those specified in the Purpose Statement.

The proposed amendment creates no nonconformities and would make the Zoning

Ordinance more permissive only to the extent that it would allow learning centers within

the I District through the conditional use public hearing process. Staff believes that the

proposed amendment would be consistent with the Comprehensive Plan. The Village

has a history of amending its Zoning Ordinance to address newly evolving

circumstances and proposed amendments are consistent with Village policy in this

regard. Staff identified two local communities, Naperville and Wheaton, that list athletic

training facilities within their ordinances. Both communities distinguish training facilities

from gymnasiums, tutoring, and recreational learning activities.

Ms. Backensto then discussed the specific language in the proposed amendments,

noting that staff recommends approval of the petition. Chairperson Ryan then opened

the meeting for discussion among the Plan Commissioners. The Plan Commissioners

had no comments.

Peter Becker, 519 Cardinal Avenue, Oswego, presented the petition. He stated that he

is requesting a conditional use that would allow his company to operate an athletic

training facility within the I Limited Industrial District. He stated that he would be happy

to answer any questions.

Chairperson Ryan then opened the meeting for public comment. No one spoke for or

against the petition.

Chairperson Ryan requested the staff report. Jennifer Backensto, Planner II, stated that

the petitioner is proposing to operate an indoor athletic training facility within the I

Limited Industrial District. The proposed establishment, called The Olympian Centre,

will focus on training individuals in amateur Olympic sports including boxing, judo,

taekwondo, and wrestling. These types of facilities are not listed within the I District as

either permitted or conditional uses, therefore, this petition may only be approved if the

Village Board adopts the text amendments proposed in PC 07-20.

The Fire Department/Bureau of Inspectional Services commented that any construction

within the facility will need to comply with the current building and fire codes of the

Village and, depending on the number of occupants in the facility, the fire suppression

and fire alarm systems may need to be upgraded to meet current standards.

Ms. Backensto stated that the Comprehensive Plan calls for this area to be developed

with light industrial land uses. The property as developed complies with the

recommendations of the Comprehensive Plan. The proposed use is also in compliance

with the recommendations of the Comprehensive Plan in that the Plan suggests that

industrial properties attract diverse tenants. The property is surrounded by light

industrial uses on all sides. Other tenants occupying the subject property include a

variety of light industrial uses, largely warehousing and distribution. The majority of trips

generated by the proposed training facility will occur after 5:00 p.m., which is after the

typical operating hours of the surrounding businesses. Staff finds that an athletic

training facility is compatible with the surrounding land uses.

Ms. Backensto stated that staff finds that the proposed use meets the Standards for

Conditional Uses. The property was developed in 1989 and no exterior improvements

are proposed. The indoor nature and primary operating hours of the business will not

conflict with the surrounding uses and there is a surplus of parking on the site (211

spaces where only 123 spaces are required by Code). The training facility will conform

to the I District requirements in all other respects.

Chairperson Ryan opened the meeting for comments from the Plan Commission.

Commissioner Nelson asked if the facility would be a boxing center. The petitioner

responded that both he and his business partner were Team USA Greco-Roman

wrestlers and Illinois National coaches. The had originally sought to open a wrestling

facility, but due to Chicago's bid for the 2016 Olympics, the International Olympic Center

saw a training need for other sports. They have solidified a roster of instructors for

boxing, judo, and taekwondo. By incorporating all of these sports, they will become a

more international type of facility. He added that the subject property meets the traffic

patterns of what they desired for their clientele.

Commissioner Nelson asked if the facility would be open for public viewing. The

petitioner stated that there would be bleachers for viewing and open practices and

demonstration competitions.

Commissioner Sweetser asked if any activities would occur outdoors. The petitioner

stated that the training facilities would be fully encapsulated within the building. It would

be possible that someone would go jogging outside as part of a training regimen, but

that would not be part of their program.

Chairperson Ryan asked if anyone would stay at the facility overnight. The petitioner

stated that there would be no residential component.