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Minutes - 02/11/2016 - Plan Commissionvt AGE co e MINUTES OF THE FEBRUARY 11, 2016 OAK B R , K SPECIAL MEETING OF THE PLAN COMMISSION OF THE \k � VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON MARCH 21, 2016 1. CALL TO ORDER: CALL TO ORDER The Special Meeting of the Plan Commission was called to order by Chairwoman Tropinski in the Samuel E. Dean Board Room of the Butler Government Center at 7:06 p.m. 2. ROLL CALL: Gail Polanek called the roll with the following persons PRESENT: Chairwoman Marcia Tropinski, Members Thomas Doyle, Simon Sheers and Kenneth Wilczak ABSENT: Members Raju Iyer, Raj Lal and Naveen Jain IN ATTENDANCE: Trustee Edward Tiesenga, Director of Community Development Robert Kallien Jr. and Planning Technician Gail Polanek 3. APPROVAL OF MINUTES: There were no minutes to be approved. 4. UNFINISHED BUSINESS There was no unfinished business to discuss. 5. NEW BUSINESS ROLL CALL MINUTES UNFINISHED BUSINESS NEW BUSINESS A. YORK ROAD ASSOCIATES, LLC — CLEARWATER DEVELOPMENT — YORK RD ASSOC, - CLEARWATER 2100 AND 2122 YORK ROAD — 0-4 ZONING DISTRICT SPECIAL DEVELOPMENT - USES — TEXT AMENDMENT oa DISTRICT, TEXT AMEND B. RESUBDIVISION OF CLEARWATER — 2100 AND 2122 YORK ROAD — CLEARWATER - 2100 AND 2122 SIX LOT SUBDIVISION — FINAL PLAT YORK RD - 6 -LOT SUBDIVISION - FINAL PLAT Chairwoman Tropinski provided an overview of the requests and noted that they should be presented and reviewed together. VILLAGE OF OAK BROOK Special Plan Commission Minutes Page 1 of 4 February 11, 2016 Director of Community Development Kallien provided a brief overview of the requests. He noted that subdivisions are fairly common and has been done in the past so that parcels can be sold along among other reasons. The text amendment is seeking the inclusion of language that exists in the ORA -1 District that is designed to facilitate the subdivision of properties that already have buildings on them. This applied to 700 Commerce, which was resubdivided. The language exists in the ORA -1 District because it was the principal office district in Oak Brook from 1966 through 2000. In 2000, the Village Board authorized the approval of the 0-4 District where this property is located. It was a new office district that offered the same type of uses in the ORA -1 District and with a higher FAR (floor area ratio), to allow taller buildings and projects. The language the applicant is seeking already exists and has been used a number of times by parcels that were developed. It is not foreign and that is where the language originated. Dan Kopp, Daspin & Aument, Attorney for the applicant York Road Associates said that the purpose of the subdivision is to accomplish what was intended with Clearwater when it was initially envisioned and improved to create six (6) separate lots. There are currently four (4) buildings on the site along with two (2) building pads so that buildings could be sold or financed. There is already an access easement in place for the parking so that there will not be a situation where one building will not have adequate parking. It will still look like a single lot essentially and will remain a single integrated development. There may in the future be a separation of ownership among the buildings. John Grissim, Lincoln Properties, the recent purchaser of the property noted that in the Oak Brook area, they developed the Mid - America plaza among other local developments. Some of the plans that the John Buck Company had for the site did not work out with the real estate market going sideways in 2008 -2009. The property was purchased at the end of May and they are looking forward to finishing the project and looking at different options for the site. He was surprised that the property had not been previously subdivided. The subdivision will help them with financing and ultimately when they are sold. Patrick Russo, Lincoln Property Company, Property Management provided an overview of the development and buildings that exist on the site. There are about 1.5 acres of vacant developable land on the site. They tried to do a land lease with PNC Bank for the vacant site located at the corner of Clearwater and 22nd Street that was not successful. They are working with a retail broker to help fill the vacancies on the southwest side of the LA