Village of Lombard Legistar System

Silvestre Cardona, 825 E. Roosevelt Rd, Lombard, of U-Haul/Pak Mail presented the

petition. Mr. Cardona began by giving a brief introduction of the U-Haul business. He

stated that U-Haul provides clean, safe, and well-maintained moving equipment that will

help their customers move from Point A to Point B. He then stated that Pak Mail and

U-Haul have been united as a way to better move goods with a more affordable price.

Lastly, Mr. Cardona stated that this unification will allow more locations with fewer miles

driven and better prices.

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

or in opposition to the petition.

Commissioner Olbrysh asked the petitioner how many daily or weekly rentals U-Haul

anticipates.

Silvestre Cardona replied that they anticipate around three rentals weekly.

Chairperson Ryan then requested the staff report.

Michael Toth, Planner I, presented the staff report. The petitioner is proposing a staging

area for the rental of motor vehicles to be located behind an existing commercial

building within the B4A zoning district. As the sales and/or rental of motor vehicles are

listed in the Zoning Ordinance as a conditional use within the B4A zoning district, Village

Board approval is required.

Since there were no prior Village approvals that could legally tie the desired business

use to any legal rights afforded to the property, the petitioner is seeking conditional use

approval to allow for the aforementioned use on the subject property.

The subject property previously received approval of a conditional use to allow for the

rental of vehicles (Enterprise Rent-a-car; PC 99-18). However, as that use has not

occupied the premises for over a one-year period of time and given that the petitioner's

use differs in nature to the previous use, a new conditional use is required.

Two (2) parking lots exist on the site - one in front of the building and one behind the

building. The parking lot in front of the building, which contains forty-eight (48) parking

spaces, provides adequate customer parking for the center (the required number of

spaces for the entire center is sixty (60)). The lot behind the building is actually larger

than the lot in front of the building and has spaces for seventy-four (74) cars, plus ample

room by the building for loading and unloading. With a total of (122) parking spaces

provided on-site and only sixty (60) required, there is a surplus of sixty-two (62) parking

spaces.

The proposed area for the rental of motor vehicles would occupy the southern portion of

the subject property and would be used as a staging area for the trucks and trailers as

they are rented on an as-needed basis.

The current plan designates six (6) parking spaces for the staging of the U-Haul

vehicles. The spaces will abut one another in the center portion of the parking lot to

create possible through spaces to accommodate any larger vehicles. The types of

vehicles that U-Haul plans to stage on the subject property will all use gasoline engines

and vary in size. Cargo vans, pick up trucks, and smaller moving vans represent the

types of vehicles that will be staged.

Regardless of the type of vehicle, U-Haul should be limited to the six (6) parking spaces.

The Village will require that these spaces be striped and/or painted to reserve them

specifically for U-Haul. Designating these spots will allow Village staff to easily monitor

the U-Haul equipment so the area does not become a de facto storage yard.

The Comprehensive Plan recommends Community Commercial uses at this location.

The proposed use complies with the recommendation of the Comprehensive Plan.

As was also mentioned above, the area in which the rental vehicles will be parked

should be well screened from adjacent residents. The parking lot is not visible from

Roosevelt Road due to the lot's location behind the building. The only side which is of

primary concern is the rear (south) side, which abuts single-family residences. There is

an eight-foot (8') wood fence in place along the southern property line, which was

required as part of PC 99-18. The eight-foot (8') wood fence is actually a six (6) foot

solid wood fence with a two (2) foot lattice on top, which is in a state of disrepair. One

neighboring property to the south has also erected a wooden fence, which due to

grading issues actually stands taller than the subject eight (8) foot fence. As part of this

petition, the Village will require an eight (8) foot solid wood fence to be erected and

maintained along the entire southern property line of the subject property. The existing

six (6) foot fence can be utilized; however, solid panels will need to be added.

Located on the northern portion of the neighboring residential property, a row of large

mature evergreen trees (some greater than twenty (20) feet in height) provides

additional screening. The installed eight foot fence, mature trees and existing grade

changes should provide substantial screening of the vehicles proposed to be stored on

the property.

The dumpster which is located on the southwest corner of the site is not enclosed and

has generated complaints from adjacent properties owners due to the foul odors that it

produces. In order to bring the site into closer compliance with Code standards as part

of conditional use approval, staff is recommending that this dumpster be relocated at

least forty (40) feet north of the south property line.

