Village of Lombard Legistar System

The attorney for the petitioner, Thomas Breen, 619 Addison Road, Addison, IL,

presented the petition. He described the existing condition of the property which is

improved with a vacant former Shell gas station. He noted that the property is an

eyesore and his client is proposing to improved the site with a new 3,516 square foot

strip commercial center. The development would consist of razing the existing station

and placing the new center on the site per the submitted plans. He noted that they

reviewed the Village's staff report and his client is in agreement with the report findings.

He noted that the lack of depth of the existing platted lot creates the need for a variation.

The lot area variation is requested so as to recognize the subject property as a buildable

lot of record. As the lot is surrounded by property in public ownership on three sides

and the property to the west is already improved with a building close to the property

line, the ability to acquire additional land or modify the site plan is not feasible.

He then referenced the proposed building and site plans and stated that they worked

closely with Village staff to ensure that the site would be developed as an asset to the

community. He stated that the proposed use is consistent with the Village's

Comprehensive Plan, the recommendation of the St. Charles Road Ad-Hoc Committee

and the B4 zoning designation along St. Charles Road.

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

favor or in opposition to the petition. He then requested the staff report.

William Heniff, Senior Planner, presented the staff report. The subject property is

located on the southwest corner of St. Charles Road and Westmore-Meyers Road. The

petitioner proposes to demolish the existing building and construct a new strip center

that will house three office or commercial tenants. The lot is presently considered legal

nonconforming as it is 16,994 square feet whereas 40,000 square feet is the minimum

lot area within the B4 Zoning District. The relief for the rear yard is requested in order to

address the lack of sufficient lot depth on the property.

Referencing the IDRC comments, Private Engineering Services noted that stormwater

detention shall be provided for the proposed redevelopment. He then discussed the Fire

Department's desire for a connection in front of the building. He noted that rather than

losing a parking space, the connection could be located in one of the landscape islands

on the north side of the building.

Mr. Heniff then referenced Planning Services Division comments. As the lot does not

meet the minimum lot area requirement of 40,000 square feet, a variation is needed to

order to proceed with the new center. A reduction of the rear yard setback from thirty

feet to ten feet will also be necessary to accommodate the new building and parking

spaces. The variation for the rear yard is intended to facilitate the loading activities as

well as site circulation around the building. It is important to note that the proposed

building will only be located 1.5 feet closer to the property line than the existing building

on the property. However, staff believes that the overall property improvement more

than offsets any impact of the development on the Great Western Trail.

Granting the rear yard variation would not be injurious to neighboring properties, as the

proposed use is compatible with the neighboring commercial uses and the Great

Western Trail serves as a substantial buffer between the subject property and

residential uses. Staff believes that the development would be an improvement to the

visual and aesthetic character of the neighborhood.

The anticipated retail uses are compatible to other commercial properties along St.

Charles Road. To the south is the Great Western Trail. The visual impact on the trail is

anticipated to be vastly improved over the present conditions.

Staff believes that the proposed use would be compatible with the existing land uses

surrounding the site. However, to ensure that the overall impacts of the new

development are satisfactorily addressed, he noted additional comments and

recommendations.

Referring to the Sign Ordinance, the petitioner is proposing adding channel lettered wall

signs for each of the proposed spaces. The petitioner is not requesting any relief

associated with this petition. To ensure compatibility, staff recommends that channel

lettering shall only be used for the wall signs and the awnings shall not include text in

conjunction with the wall signage. Should the petitioner desire to install any freestanding

signage at a later date, it would be subject to the underlying Sign Ordinance provisions.

The site plan also includes landscape improvements consisting of parking lot islands,

perimeter lot and parkway tree landscaping, per code. With respect to trash enclosure

screening the petitioner is proposing to use the same materials as the principal building.

The petitioner's plan proposes the construction of a parking lot on the north and east

sides of the building and construction of a service/loading area to the west side. This

configuration will minimize the loading operation from public streets. To minimize

parking conflicts, staff recommends that no more than fifty (50%) of the proposed

building square footage shall be occupied by restaurant uses and that the handicapped

parking spaces shall be located in a manner consistent with the Illinois Accessibility

Code.

The site currently consists of one tract of land. This development would be considered a

major development as expressed in the Subdivision and Development Ordinance.

Therefore, the petitioner will be required to meet the provisions of Section 154.306.

Staff will also require that as a condition of approval the petitioner provide a plat of

resubdivision for the property making the property a lot of record.

In closing he noted that the subject property serves as a gateway parcel for visitors

coming into Lombard in general and the St. Charles Road corridor in particular. Staff

feels it is critical that any new development on the property presents a positive image of

the community. Staff met with the petitioner and the petitioner has incorporated staff's

suggestions into their proposed building elevations and site plan accordingly.

Chairperson DeFalco then opened the meeting for discussion by the Board Members.

Mr. Polley asked what the proposed uses in the center would be. Sal Pernice,

petitioner, stated that nothing is confirmed right now, but they are talking with fast-food

sandwich establishments for the end unit and possibly a packing/mail establishment for

the other portion of the building. Dr. Corrado asked if the Village could regulate or

restrict the types of uses going into the center. Mr. Heniff said that the petitioner would

be allowed to lease the premises to any permitted B4 use listed in the Zoning

Ordinance. Mr. Polley noted that he would not want to see any undesirable uses (i.e.,

adult uses) in the center. Mr. Breen stated that his client would not want that type of use

either. Mr. Heniff stated that the Zoning Ordinance does not permit adult uses in the B4

District by right or as a conditional use.

Chairperson DeFalco inquired about access into and out of the site. Mr. Heniff noted

that the existing driveways on the site provide for full access. However, as a practical

matter the turn lanes on St. Charles Road and Westmore-Meyers Road may functionally

make these driveways right-in, right-out during peak traffic periods.

Chairperson DeFalco also inquired about landscaping at the northeast corner of the

property. The petitioner noted that they will select planting materials so that the clear

line of sight provisions will be met. They are proposing low-growth shrubs at the corner

1. That the petitioner shall develop the site in accordance with the site plans prepared

by Ekash Associates, Ltd., dated May 5, 2004 and submitted as part of this request.

2. That the petitioner's building improvements shall be designed and constructed

consistent with Village Code and shall also address the comments included within the

IDRC report.

3. That any trash enclosure screening on Lots 1 or 2 as required by Section 155.710 of

the Zoning Ordinance shall be constructed of a material consistent with the principal

building.

4. To ensure that the proposed signage and awnings present a favorable appearance

to neighboring properties, the property shall be developed and operated as follows:

a. That channel lettering shall only be used for the wall signs.

b. That consistent with the Sign Ordinance, the awnings shall not include text in

conjunction with the wall signage.

5. To minimize parking conflicts on the property and to minimize impacts on adjacent

properties, the developer/owner of the property shall operate the property, as follows:

a. No more than fifty (50%) of the proposed building square footage shall be

allowed to be occupied by restaurant uses.

b. That the handicapped parking spaces shall be located in a manner consistent

with the Illinois Accessibility Code.

6. That the petitioner shall provide a plat of subdivision for the subject property making

the property a lot of record.

7. That the petitioner shall submit a lighting/photometric plan demonstrating that the

proposed development will meet the lighting provisions included within the Zoning

Ordinance.