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Minutes - 02/15/2010 - Plan Commission2. 3. 4. MINUTES OF THE FEBRUARY 15, 2010 REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON MARCH 15, 2010 CALL TO ORDER: CALLTOORDER The Regular 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 7:32 p.m. ROLL CALL: ROLL CALL Gail Polanek called the roll with the following persons PRESENT: Chairwoman, Marcia Tropinski, Members Thomas Doyle, Raymond Dunn, Raju Iyer, Gopal Lalmalani and Robert Lindgren ABSENT: Member Mintu Sharma IN ATTENDANCE: Robert Kallien Jr,, Director of Community Development APPROVAL OF MINUTES: MINUTES REGULAR MEETING OF THE PLAN COMMISSION OF SEPTEMBER 15 2008 Motion by Member Lalmalani, seconded by Member Iyer to approve the minutes of the September 15, 2008 Regular Plan Commission meeting as written. VOICE VOTE: Motion Carried. REGULAR MEETING OF THE PLAN COMMISSION OF OCTOBER 19, 2009 Motion by Member Iyer, seconded by Member Lalmalani to approve the minutes of the October 19, 2009 Regular Plan Commission meeting as written. VOICE VOTE: Motion Carried. JOINT SPECIAL MEETING OF THE PLAN COMMISSION AND ZONIN G BOARD OF APPEALS OF NOVEMBER 30, 2009 Motion by Member Lalmalani, seconded by Member Doyle to approve the minutes of the November 30, 2009 Joint Special Meeting of the Plan Commission and Zoning Board of Appeals as written. VOICE VOTE: Motion Carried. UNFINISHED BUSINESS UNFINISHED BUSMESS A. FULLERSBURG HISTORIC FOUNDATION — TEXT AMENDMENT — WSLERSBFOlO1NO. CHAPTER 8 OF ZONING ORDINANCE — AMEND TEXT TO PERMIT -AMEND TEXT To MMI RECONSTRUCTION OF HISTORICALLY SIGNIFICANT STRUCTURES. RECONSTRUCTION OF HISTORICALLY VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 1 of 7 February 15, 2010 SIGNIFICANT MUCTUM. Director of Community Development Kallien briefly reviewed the request. Audrey Muschler, 55 Yorkshire Woods, applicant and President of the Fullersburg Historic Foundation said that they were requesting a text amendment that would enable the historic York Tavern to be rebuilt in the case of a natural disaster or fire. The York Tavern property is zoned residential and the building is nonconforming. It was originally built in 1843 by Benjamin Fuller and in 1846 was licensed as a tavern in DuPage County making it the oldest operating tavern in the area. It is one of five of the original buildings in old Fullersburg. Realizing the historic significance of this area, in 1980 the villages of Hinsdale and Oak Brook jointly wrote and adopted the Historic Graue Mill and Gateway Area ordinance and created the historic district. In 1986, a group of residents were concerned with the future of the York Tavern and commercial encroachment to the district and approached the Forest Preserve of DuPage County. The Fullersburg Historic Foundation was formed at the request of the Forest Preserve to speak as one voice for the protection and preservation of the historic district. The Fullersburg Historic Foundation has worked effectively to do so, and by working with the Village and the Forest Preserve District, to date, has spent more than $7.5 million that has been invested in land acquisition and historic restoration. The villages of Hinsdale and Oak Brook have each contributed $210,000 for land acquisition. The State of Illinois has put in $1.5 million in land acquisition and historic restoration of the Graue home. The Forest Preserve District of DuPage County has invested $5.5 million in land acquisition in the historic district. In 2006, the Village of Oak Brook granted permission to the owner of the York Tavern to allow an addition of adequate space for food preparation as required by the DuPage County Health Dept., even though the building was nonconforming. At the time, W. Moreci had planned to rehabilitate the building and was guided in the process by his architect and by historic architect, Terrence Russell and historic preservationist, Jean Follett, PHD. All of the historic features were preserved. The York Tavern is an important component of the historic district and would be a great loss historically, if it was destroyed and not able to be rebuilt, which is the reason for seeking approval of the text amendment. Jean Follett stressed the importance and uniqueness of the Fullersburg area. There is nothing else like this in northeastern Illinois having a group of buildings dating back to the first settlement period after the 1837 Treaty. These are the on nals and they tell a great story of the Village of Fullersburg right into the 20 century including the Indian settlement and the arrival of the railroads. The York Tavern is very much part of that period. She described the area, identifying the location of the historic structures. She said that it is an amazing assemblage of buildings that no one else has, and you would hate to lose one piece of it when they have been trying to protect and preserve this local piece of history for the past 75 years and the proposed text amendment is another step down that road. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 2 of 7 February 15, 2010 Terence Russell, STV Inc. said that he worked on the restoration at the Frederick Graue house and the York Tavern and that has been retained to work on the Ben Fuller House. He was the historic consultant for the York Tavern restoration in 2006. Frank Lucchese was the architect. They restored the exterior with the appropriate materials, which were historically accurate for the period. The strength of this district is really the sum of its parts, and without the York Tavern, the entire district would suffer tremendously, it is quite an asset to have it in the community in this particular area. Richard Allison, 31 Robin Hood Ranch and former President of the Fullersburg Woods Area Association and is on the Board of Directors for the Graue Mill, said that he has been a resident for forty years and has a vested interest in the historic district. They are also working on preserving the Graue Mill Dam. He suggested that the Village know that these structures are sufficiently insured in the unlikely event that they would need to be rebuilt. He is on the Hotel Restaurant Convention Marketing Bureau of Oak Brook and has embarked on a mission to attract their delegates to come, not only as tourists, but also in the hopes that they might establish a branch office in Oak Brook. The old Fullersburg area is such an attractive area to add to the commercial aspects of the Village. The Graue Mill brings in approximately 30,000 tourists to the area and the other buildings certainly add to that traffic. There is a money aspect to also be considered. Vito and Pasquale Moreci were introduced as the owners of the York Tavern. Member Lindgren questioned the ownership of the other buildings in the district. Mrs. Muschler responded that the Forest Preserve District of DuPage County owns the Graue Mill, the Frederick Graue home and the Ben Fuller house. Its congregation privately owns the Faith Fellowship Church. Member Lindgren said that the proposed text allows reconstruction of any of these structures to be permissive rather than mandatory. Mrs. Muschler agreed. Member Lindgren asked if the Village had any authority to require any insurance be maintained. If any of the structures would be destroyed, was there an understanding with Forest Preserve District. Mrs. Muschler responded that would be up to the Forest Preserve District to decide that. Their primary concern is with the York Tavern, because it is in a residential district and the building is nonconforming. According to the ordinance, it could not be rebuilt if it were destroyed. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 3 of 7 February 15, 2010 5. Member Lindgren noted that the interest is to bring the York Tavern into the status as the other structures. He asked whether the Fullersburg Woods Area Homeowner Association had considered the text amendment. Mr. Allison responded that they agree that the text amendment conforms to their expectations. Director of Community Development Kallien said that there might be some other applicability of this provision to some of the other structures. All of the other structures are permitted uses in the underlying zoning district, but there may be some level of nonconformance related to the setbacks. The proposed text amendment addresses that and would allow those structures to be rebuilt at their current location. Member Lindgren asked if the Village had a Certificate of Appropriateness on file for each of the structures. Director of Community Development noted that there was one for the York Tavern, but Faith Fellowship Church predates the Zoning Ordinance; it is a grandfathered structure that existed before Oak Brook. Motion by Member Lindgren, seconded by Member Dunn to recommend approval of the text amendment as proposed. ROLL CALL VOTE: Ayes: 6 — Members Doyle, Dunn, Iyer, Lalmalani, Lindgren and Chairwoman Tropinski Absent:l — Member Sharma Nays: 0 — Motion Carried. NEW BUSINESS NEW BUSINESS A. ITT TECHNICAL INSTITUTE AS REPRESENTED BY AGENT, INST.- TECHNICAL TRANSWESTERN ON BEHALF OF THE PROPERTY OWNER SBMS TRANSwESTERN - SPECIAL USE - 2000 -C3 JORIE PLAZA... LLC — 800 JORIE BLVD — SPECIAL USE — NONRESIDENTIAL, SECTION 1310A -2 SCHOOLS• NONRESIDENTIAL, POST ATTCALAUREATE BACCALAUREATE SCHOOL. SCHOOL Director of Community Development Kallien briefly reviewed the request and noted that schools of higher education are allowed primarily in the office districts as a special use. Currently Lewis University occupies 2122 York Road and has been there for a number of years. One would never know that they are occupants of that structure because a majority of their educational offerings are in the evening. The building proposed for that use by ITT has had a challenge to keep it occupied. This use would be an asset to the community. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 4 of 7 February 15, 2010 Zachary Fox appeared for Transwestem and on behalf of building ownership; he also spoke on behalf of ITT Technical Institute who is seeking to occupy approximately 21,107 square feet of office space in the building located at 800 Jorie Blvd, which is a two- building complex consisting of 800 and 810 Joric Blvd. At the present time, the building is about 75 percent vacant. ITT would operate, primarily an evening course curriculum from 6:00 to 10:00 p.m. Monday through Friday. They would also have classes and offerings from 8:00 am. to 5:00 p.m., which would be split between morning and afternoon classes. They are anticipating approximately 84 staff and students for the sessions between 8:00 a.m. to 5:00 p.m. and 165 students and faculty from 6:00 p,m. to 10:00 p.m. one of the major concerns of the Village was the parking situation on site. They have accounted for that through the lease agreement and ITT is allotted 4 parking spaces per 1,000 square feet during regular business hours, which is the current standard parking ratio for the building. After regular business hours they are allotted 8 spaces per 1,000 square feet. They meet all parking requirements per the Village Code and a matrix was submitted with anticipated parking ratios should the building be fully leased. ITT plans to mimic its Burr Ridge campus location with the course offerings focused on Information Technology. There will also be Internet security and computer programming. Approximately 25 percent of the space would be for administration and 75 percent would be used for classrooms, resource center, computer labs and a caf6. Pending approval of the special use, the 6 -year lease term is anticipated to begin on July 1, 2010. Member Doyle questioned the issue of security during the evening hours, since the only people on site would be students and faculty. Director of Community Development Kallien responded that as part of the building permit review process he would involve the police department to make sure that there would be adequate lighting and possible addition of security cameras. Member Lindgren questioned whether this location would be replacing an existing facility. Mr. Fox responded that the space ITT would occupy is currently vacant. It has a separate entrance into the building and the school would be separate from other office users. Member Lindgren asked what the overall mix of daytime and nighttime classes was. Mr. Fox responded that it would mainly be nighttime classes, with very limited classes offered during the day. It is a nighttime focused curriculum catered to individuals that have daytime occupations. Member Lalmalani questioned how many students were anticipated. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 5 of 7 February 15, 2010 Mr. Fox responded that approximately 140 students were expected for the evening classes and about 50 between 8:00 a.m. and 5:00 p.m. It does not take into account students that would be coming and going while working on class projects, which would account for another 35 during the day. Member Iyer questioned the number of faculty anticipated. Mr. Fox responded that during the evening hours there would be about 25 faculty and janitorial on site. The administrative department would not be on campus in the evening. Member Iyer questioned whether they anticipated any traffic issues on 7orie Blvd. Director of Community Development Kallien responded that there could easily be 1,000 or more employees combined in the two existing buildings. The intensity of the proposed educational use is nothing more than what would be generated by a normal office use. He noted that they are applying for a special use. The special use is for a certain amount of space, with certain expectations relative to parking and utilization. If it is found that as the use moves forward and a parking problem should develop, it would be brought to the attention of the applicant and they would look for a solution, although that is not anticipated at this site. Mr. Fox added that if the building were fully leased at a 4 to 1 parking ratio, which would include existing tenants, there would still be 71 parking spaces available. Member Iyer noted that he fully supported ITT coming into Oak Brook. Mr. Fox said that ITT would be leasing over 21,000 square feet and is a fantastic boost to the real estate east west corridor. It has been a struggle to lease space and maintain tenants. They currently have a 75 percent vacancy rate and this would be a significant increase for the property as opposed to staying vacant. Mr. Allison asked for the difference between IIT and ITT. Mr. Fox responded that ITT Technical Institute is a publically traded company on the New York Stock Exchange and operates about 125 locations nationwide. He was not familiar with IIT. Member Doyle also added that he supported ITT's request as well and they bring a high level of expertise into offices. Motion by Member Doyle, seconded by Member Iyer to recommend approval of the special use to allow ITT Technical Institute to operate a non residential post baccalaureate school at 800 7orie Blvd. as proposed, subject to the following conditions: VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 6 of 7 February 15, 2010 1. ITT Technical Institute shall occupy approximately 21,107 square feet of space in the building located at 800 Jorie Boulevard in substantial conformance with the plans as submitted. 2. Comply with all other applicable rules and ordinances of the Village of Oak Brook. 3. Security issues are to be addressed at the time of building permit by obtaining the input and recommendations from the Oak Brook Police Department regarding public safety. ROLL CALL VOTE: Ayes: 6 — