Village of Lombard Legistar System

PC 09-02: 1420 S. Meyers Road and 919 E. 14th Street

Requests that the Village take following actions on the subject property:

Pursuant to Ordinance 6154 (relative to the annexation agreement for Fellowship

Reformed Church), the petitioner requests that the Village take the following

actions on the subject property:

1. For Lot 2:

a. Pursuant to Section 155.405(C), approve a conditional use for public and private

utility and municipal service uses;

b. Grant a variation from Section 155.405(D) of the Zoning Ordinance to reduce the

minimum lot area from 15,000 square feet to 7,828.71 square feet;

c. Grant a variation from Section 155.405(E) of the Zoning Ordinance to reduce the

minimum lot width from 100 feet to 80 feet;

d. Grant a variation from Section 155.405(F)(4) of the Zoning Ordinance to reduce

the minimum rear yard building setback from 50 feet to 2.5 feet;

e. Grant a variation from Section 155.405(H) of the Zoning Ordinance to reduce the

minimum required open space from 67 percent to 52 percent; and

2. For Lot 1 and Lot 2, approve a major plat of resubdivision.

(DISTRICT #3)

PC 09-01: 201-285 W. Roosevelt Road (Starbucks)

Requests that the Village approve an amendment to Ordinance 6126, which granted

approval of conditional uses for a planned development with deviations, outdoor dining

and for a drive-through facility for the subject property located within the B4A Roosevelt

Road Corridor District. (DISTRICT #2)

Michael Achim, 550 W. Washington Blvd., Suite 200, Chicago, IL, presented the petition.

Mr. Achim stated that he is a project manager for Starbucks based in Chicago and their

national headquarters is located in Seattle. Mr. Achim stated that on behalf of his

company, he is requesting an amendment to an existing PUD ordinance from May of

2007 where they requested approval for a new freestanding facility. He added that at

some time after that point, that project was deemed not to go forward and they

continued to operate under the current condition. He then stated that there were certain

conditions with lease arrangements and conditions within the existing facility that need

to be updated. Mr. Achim stated that while they don't wish to move forward with the new

facility, they do plan to make some minor improvements and/or additions to the existing

structure to achieve the goals of updating the inside and outside of the facility.

Mr. Achim stated that they plan to construct a small addition to the west end of the

existing building, which is contiguous to the main operation of the building. He added

that it will allow them to relocate equipment that was located in a room that required

employees to have to go outside of the building to get to. Mr. Achim stated that if they

plan to renew their lease, there are certain improvements that need to be made for the

public and for employees. He added that the goal is to create a larger space in the

"engine area" and relocate certain equipment into the larger area, such as the ice

machine. Mr. Achim stated that these improvements will help management better

facilitate their needs and satisfy the needs of the County Health Department relative to

adding certain equipment and cleaning up the facility. He added that they will also be

adding a grease trap to bring the facility up to Code. Mr. Achim stated that the addition is

approximately twelve-by-twelve and there will be no changes to the existing traffic and

parking configurations, which will remain the same as they are today. He added that the

proposed addition will fall in line with where the footprint of the building is now and take

up space being used as sidewalk and asphalt.

Mr. Achim stated that the outside would be addressed across the entire structure and

the entire facility would be brought up-to-date in terms of its appearance to the street.

Mr. Achim stated that the facility is currently white with green accents and today's brand

is more in earth tones, which is more in line with the nice new development that sits

behind the facility. He added that the landlord was in favor of the improvements as they

are complimenting the improvement that they have done. Mr. Achim stated that in order

to try and do this in such a fashion, they've proposed to make the addition the same

height as the east end and try to color it in a like-manner, use the same materials and

paint the entire building. He added that they plan to remove the awnings that serve as a

screen for the rooftop units and add some parapets to create one roofline, which will

screen the units and clean up the presentation to the street. Mr. Achim stated that they

will place the proper awnings over the drive though windows where there is currently no

protection for the customers. He added that they will remove the awnings that have sign

letters on them. Mr. Ahim then stated that the current logo sign on the building will be

moved to the new addition elevation where there is a larger space where it will look

more appropriate. Lastly, Mr. Achim stated that the only other signage change would be

on the west elevation with channel letters where there is currently an awning with

signage. Mr. Achim added that their goals are dressing up interior issues, achieve the

addition and overall exterior work as an improvement to the presentation of the building.