Michael Toth then noted that the conditions of approval were created as a result of

discussions with the property owner to the south of the subject property, Mr. Ray

Schuda. Mr. Toth then made a correction to condition 1(a) of the Staff Report.

William Heniff, Senior Planner, then discussed the Standards for Conditional Uses as

they pertain to the subject property. He stated that staff believes that additional fencing

will help meet the first standard as it provides proper screening. Mr. Heniff added that

the number of spaces was capped to prevent a de facto storage area. He then stated

that the shopping center has been established for some time with a parking lot and the

retail function is compatible with the shopping center. He then added that the proposed

use would not conflict with adjacent uses. Mr. Heniff stated that adequate access is

provided to the rear of the site and only 6 vehicles spaces are being added, which will

not increase traffic flow. He then stated that traffic would be insignificant and less of an

impact than the past rental car use. Lastly, Mr. Heniff stated that the conditions of

approval would apply to the entire site and staff would ensure that they are adhered to.

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

Commissioner Sweetser asked if the Standards for Conditional Uses were met as they

relate to the issues discussed with the property owner to the south of the subject

property.

Mr. Heniff responded that the conditions of approval were created to address all of the

issues raised by the property owner to the south.

Commissioner Olbrysh then asked if Mr. Schuda (abutting property owner) was

satisfied with the conditions of approval.

Mr. Heniff responded that he was satisfied with the conditions of approval.

The subject property shall be operated under the following provisions:

1. The use shall be limited to the storage of no more than six (6) (i.e. - trailers, vans and

trucks) on the premises at a given time.

a. The vehicles shall be parked in the designated parking spaces as depicted on the

submitted site plan prepared by the petition and made a part of the public hearing

request. The designated parking spaces shall be clearly identified by means of striping

and signage.

b. The largest vehicle that can be parked on the subject property for rental purposes

shall be a 26-foot long truck.

c. Excluding items used for moving purposes or the operation of the vehicles or

trailers, storage of any items within the trucks and trailers on the premises shall be

prohibited.

d. Maintenance or repair of any rental vehicles shall not take place on the subject

property.

2. An eight-foot (8') tall wood fence shall be installed and maintained along the full

length of the south property line. The petitioner shall secure a building permit from the

Village for the fence improvements.

3. The existing dumpster located on the southwest portion of the subject property shall

be removed or relocated so that it is a least forty feet (40') north of the south property

line. All dumpsters located on the subject property shall be screened pursuant to

Section 155.710 of the Zoning Ordinance.

the petition. Mr. Brechin began by stating that his client is seeking conditional use

approval for motor vehicle sales for the property located at the northeast corner of North

Ave. and Grace Ave. He then stated that they intend on selling high-end European

vehicles. Mr. Brechin added that there will be no new construction, only an interior build

out. He then stated that he has reviewed the staff report with his client and the client

accepts the conditions of approval. Mr. Brechin stated that the building and property will

be brought up to Code with respect to landscaping and sidewalks. Lastly, Mr. Brechin

added that his client accepts the condition of approval to consolidate the five lots into

one lot of record and with the property owner's cooperation.

Erol Dimmitt, 1330 W. Monroe, Chicago, IL 60607 of European Auto Exchange then

spoke on behalf of his company. Mr. Dimmitt stated European Auto Exchange plans to

sell mid-priced automobiles within the $15,000 - $25,000 range. He stated that they will

be updating the interior of the building to give the building a casual European

atmosphere. Mr. Dimmitt then stated that they plan to have 50 - 70 cars for sale on the

property at any given time, with fewer cars in the winter time. He stated that they hope

to sell between 400 - 600 automobiles annually.

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

or in opposition to the petition. Chairperson Ryan then requested the staff report.

Michael Toth, Planner I, presented the staff report. A conditional use for motor vehicle

sales was approved in March, 1999, and in November, 2000. However, since the

approval was not acted upon within twelve months, the conditional use became null and

void. A new petitioner did come forward in 2002 and sought to improve the subject

property as per the original plan approved by the Village in 2000. That petitioner later

withdrew their plans.

The site currently consists of five (5) separate lots with a vacated alley to the north. The

principal structure is located on one lot, and the remaining lots are paved. The petitioner

intends to use the paved portion for visitor parking and car storage and sales. The

building is approximately 10,550 square feet. All automobile servicing will take place off

site. The remainder of the square footage will be used as office space.