Fitness building with local breakfast and lunch restaurants. The proposed plat for the six -lot subdivision was reviewed. They have made some minor improvements to the office building since acquisition to clean up vacancy and are exploring new leasing. The building tenants will completely roll by 2019 and none has renewal options so they are weighing the options of leasing the space or at long -term future users for the entire building. Member Doyle asked if the proposed text amendment matches the existing wording VILLAGE OF OAK BROOK Special Plan Commission Minutes Page 2 of 4 February 11, 2016 being used in the ORA -1 District so there would not be any confusion. Director of Community Development Kallien responded that it was close. When it goes the Village Board, the Village Attorney would make sure that they match. He said that when the Zoning Code is updated there might be some modifications made and the language should probably apply to other commercial properties, instead of a select few. This property is also part of a special use approved in 2006 that had many modifications to fit the use proposed for the property because the Village did not have Planned Development Regulations at the time. In addition to LA Fitness, there were supposed to be a number of commercial out buildings with restaurants, Starbucks, a Loft brand hotel, a 17 -story condominium tower with structured parking. There was a lot of interest in the project but the market went south. Everything that could go wrong went wrong and as a result, many pieces were not built. The special use is there, and it is his expectation, which was communicated with the new owner that as some specific uses come forward for the various lots there may be a need for an amendment to the special use and would go through the Plan Commission and Zoning Board of Appeals. Member Wilczak asked what we are allowing to facilitate by making it six parcels when it was developed as a single parcel. Director of Community Development Kallien responded that the language allows the bypass of the burdens associated with setbacks. He noted that if it started from the beginning as six lots there would need to be a 20 -foot strip of green space between the lot and the parking. Under the shared parking arrangement, the spaces are available to all of the users, so it would have been a very cumbersome process to request different variations. To get approval of a variation, hardship must be proven and unique circumstances, etc. that would have had to justified at the very beginning of the process. The requested language was set up for this type of relief. The Oakbrook Center has used it in the past, 700 Commerce, among other properties. He asked whether the owner anticipated any high -rise buildings in the future. Mr. Grissim responded that the site had been approved for a 17 -story building, but he did not know. He said that they were evaluating all of the alternatives right now. Director of Community Development Kallien added that under the 0-4 District the maximum building height is eight (8) stories, which could be built by right. Member Wilczak motioned, seconded by Member Doyle to recommend approval of the text amendment as proposed. ROLL CALL VOTE Ayes: 4 — Members Doyle, Sheers, Wilczak and Chairwoman Tropinski Tropinski. Nays: 0 — Absent: 3 — Members Iyer, Jain and Lal. Motion Carried. VILLAGE OF OAK BROOK Special Plan Commission Minutes Page 3 of 4 February 11, 2016 Member Doyle motioned, seconded by Member Wilczak to recommend approval of the six -lot subdivision as proposed subject to the following conditions: 1. Approval of the proposed text amendment; and 2. Final engineering approval. ROLL CALL VOTE Ayes: 4 — Members Doyle, Sheers, Wilczak and Chairwoman Tropinski. Nays: 0 — Absent: 3 — Members Iyer, Jain and Lal. Motion Carried. 6. OTHER BUSINESS Director of Community Development Kallien reviewed possible upcoming cases and the commencement of the zoning ordinance review. There was no other business to discuss. 7. ADJOURNMENT: Motion by Member Wilczak, seconded by Member Doyle to adjourn the meeting at 7:31 p.m. VOICE VOTE: Motion carried. ATTEST: /s/ Robert L. Kallien Jr. Robert Kallien, Director of Community Development Secretary VILLAGE OF OAK BROOK Special Plan Commission Minutes Page 4 of 4 February 11, 2016 OTHER BUSINESS ADJOURNMENT