In reference to the Standards for Conditional Uses, Mr. Achim made the following

statements:

(1) The traffic flow is not changed and the impact on the surrounding environment is

minimal.

(2) They are not there for a conditional use, but rather just amending the original

conditional use, which established the planned development. They are essentially just

"cleaning up the books".

(3) The use is permitted with the B4A zoning district and is in harmony with the majority

of the marketplace in that area.

(4) They are maintaining the height of what is out there and there are no changes to the

parking facilities.

(5) All public utilities already exist and they will only be adding a grease trap.

(6) They are not changing location of the menu boards; therefore, they are not changing

the traffic patterns.

(7) The development is conducive to the Comprehensive Plan.

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

to speak in favor or against the petition.

Chairperson Ryan then requested the staff report.

Michael Toth, Planner I, presented the staff report. Staff drafted the IDRC report to

submit to the public record in its entirety. The petitioner is proposing to construct a 132

square foot building addition to the western portion of the existing Starbucks drive

through facility on the subject property. The addition will not serve as customer seating

area, but rather an area dedicated to the spatial needs of the employees. Certain

façade enhancements are also being proposed, but do not require any relief. The

existing signage will also be reorganized on the building elevations; however, the

proposed signage does not alter or expand upon any previously approved signage

plans. Therefore, relief is not needed.

Pertaining to Starbucks presence on the subject property, amendments were made (as

part of PC 07-05) to the previously established conditional uses for a drive-through

facility and for outdoor dining. These amendments were established to allow Starbucks

to construct a new facility directly to the west of the existing facility. Due to economic

conditions, Starbucks no longer plans to execute the previously approved plans to

construct the new facility.

As part of the overall plan, Starbucks was to demolish the existing facility and construct

a new 1,750 square foot facility 135 feet to the west of the current location. Condition #4

of Ordinance 6126 specifically stated "the petitioner shall commence demolition of the

existing Starbucks building and construct the associated parking lot improvement at its

current location no later than thirty days after the proposed Starbucks building is

opened. This time period may be extended by the Village if weather conditions preclude

the improvements from being completed within this timeframe.".

As Starbucks no longer plans to execute the approved plans associated with Ordinance

6126 and construct a new facility, a major change in an approved planned development

has occurred.

The proposed addition will increase the amount of primary service space for employees

and allow the ice machine to be located in the primary service portion of the building,

whereas now, employees have to exit that portion of the building to gather ice for their

products.

Due to the size and location of the proposed addition, it will not affect any existing traffic

patterns or parking issues. As part of this petition, the color of the existing building is

proposed to be updated from white to neutral tan colors. The existing awning is to be

removed and new awning is to be installed over the existing drive through windows to

provide shelter from the elements. Unlike the existing awning, the new awning will

contain no signage, which actually brings the signage into closer compliance with the

Sign Ordinance. The building addition of the facility will remain the same in regards to

the provided signage information; however, there will no longer be a canopy. Instead,

the new elevation will be a flat building elevation with channel letter signage as opposed

to the canopy signage currently being used. Staff believes that the proposed façade

improvements to the existing Starbucks facility will be a visual enhancement to the

subject property, as well as to the overall planned development.

The Comprehensive Plan suggests several policies that should be used to guide

improvement to commercial developments. One of those policies is ensuring the

highest quality of design, including signage and graphics. As the intent of this petition is

to improve the building façade and institute better signage placement, this development

will meet the recommendations of the Comprehensive Plan.

Furthermore staff is recommending approval of PC 09-01, subject to the conditions

outlined.