Interior and perimeter parking lot landscaping is required. The submitted site plan

shows landscaped islands with shade trees as per conditions required for the previous

conditional use. The petitioner also plans to erect a four (4) foot wrought iron fence

along the southern and eastern property lines.

The Zoning Ordinance requires parkway trees in public rights-of-way adjacent to the

property spaced every forty-feet. As there is 646 feet of property frontage, the required

amount of parkway trees for the subject property would be sixteen (16). There are no

parkway trees currently located on the adjacent right-of-way so the Village will accept

the cash equivalent.

The Village requires a total of twenty-two (22) visitor parking spaces with two (2)

handicapped accessible parking spaces, which is met on the plans.

The Comprehensive Plan recommends Community Commercial at this location. As the

proposed use is commercial retail, the proposed use complies with the recommendation

of the Comprehensive Plan.

The proposed use is compatible with the surrounding land uses. Properties to the east,

south, and west are zoned B4 Corridor Commercial Shopping District. Residential

properties exist north of the site, and are screened by an eight-foot (8') board on board

fence and will include plantings of Autumn Blaze Maple and Oak trees. The North

Avenue corridor is a high volume corridor with commercial and industrial sites on the

north half of the street and residential sites on the south half of the street with

intermittent areas of commercially zoned property.

As required by PC 07-16 for the property at 434 E. North Avenue adjacent to the subject

property, the petitioner should be required to install a "no left turn" sign on the LaLonde

Avenue driveway, in order to prevent vehicles from test driving vehicles within the

adjacent residential neighborhood.

Lastly, to ensure that the property is utilized for retail motor vehicles sales and is not

utilized for general storage or salvage operations, staff is suggesting as a condition of

approval that the petitioner shall be obligated to limit the number of unregistered

vehicles on the lot to a maximum of seventy (70) cars. Each car shall be permitted on

the lot for a period of no more than six (6) months. These conditions of approval were

previously approved for the subject property as part of Ordinance 4907.

The petitioner will be required to submit a Plat of Consolidation to make the subject

property a single lot of record. Sidewalks are to be installed along all surrounding public

rights-of-way for the length of the property. Currently, only one sidewalk exists along

North Avenue. Grace Street and LaLonde Avenue currently have no improved

sidewalks. The Village will accept payment for the installation of the additional

sidewalks along Grace Street and LaLonde Avenue.

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

1. The subject property shall be developed in substantial compliance with the site and

landscape plans prepared by KB Partnership, dated February 19, 2008 and submitted

as part of this petition.

2. The petitioner shall apply for and receive a building permit for all improvements to be

constructed on the subject property. Said permit(s) shall satisfactorily address all

building, fire and stormwater comments set forth within the IDRC Report.

3. The petitioner shall submit for final approval a Plat of Consolidation to consolidate the

five (5) lots and the vacated alley into one lot.

4. The petitioner shall submit a final photometric plan showing that the existing or any

proposed lighting complies with the Zoning Ordinance.

5. A solid fence of no less than six feet (6') and no greater than eight feet (8') in height

shall be maintained along the northern property line.

6. The petitioner shall erect a no left turn sign at the access drive for vehicles exiting the

property to LaLonde Avenue.

7. The petitioner shall limit the number of unregistered vehicles on the lot to a maximum

of seventy (70) cars. Each car shall be permitted on the lot for a period of no more than

six (6) months. A log of the unregistered vehicles with dates of arrival to the lot must be

kept on site at all times, with access to the log by an employee of the Community

Development Department of the Village of Lombard permitted at any time during

business hours.

8. Any violation of the provisions set forth within the approved conditional use may

result in a revocation of the Conditional Use for the property.

Lombard, IL 60148 presented the petition. Mr. Lobinsky began by stating that Miller's

Ale House is planning to come to Lombard and currently has forty (40) units in Florida.

He stated the average unit does more than $4 million a year in sales and that they were

very excited to come to Lombard. He stated that the purpose of the petition was to

expand the signage on the south side of the building facing Interstate 88. He expressed

concern that those driving on I-88 could not tell what the new building is. Therefore,

they would like to put up an additional sign measuring approximately fifty (50) square

feet. Lastly, Mr. Lobinsky stated the proposed sign would help Miller's Ale House

connect with the community.

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

or in opposition to the petition. Chairperson Ryan then requested the staff report.

