Monday, May 21, 2007
7:30 PM
Village of Lombard
Village Hall
Plan Commission
Donald F. Ryan, Chairperson |
Commissioners: Martin Burke, |
Stephen Flint, Ronald Olbrysh, |
Ruth Sweetser, Richard Nelson |
and Sondra Zorn, Staff Liaison: William Heniff |
Meeting Minutes
Plan Commission
Meeting Minutes
May 21, 2007
Call to Order
Chairperson Ryan called the meeting to order at 7:30 p.m.
Roll Call of Members
Chairperson Donald F. Ryan, Commissioner Ruth Sweetser, Commissioner |
Martin Burke and Commissioner Richard Nelson |
Present:
Commissioner Stephen Flint, Commissioner Ronald Olbrysh and Commissioner |
Sondra Zorn |
Absent:
Also present: William Heniff, AICP, Senior Planner; Jennifer Backensto, AICP, Planner |
II; Michelle Kulikowski, AICP, Planner I; Michael Toth, Associate Planner; and George |
Wagner, legal counsel to the Plan Commission. |
Chairperson Ryan called the order of the agenda.
Public Hearings
070325
PC 07-18: 85 Yorktown Shopping Center |
Requests the following variations from the Lombard Sign Ordinance for an Off-Premise |
Sign for property located within the B3PD Community Shopping District, Planned |
Development: |
1. A variation from Section 153.226(B) to allow for an Off-Premise Sign to be located |
on a property with an existing structure, building and use; |
2. A variation from Section 153.226(F) to allow for an Off-Premise Sign within the |
requisite front yard; and |
3. A variation from Section 153.226(H) to allow for an Off-Premise Sign to be closer |
than one-hundred feet (100') from any other freestanding sign. |
Chairperson Ryan stated that the petitioner has requested the petition be continued to |
the June 18, 2007 meeting so they can have additional time to review and refine their |
signage package. |
It was moved by Commissioner Sweetser, seconded by Commissioner Burke, that |
this matter be continued to the June 18, 2007 Plan Commission meeting. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
070332
SPA 07-08ph: 90, 98, & 145 Yorktown Center |
Requests Site Plan Approval with a deviation from Section 153.235(C) of the sign |
Ordinance to allow for three Shopping Center Signs to exceed one-hundred-fifty (150) |
square feet at the subject properties (Yorktown Center), located within the B3PD |
Community Shopping District, Planned Development. (DISTRICT #3) |
Chairperson Ryan stated that the petitioner has requested that this petition be continued |
to the June 18, 2007 meeting so they can have additional time to review and refine their |
signage package. |
It was moved by Commissioner Burke, seconded by Commissioner Nelson, that |
this matter be continued to the June 18, 2007 Plan Commission meeting. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
Mr. Heniff read the Rules of Procedure as written in the Plan Commission By-Laws.
070324
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). |
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. |
It was moved by Commissioner Sweetser, seconded by Commissioner Burke, that |
this matter be recommended to the Corporate Authorities for approval with an |
amended motion to include site plan approval and subject to two conditions. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
1. The petitioner shall submit for review and approval a plat of resubdivision |
(consolidation) making the two parcels a single lot of record. |
2. The conditional use for outdoor dining approval is granted subject to compliance with |
the submitted Harry Caray's/Holy Mackerel Seating & Equipment Plan, prepared by |
AYPC, dated March 5, 2007 made a part of this petition. |
070330
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. |
Tom McGuigan,1457 Conlon Dr. Burr Ridge, IL, presented the request. He noted that |
signage package is coming back for final approval, a stipulation as part of the original |
2003 approval. Mr. McGuigan then stated that the preliminary signage package has |
been adhered to. He then mentioned that there are a number of signs, most of which |
comply with the square footage requirements of the 2003 approval. He noted that the |
Harry Caray's bat sign is an additional wall sign and approval is also needed for the |
additional square footage. Mr. McGuigan stated that the intent of the additional sign is |
simply to announce the Harry Caray's location. He added that there is a fear associated |
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. |
It was moved by Commissioner Burke, seconded by Commissioner Nelson, that |
this matter be approved with conditions. The motion carried by the following |
vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
1. The signage approval shall be based upon the Comprehensive Signage Packet |
(includes location of proposed wall, projecting, and valance signs, prepared by |
Landmark Sign Group, dated March 6, 2007). |
2. The petitioner shall receive a building permit - the permit will need to address the final |
location of the proposed freestanding signs with the Village to avoid any potential |
conflicts with existing utility lines. |
070326
PC 07-19: 610-690 East Butterfield Road |
Requests approval of a major change to a conditional use for a planned development |
and for an educational institution, as set forth in Ordinances 4362 and 4691. This |
petition will amend the legal description and geographical extent of the approved |
campus master plan and the associated zoning approvals for the subject property |
located within the OPD Office Planned Development District. No site improvements are |
proposed as part of this petition. (DISTRICT #3) |
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 |
transaction complete, the previously approved NBTS planned development is being |
amended to change its geographical boundaries. No physical improvements are |
included as part of the petition. |
Chairperson Ryan then opened the meeting for public comment. No one spoke in favor |
of or against the petition. He then opened the meeting for comments from the |
Commissioners. No comments were offered by the members. |
It was moved by Commissioner Sweetser, seconded by Chairperson Ryan, that |
this matter be recommended to the Corporate Authorities for approval. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
070331
SPA 07-07ph: 96 Yorktown Center (Fifth Third Bank) |
Requests Site Plan Approval with a deviation from Section 153.505(B)(19)(a)(2)(a) to |
allow three wall signs when only one wall sign is permitted for the subject property |
(Yorktown Center), located within the B3PD Community Shopping District. (DISTRICT |
#3) |
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. |
It was moved by Commissioner Burke, seconded by Commissioner Nelson, that |
this matter be approved with one condition. The motion carried by the following |
vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
1. The approval of the three wall signs shall be based upon the submitted Sign Plan |
Packet, prepared by Van Bruggen Signs, submitted April 25, 2007 and consisting of |
three channel letter signs not exceeding 60.3 square feet in size. |
070329
PC 07-22: 229-241 W. St. Charles Road |
Lombard Towne Center requests approval of a conditional use for a Farmer's Market |
(French Market) in the B5 Central Business District. (DISTRICT #1) |
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. |
It was moved by Commissioner Sweetser, seconded by Commissioner Burke, that |
this matter be recommended to the Corporate Authorities for approval subject to |
conditions. The motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
1. This conditional use shall be for the operation of a Farmer's/French Market on |
Tuesdays between May 1 and October 31. |
2. The Farmer's/French Market shall operate in accordance with the site plan prepared |
by staff and included as part of this petition. |
3. The storage trailer for the French Market shall be located at the south end of the |
property adjacent to Michael McGuire Drive in accordance with the site plan prepared by |
staff. Said trailer may be stored on the premises from April 15 until November 15. Said |
trailer must be stored off-site for the remainder of the year. |
070327
PC 07-20: Text Amendments to the Lombard Zoning Ordinance |
Requests text amendments to Sections 155.418 (C) and 155.802 of the Lombard |
Zoning Ordinance (and other sections where needed for clarity) allowing athletic training |
facilities and/or learning centers to be listed as a conditional use within the I Limited |
Industrial District. |
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. |
It was moved by Commissioner Burke, seconded by Commissioner Sweetser, that |
this matter be recommended to the Corporate Authorities for approval. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
Commissioner Burke indicated that he thought he might have recited the wrong Plan |
Commission case number while making the motion. For clarity, he requested that the |
motion be restated and vote be retaken. |
070327
PC 07-20: Text Amendments to the Lombard Zoning Ordinance |
Requests text amendments to Sections 155.418 (C) and 155.802 of the Lombard |
Zoning Ordinance (and other sections where needed for clarity) allowing athletic training |
facilities and/or learning centers to be listed as a conditional use within the I Limited |
Industrial District. |
It was moved by Commissioner Burke, seconded by Commissioner Sweetser, that |
this matter be recommended to the Corporate Authorities for approval. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
070328
PC 07-21: 1117 N. Main Street |
Requests that the Village grant a conditional use, pursuant to Section 155.418 (C) of the |
Zoning Ordinance, to allow for an athletic training facility within the I Limited Industrial |
District. |
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. |
It was moved by Commissioner Burke, seconded by Commissioner Nelson, that |
this matter be recommended to the Corporate Authorities for approval. The |
motion carried by the following vote: |
Aye:
Ryan, Sweetser, Burke and Nelson
4 -
Absent:
Flint, Olbrysh and Zorn
3 -
Business Meeting
Chairperson Ryan convened the business meeting at 8:36 p.m.
Approval of Minutes
The minutes of the April 16, 2007 meeting were approved by unanimous consent of the |
members present. |
Public Participation
There was no public participation.
DuPage County Hearings
There were no DuPage County hearings.
Chairperson's Report
Chairperson Ryan deferred to the Senior Planner.
Planner's Report
The Senior Planner had nothing to 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
There were no workshops.
Adjournment
The meeting adjourned at 8:38 p.m. |
________________________________ |
Donald F. Ryan, Chairperson |
________________________________ |
William Heniff, AICP, Secretary |