In reference to the conditions of approval, Mr. Toth stated that staff would like condition

3(1) to read, The petitioner shall develop the site in accordance with the site, sign and

development plans prepared by Arcline Associates, dated November 14, 2007 and

made a part of the petition (with the exception of the construction of the Starbucks

location (building) as approved in Ordinance 6126).

Chairperson Ryan then opened the meeting for comments among the Commissioners.

Commissioner Sweetser stated that this is a welcome change and addition to the

community.

1. The petitioner shall develop the site in accordance with the Starbucks elevation, site

and signage package, prepared by Starbucks Coffee Company, dated January 7, 2009.

2. That the petitioner shall satisfactorily address the comments included within the

IDRC report.

3. That Section 4, Ordinance 6126 adopted December 10, 2007 shall be amended to

read in its entirety as follows:

1. The petitioner shall develop the site in accordance with the site, sign and

development plans prepared by Arcline Associates, dated November 14, 2007 and

made a part of the petition with the exception of the construction of the Starbucks

building as approved in Ordinance 6126.

2. The freestanding shopping center sign shall be modified to not exceed thirty-five

feet (35') in height. Furthermore, the overall square footage of the existing shopping

center sign shall not exceed 450 square feet in size.

3. Upon a request by the Village, the petitioner/property owner shall provide a

vehicular cross-access easement for the property at 303 W. Roosevelt Road. The final

location of the cross-access easement shall be reviewed and approved by the Village.

4. As part of the approval, the petitioner shall also address the comments included

within the IDRC Report, including:

i. Stormwater detention shall be provided consistent with Village Code for all the

aggregate disturbed area.

ii. There is a drainage issue at the existing eastern entry off of Roosevelt Road.

This shall be corrected as part of this planned development.

iii. A water main easement shall be established along the easterly twenty (20)

feet of the property where the water main would be free of any structures).

iv. All site work shall be in accordance with Village of Lombard Code,

Specifications and Details.

v. Free standing signs are not permitted within utility easements and shall not be

located closer than 15' from any publicly dedicated water main or sewer.

vi. Parking spaces shall be signed and striped per Village Code.

John Moroni, 605 Midwest Club, Oak Brook, IL, stated that he is owner of subject

property and owner of the former Westgate Lincoln Mercury dealership. Mr. Moroni

stated that he wishes to reopen the auto dealership at 500 E. Roosevelt for used vehicle

sales, light service and maintenance repairs. He added that the operation would be the

same as before without the new vehicle franchise. He mentioned that there will be no

structural changes, except that they will put the light poles back up on the north side of

the facility that was removed. Mr. Moroni stated that they have not decided on the name

of the facility - it may be called "Westgate", it may not. He added that he will let the

Village know at later dater. Lastly, Mr. Moroni stated that nothing will be different from

before.

Chairperson Ryan opened the meeting for public comment.

Steve Benthine, 1171 S. Fairfield Lombard, IL, stated that he lives directly north of the

subject property and is not opposed to the dealership reopening. Mr. Benthine

mentioned that he purchased the property in 2007. He added that there is a retaining

wall that runs along his driveway, which the maintenance of is his biggest concern. Mr.

Benthine wanted to ask the petitioner if the retaining wall will be maintained. He also

added that there is some drainage issues related to the retaining wall. Mr. Benthine also

mentioned the shrubbery along the retaining wall. He added that if someone drove by

they would think the shrubbery is on his property. Mr. Benthine questioned whether the

facade of the retaining wall will be maintained and also mentioned that the petitioner did

a fine job of taking care of the shrubbery after Code Enforcement was contacted.

Mr. Moroni stated that he will assure Mr. Benthine that the landscaping will be properly

maintained by the petitioner's maintenance person.

Mr. Benthine questioned the lighting in the back. He added that those light shine into his

kitchen and bedrooms.

Mr. Moroni assured Mr. Benthine that the lighting issue will be properly handled by the

petitioner's maintenance person.

Chairperson Ryan then requested the staff report.