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

currently under development as a sit down restaurant establishment. Ordinance 5917

granted approval of the companion zoning relief required by this development. The

ordinance provided relief for two wall signs on the building (on the north and west

elevations), where only one wall sign is allowed by the underlying O Office District

provisions. The petitioner now is seeking approval for a third wall sign on the south

elevation of 66 square feet in area, which would face Interstate 88. Mr. Heniff stated

that the petitioner's plan showed the sign as fifty (50) square feet but the total signage

area would be 66 square feet per the measurement provisions in the Village of Lombard

Sign Ordinance. Still, the sign meets Village code provisions.

At the time of considering the 2006 petition, staff noted to the petitioner that the south

elevation would have direct visibility to Interstate 88 and inquired if they were

considering signage along the south elevation. The issue of additional signage was also

discussed at the subsequent Plan Commission meeting. The petitioner noted that if

they would want to make subsequent revisions to the proposed sign plan, they would file

for approvals at a later date. The petitioner's submitted plans attempt to replicate the

previously approved wall sign design approved for the other elevations, consisting of red

block and script channel letters.

Staff also notes that the subject property abuts a NiCor tract of land to the south. If this

area was under ownership of the petitioner and NiCor only had utility easement rights to

this area, the wall sign would be permitted by right. But as this is not the case for this

property, the petitioner technically does not have frontage along Interstate 88. But in

consideration of the topography and adjacent uses for the area, there is no visual

difference between the two scenarios and as such the relief can be supported.

The properties to the east and west of the subject property are also zoned in the Office

District. As noted in the 2006 petition, the proposed use is compatible with the adjacent

land uses. The abutting property to the west is the Carlisle banquet facility. That facility

already has a wall sign along its south elevation. Therefore, granting relief for the

petitioner's sign would not be inconsistent with the neighboring properties. Therefore,

staff recommends approval of the petition, subject to the conditions of approval noted in

the staff report.

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

Guy Dragisic of Olympic Sign, representing Uncle Julio's Hacienda at 2360 Fountain

Square Drive, presented the petition. Mr. Dragisic described the new proposed signage

on the east elevation as open face channel letters in which the neon tubes are exposed.

He indicated that Harry Caray's and P.F. Chang's signage had been used as similar

examples in the staff report. On the south elevation, the petitioner intends to replace an

existing channel letter sign with the open face channel letters and an illuminated box.

He indicated that the new signage will give Uncle Julio's much more visibility. On the

east elevation, the petitioner intends to extend existing up lights under an existing

painted wall sign. Mr. Dragisic indicated that the scalloped neon design at the roofline

would be replaced with a straight neon border.

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

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

Stuart Moynihan, Associate Planner, presented the staff report. Uncle Julio's Hacienda

is proposing the replacement of two existing wall signs. An existing wall sign on the east

elevation will increase in size from 72.5 square feet to 75.1 square feet and will be

converted from letters painted directly on the facade to open-face neon channel letters.

An existing wall sign on the south elevation will increase in size from 41.3 square feet to

80.24 square feet and will be converted from solid channel letters to open-face neon

channel letters with an acrylic and vinyl cabinet below. Each of the proposed signs will

feature neon within the channel letters which will remain exposed as no face will be

placed over the neon. The overall number of signs on the property will remain

unchanged.

An existing painted wall sign reading "FINE MEXICAN FOOD" will remain unchanged at

261 square feet (43.5' x 6'). The petitioner intends to extend existing up-lights below this

sign to illuminate the Uncle Julio's face logo. A final proposed change is the removal of

all "scalloped" design neon along the roofline and replacement with a line of exposed

blue neon.

The existing sit-down restaurant use is listed as a permitted use by the B3PD

Development Agreement and is compatible with the Comprehensive Plan. The

requested signage is intended to enhance the developed use of the property.

The subject property is surrounded by the Fountain Square B3 Community Shopping

District Planned Development on three sides. Nearby properties include Dick's Sporting

Goods, the Hyatt Place hotel, Ethan Allen, Jared, Baja Fresh, and Starbucks. Other

nearby sit-down restaurants, include P.F. Chang's, Weber Grill and Chammp's

Americana which have all received some level of site plan approval for their respective

signage packages. Staff believes the proposed use and corresponding signage request

is compatible with the surrounding B3 uses and signage elements.

West of the subject property is the Northern Baptist Theological Seminary. The

proposed signage changes should not be visible from the adjacent seminary property.

