Village of Lombard Legistar System

Jennifer Henaghan, Senior Planner, presented the staff report on behalf of the

petitioner. PC 07-28 granted a conditional use for the existing religious institution located

on the subject property, which was annexed to the Village of Lombard on October 20,

2008. The annexation agreement requires the Village to subdivide the Vacant Property,

so as to separate the Booster Station Easement Property into a separate tax lot of

record. This petition fulfills the Village's obligation to subdivide the plat and grants the

relief necessary for the new lot to comply with the Zoning Ordinance.

The existing uses and proposed relief are consistent with the recommendations of the

Comprehensive Plan. Newly annexed properties are given R0 Single Family Residence

zoning by default. Lot 1, which includes the church building and pastor's residence,

meets all requirements of the R0 Single Family Residence District.

With respect to Lot 2, which includes the booster station, the requested zoning actions

are intended to mirror the rights previously granted to the property by DuPage County

and address their legal nonconforming status. The proposed Lot 2 is 80 feet wide and

7,828.71 square feet. To be consistent with the Village's Zoning Ordinance, the booster

station on Lot 2 requires a conditional use for public and private utility and municipal

service uses as well as variations to the rear yard building setback and minimum

required open space. The southwest corner of the building is approximately 7.5 feet

from the rear lot line and the stoop is approximately 3.5 feet from the rear lot line. The

R0 District requires a minimum rear yard setback of 50 feet. Open space on the lot is 52

percent where a minimum of 67 percent is required. Staff notes that the existing access

drive for Fellowship Church accounts for just over 12 percent of the total lot area. If not

for the access drive, the booster station lot would have 64 percent open space.

Approval of the conditional use and variations is consistent with the Village's approval of

PC 07-28 and the associated annexation agreement, which allowed for the construction

of the booster station. This relief is essentially a clean-up issue created by the required

subdivision, not by the use, and it serves to allow the provision of an essential Village

service. The Subdivision and Development Ordinance requires new subdivisions to

meet the requirements of the underlying zoning district. As we have required for other

projects, if a subdivision plat is submitted to the Village for consideration, any existing

structures on the property must meet the setback and bulk requirements based upon the

new lot configurations.

The nature of the site is unique and not generally applicable to other properties in the R0

District. As detailed in the attached Response to Standards for Conditional Uses and

Response to Standards for Variations, the requested relief is consistent with both the

Comprehensive Plan and the surrounding properties and it will not cause any negative

impact on the neighborhood nor set an undesirable precedent.

The existing religious institution is compatible with the surrounding land uses. With

respect to the proposed booster station, the annexation agreement stipulates that the

Village install landscape plant materials around the perimeter of the booster station

easement for screening purposes. Moreover, the facility will not be regularly staffed or

emanate noise. This subdivision will allow the Village to purchase fee simple title to the

booster station easement property.

Ms. Henaghan concluded by stating that staff recommends approval of the petition.

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

favor or in opposition to the petition.

Vice Chairperson Flint then opened the meeting for comment among the

Peter Graber, 537 N Craig Place, Lombard, IL 60148, presented the petition. Mr.

Graber stated that the church was seeking the expansion to allow for 3 things; Sunday

school classroom space, larger fellowship area and expanded worship area. He further

indicated that the church has been considering the expansion for the last 4 years. Mr.

Graber further stated that the church held a neighborhood meeting on March 5th with

the adjacent neighbors. He said that area residents expressed concern with 3 items;

exterior lighting, use of the facility & activities and landscaping.

Nevin Hedlund, 7985 Lake Street, River Forest, IL was introduced as the petitioner's

architect. Mr. Hedlund referenced a scale model they had prepared which highlights the

proposed addition. He stated that much of the addition would not be seen from Madison

Street. Mr. Hedlund said that the proposed addition would have setbacks consistent with

the existing building and that the proposed addition is proposed to meet the existing

needs of the facility. He stated that the church has a stable population with 183

members which matches the required parking. The fellowship space is needed to

accommodate tables and chairs so that the members can be in the same room. The

addition would be attached to the lower level. It would include 3 classrooms, coat area,

kitchen area and storage area. This would match the existing church's needs. Mr.

Hedlund referenced the elevations showing a colored rendering. He stated that the

elevations would match the existing materials. With reference to engineering issues, Mr.

Hedlund indicated that their plan was a work in progress and that they feel they can

address all the issues, per staff's request. He said the entire building would be

sprinklered. The church has been at their location since 1954 and wishes to stay in

Lombard.

Vice Chairperson Flint opened the meeting for public comment.

Michelle Vossen, 561 S Fairfield, Lombard, IL 60148 stated that she lives directly north

of the church and represents many of the neighbors to the north. She said they were

concerned about the flooding and referenced several photos she brought highlighting

the flooding issues. She also stated that she wanted to make sure that the neighbors

had the ability to provide input for any future expansions. She said she likes having them

as neighbors and hopes to continue the good relationship.

