Zoning Board of Appeals
Village of Lombard
Meeting Minutes
John DeFalco, Chairperson |
Mary Newman, Eugene Polley, |
Staff Liaison: William Heniff |
7:30 PM
Village Hall Board Room
Wednesday, May 26, 2004
Call to Order
Chairperson DeFalco called the meeting to order at 7:30 p.m.
Roll Call of Members
Chairperson John DeFalco, Val Corrado, Mary Newman and Eugene Polley
Present:
Greg Young and Ed Bedard
Absent:
Also in attendance: William Heniff, Senior Planner.
Public Hearings
040203
ZBA 04-06: 935 E. St. Charles Road |
Requests that the Village take the following actions for the subject property located |
within the B4 Corridor Commercial Zoning District: |
1. Approve a variation from Section 155.415 (D) of the Zoning Ordinance to reduce the |
required minimum lot area from 40,000 square feet to 16,994 square feet. |
2. Approve a variation from Section 155.415 (F)(4) of the Lombard Zoning Ordinance |
to reduce the required rear yard setback from thirty (30) feet to ten (10) feet to allow for |
the construction of a commercial strip center. |
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 |
It was moved by Polley, seconded by Newman, to recommend to the Corporate |
Authorities for approval with conditions this file. The motion carried by the |
following vote: |
Aye:
Chairperson John DeFalco, Corrado, Newman and Polley
4 -
Absent:
Young and Bedard
2 -
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. |
Business Meeting
Chairperson DeFalco opened the business meeting at 7:55 p.m.
Approval of Minutes
The minutes of the April 28, 2004 meeting were unanimously approved by a voice vote |
of the members present. |
Planner's Report
Staff did not have anything new to report.
New Business
There was no new business.
Unfinished Business
There was no unfinished business.
Adjournment
On a motion made by Corrado and seconded by Polley the meeting was adjourned at |
7:58 p.m. |
______________________________ |
John DeFalco, Chairperson |
______________________________ |
William J. Heniff, AICP, Secretary |