The approved B3 Community Shopping District Planned Development is subject to a

Site Plan Approval process. In the approval process, the Village can consider

compatibility of building architecture, materials and design throughout Fountain Square.

The signage changes will be channel letters of a similar nature to other signs found at

Dick's Sporting Goods, Hyatt Place, Ethan Allen, Jared, Baja Fresh, Starbucks, and P.F.

Chang's.

All proposed channel letters will be open-faced exposing red and blue neon. At the

Fountain Square development, the signage at P.F. Chang's exhibits similar open-face

channel letters with exposed neon. Harry Caray's signage provides a nearby example

similar to the proposed signage.

The petitioner's latest plan is intended to provide greater legibility by modifying the sign

design. The Ordinance permits wall signs to have an area of not more than one times

the lineal front footage of the property. Furthermore, the total sign surface area of any

single wall sign is limited to a maximum of 100 square feet. Given the distance of this

property from Fountain Square Drive, it is reasonable to allow more square footage than

is permitted by code. The proposed changes would further increase the square footage

of signage on the subject property requiring the approval of further deviation from the

Village of Lombard Sign Ordinance Section 153.505 (B) (19) (a) (1) (a). The subject

property currently has more signage both in number of signs and square footage than

the adjacent properties within Fountain Square. However, the Plan Commission

previously recognized within SPA 02-06 and SPA 04-07 that the restaurant is not

located on Fountain Square Drive and its overall visibility to Butterfield Road is not as

great as other restaurants within the planned development. Staff also notes that the

Plan Commission has previously approved wall signage relief for both Weber Grill and

P.F. Chang's.

Staff recommended approval of the petition and the finding that the petition meets the

standards for planned developments subject to the three conditions in the staff report.

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

Commissioner Sweetser indicated that she did not object to the staff's recommendation.

However, she said that she believes Uncle Julio's is now at the limit of the signage that

should be approved. She indicated that she understood the need to increase visibility

due to the location of the restaurant but would not go beyond what was being

recommended.

Donald Jones, 22W230 McCarron Road, Glen Ellyn, stated he is a member and is on

the Governing Board of the Lombard Bible Church as well as the Financial Chairperson,

and was here to present the petition. Their request is to replace the sign on the building

which has existed some 40-50 years. When they did the staining of the brick due to the

addition of the health care facility they took down the sign and now want to replace it.

The increase in the signage area is the result of wanting to add the church logo on the

sign. He referred to the staff report and indicated that their request has been well

presented and asked for the Plan Commissioners' support.

Chairperson Ryan 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 and submitted it to the record

in its entirety. The petitioner is requesting signage relief to replace the 40-year old sign

on the south elevation of the building with a new, internally illuminated channel letter

sign. The proposed sign is 78.5 square feet where a maximum of 32 square feet is

allowed; therefore, a deviation is requested.

The Planned Development was established as part of PC 03-33 and staff finds that the

proposed use is consistent with the Comprehensive Plan. The petitioner is proposing a

single wall sign on the south elevation of the building. Although the size of the channel

letters (just under 38 square feet) will not be significantly different from the existing sign,

the church wishes to add a graphic element above the text. The graphic element on its

own is only nine square feet, but its placement increases the total area of the sign to

78.5 square feet where a maximum of 32 square feet is allowable by code. Mr. Heniff

then explained how staff computes the area of the sign by making a rectangular around

the sign copy area. Staff notes that a fair amount of the sign area would not include sign

copy.

Staff can support this request due to the unique placement of the signage. The sign

abuts the parking lots for Lombard Bible Church and Elmhurst Memorial Lombard Health

Center, providing a 500-foot buffer between the sign and the Lombard Historical Society.

Although the sign will continue to be visible from the single-family residence at 15 W.

Maple Street, the distance between the two structures is so great that the increase in

sign area should not have a noticeable impact on the residence.

The sign is of a channel letter design rather than a box-type sign, so the actual

illuminated surface area is minimized. The white channel letters are also compatible

with the white channel letter signage used by Elmhurst Memorial Lombard Health

Center, providing a consistent appearance throughout the planned development.

Staff believes that the new signage would be an enhancement and is compatible to the

planned development and ties the church and health care facility. The petitioner has

provided the standards for variations and the request is consistent with those standards

as it unifies the two distinct but integrated uses. Lastly, staff supports this request with

one condition noted in the staff report.

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

Commissioner Flint stated that he felt this petition was pretty straight forward.