John Lata, 555 S Fairfield, Lombard, Il 60148 stated he lives to the north and he said

they experience a lot of flooding as a result of the existing parking lot. He said he does

not object to the expansion and just wanted to make sure that the proper drainage is

being provided.

Mr. Hedlund responded to the neighbor's comments stating that the church plans to add

a detention facility to the north which will control the water. He referenced the petitioner's

engineering plan which shows a detention facility directly north of the proposed addition.

He stated that the detention would not only satisfy the proposed addition, but it would

potentially alleviate some of the existing issues from the parking lot. He indicated that

staff provided some comments about the engineering plans. He said they are

experienced in handling the water issues like this site and thinks this will be a benefit.

Michelle Vossen, 561 S Fairfield, Lombard, IL 60148 asked where the detention pond

was in relation to the parking lot and that the majority of the water flow is from the

parking lot and that the proposed detention location would not alleviate their concerns.

Mr. Hedlund responded by saying they want to address the issues and they believe,

with staff's help, they will do so and that is their goal.

Commissioner Burke asked if the petitioner has to meet the requirement of the DuPage

Stormwater Ordinances. Staff replied, yes.

Commissioner Cooper asked how the petitioner could address the neighbors concerns

about collecting some of the water from the parking lot.

Mr. Hedlund discussed their preliminary engineering and grading stating that they do

plan to provide some slope from the parking to the detention pond to capture some of

the water. He said they are not capturing it all, but they could revise it to capture more.

Vice Chairperson Flint then requested the staff report.

Christopher Stilling, Assistant Director, 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 5,500 square foot building addition to the northwest portion of the existing

church on the subject property. The addition will serve as an area of congregation

(fellowship hall) and will not create any additional seating for the principal use of the

facility, which is the church. As the use is currently operating under legal

non-conforming status and expansion of the legal non-conforming structure is being

proposed, the petitioner is seeking a conditional use for a religious institution to allow the

property to operate in compliance with the Zoning Ordinance.

Under the guidance of staff, the petitioner is also seeking conditional use approval to

establish the subject property as a planned development. The planned development

process will provide both the Village and the Church with the ability to review future

development plans through a site plan approval process and general parameters can be

established to effectuate future development on the property.

As the property is cumulatively over one (1) acre and is currently an assortment of

assessment plats, the petitioner is seeking major plat of subdivision to establish the

subject property as a lot of record.

Mr. Stilling stated that staff provided the Commissioners with comments from the Public

Works and Building and Fire Departments for inclusion into the IDRC.

The Comprehensive Plan identifies this site for Public and Institutional Uses. As the

existing religious institution is the principal use of the property, the use of the property

adheres to the recommendation of the Comprehensive Plan. The petitioner's site

modifications are consistent with the existing institutional nature of the property.

The subject property is zoned R2 Single Family Residence District, which generally

allows single-family development. The subject property is predominantly surrounded by

single family residences; however, a learning center (Creative Montessori Learning

Center) is located directly north of the subject property and a public park is located to

the south across Madison Street. Religious institutions have historically been

considered to be compatible with single family residential uses. Therefore, staff finds

the use of the property to be compatible.

The proposed building addition will meet all of the bulk requirements of the underlying

R2 - Single Family Residential District; as such, staff is supportive of the proposed

addition as depicted on the site plan. The pastoral residence on the southeast portion of

the subject property is currently located 2.87 feet from the eastern property line where

six feet is required. This existing residence would remain legal non-conforming. Any

future expansion of this residence would either have to meet the current zoning

requirements or seek a variation for the side yard setback.

Establishing a planned development for the Lombard Mennonite campus is consistent

with other religious institution uses within the Village. The Village previously established

planned developments for St. Pius in 2007, St. John's in 2005 and Christ the King in

2004. Multiple principal buildings are only allowed in the R2 Single Family Residential

District properties through approval of a planned development (Section 155.208(B) of

the Zoning Ordinance). As currently configured, the church, parking lot and pastoral

residence are all located on different assessment plats. As such, consolidating the three

(3) separate parcels into one lot of record and establishing a planned development

would allow Lombard Mennonite to function as a unified campus from a zoning

perspective.

The Zoning Ordinance requires religious institutions to provide one parking space per

three seats in the worship area. The petitioner has indicated to staff that the church has

183 seats, which would require the site to provide 61 parking spaces. According to the

site plan, 61 spaces are provided on site, including the required (3) accessible spaces.

The proposed building addition is intended to serve as an ancillary space only. The

worship area itself will remain unaffected by the addition. As the parking requirements

are based upon seating in the worship area, no additional parking is required on the

premises as part of this addition.

As previously noted, the only improvements proposed for the property specifically relate

to the proposed building addition located on the northwest side of the existing structure.

At its closest point, the building addition would be setback approximately 33.98' from the

western property line. This is consistent with the setbacks of the existing building. As

required by Code, the petitioner is also proposing a detention facility to accommodate

the addition, as the current property does not have stormwater detention.