Michael Toth, Planner I, presented the staff report. Staff has drafted this IDRC report to

submit to the public record in its entirety. Ordinance 5163, which was approved on July

18, 2002 as part of PC 02-22, granted Westgate Lincoln Mercury conditional use

approvals for a planned development; the sales, service and repair of automobiles and

two principal buildings on a lot of record. Westgate Lincoln Mercury has since closed

their business for more than 12 months. The Zoning Ordinance states that conditional

use approval shall expire if the conditional use shall cease for more than 12 months for

any reason. Westgate Lincoln Mercury plans to reopen their business as it once

operated; therefore, conditional use approval is required to reestablish the sales, service

and repair of automobiles and maintain two principal buildings on a lot of record on the

subject property.

The petitioner intends to reopen the existing car sales and automotive repair as

previously granted. The petitioner has indicated that it would be for the sale of used cars

only; however, new cars may come at a later date. The petitioner anticipates the sales

of between 25-30 cars per month after the initial opening. Light auto repair, such as oil

changes, brake and tires will also be conducted on-site as it was before. There are

currently no plans to make exterior modifications, aside from new signage, which will

come at a later date. The subject property has a number of previously approved signage

deviations that would still apply today.

The Comprehensive Plan recommends that the subject property be developed as a

Community Commercial use. The proposed use is therefore compatible with the intent

of the Community Commercial designation.

Mr. Toth then made reference to a number of the Standards for Conditional Uses that he

believed were important to note during the hearing:

* The proposed use has been conducted on the subject property since 1970.

Preserving the same automobile sales, service and repair use that has occurred for

almost 40 years would maintain consistency in relation to the surrounding neighborhood.

* The petitioner plans to conduct conditional use within the confines of the existing

building and current site layout as it was once approved through Ordinance 5163. From

a land use perspective, the type of use being proposed is compatible with the

surrounding properties; as such, the normal and orderly development and improvement

of the surrounding properties would not be adversely affected.

* The ability to provide adequate parking and loading facilities should be provided

for all commercial sites. The subject property is 5.5 acres. Over 75% of the subject

property is reserved as parking and staging area for the automobiles, which leaves over

4 acres for parking, staging and sales. The petitioner has indicated that the business will

not contain the large sales inventory that it had prior to closing its doors.

* As is, the site conforms to all requirements set forth in the Zoning Ordinance and

all other applicable ordinances. The petitioner would need to receive an updated

Certificate of Occupancy/Zoning Certificate that permitted the proposed conditional

uses.

Furthermore staff is recommending approval of PC 09-03, subject to the conditions

outlined.

Chairperson Ryan then opened the meeting for comments among the Commissioners.

Commissioner Olbrysh stated that he was pleased that the auto dealership would be

reopening, albeit that it is a used car dealership. Commissioner Olbrysh then

commended the petitioner for working with the adjacent property owner to address his

concerns. He added that he does not have a problem with this petition.

Commissioner Sweetser stated that she was pleased with Mr. Benthine's letter, which

addressed the property issues. She stated that she was also pleased with the demeanor

of the petitioner to work together with the adjacent property owner to resolve the issues.

She added that it is rare to see people work together with such common sense and

good will.

On a motion by Flint and seconded by Sweetser the minutes of the January 26, 2009

meeting were unanimously approved by the members present with the following

corrections:

1. Page 6, 1st paragraph, second to last sentence, change the word "where" to "were"

so the sentence reads:

"If anyone were to occupy the....."

2. Page 9, 2nd paragraph, 2nd sentence, change the word "service" to "serve us" so

the sentence reads:

"This is where terminology doesn't serve us well."

3. Under the Approval of Minutes section include the verbage as well as motions for

approval for both the November 17 and December 15, 2008 minutes.

4. Page 13, New Business section, 1st sentence under Residential Development

Handbook item, change the word "Associate" to "Assistant" so the sentence reads:

"Chris Stilling, Assistant Director of Community Development....."