The petitioner has submitted conceptual building elevations for the proposed addition.

The exterior of the proposed addition will be of masonry construction with a cast stone

base, which is consistent with the existing building. The use of clerestory windows will

be prominent on the north and west elevations to allow for a greater amount of natural

lighting.

During a site visit, it was discovered that the dumpster located on eastern portion of the

subject property (next to the garage) was not properly screened per Section 155.710 of

the Lombard Zoning Ordinance. According to the Section 155.710 of the Zoning

Ordinance, the dumpster shall be screened with a solid six (6) foot fence on all four

sides. As the subject dumpster does not have screening on any side, a condition of

approval shall require the dumpster to meet all screening provisions set forth in the

Zoning Ordinance.

The petitioner has submitted responses to the standards. It is important to note that the

standards regarding Planned Deviations are not applicable to this petition and that staff

supports their responses provided that response to standard #7 be changed to indicate

the legal non-conforming setbacks. Furthermore staff is recommending approval of PC

09-04, subject to the conditions outlined.

In reference to the conditions of approval, Mr. Stilling stated that staff would like to add a

condition 4 to read, The existing single family residence located at the southeast corner

of the site shall be permitted with respect to the east side yard setback as a legal

non-conforming structure.

Vice Chairperson Flint then opened the meeting for comments among the

Commissioners.

Commissioner Sweetser stated that she wants to make sure the items raised by the

residents are addressed. She asked if there was anything extra planned with regards to

lighting.

Mr. Stilling indicated that if they plan to add anything else, they would have to meet the

requirements of the Zoning Ordinance.

Commissioner Olbrysh asked about building lighting.

Mr. Hedlund indicated that some lighting over doors would be provided, however it

would be shielded to prevent going over onto adjacent properties.

Commissioner Olbrysh asked if the old building and new building would be sprinklered.

Mr. Stilling indicated that they both would be sprinklered.

Commissioner Cooper raised the issues about fire access as it relates to the proposed

detention area. She asked if what is shown is sufficient and if not, would the Plan

Commission see revised plans prior to proceeding.

Mr. Heniff responded by stating that the petitioner would be required to revise their plans

as part of their final engineering review.

Commissioner Cooper made a motion to continue the item to the April 20, 2009 Plan

Commission meeting in order to see the revised plans. As there was no second, the

motion failed.

Christopher Stilling, Assistant Director of Community Development, presented the staff

report.

He stated that the subject property is currently improved with the Lombard Yorktown

Westin Hotel/Convention Center. In 2003, a conceptual sign package was submitted as

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

Hotel/Convention Center attached to the report as Exhibit C. At that point in time,

specific tenants were not determined for the facility. Therefore, the petitioner's sign plan

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

and within the overall planned development. The petitioner is now proposing to

construct a new wall sign on the southern face of the existing hotel building attached to

the report as Exhibit A. As such, the approved plans depicted two wall signs totaling 300

square feet in sign surface area for the south wall of the hotel building at the same

location as the new proposed signage. Condition 7 of the Ordinance also states that the

final signage is subject to site plan approval by the Village (the Lombard Plan

Commission).

In 2007, the petitioner came back before the Plan Commission for site plan approval of a

Comprehensive Signage Packet. The 2007 wall signage site plan approval did not show

the proposed new wall sign on the south elevation. As such, this approval was additive

in nature and did not preclude or prevent the eventual placement of the proposed

signage on the south wall. Therefore, the relief provided for within Ordinance 5397 still

remains in full force and effect.

The proposed wall sign is subject to the provisions of the Lombard Sign Ordinance and

the subsequent planned development approvals for the property. The 2003 zoning

petition included signage relief for the number and size of the wall signs, as set forth

within ordinance. The approvals were based upon the submitted site plans, including

the attached copy of the proposed building and signage elevations. The approved plans

depict two wall signs totaling 300 square feet in sign surface area for the south wall of

the hotel building at the same location as the new proposed signage. The proposed wall

sign would be 221 square foot area and located on the southern building elevation. The

sign would have red channel lettering reading "Harry Caray's".

As part of the 2003 approval, along with the 2007 Site Plan Approval, the petitioner was

granted signage relief as part of their Comprehensive Signage Packet. The proposed

sign on the south wall is consistent with that approved signage packet. In fact, the

proposed sign is 79 square feet smaller than the approved signage area. As such, staff

is recommending approval subject to the one condition noted in the staff report.

Vice Chairperson Flint asked if there was anyone in the audience who had any comment

on the petition. Hearing none he opened the meeting up to the Commissioners.

Commissioner Sweetser referred to two different drawings. On the first she indicated

that the new sign appears to be halfway up the building and then on the other drawing,

which was included in the Commissioners' packets, the sign is on the lower part. She

asked if one depicted the sign already in place and the other depicted where the

proposed sign is to be added. Mr. Stilling answered yes.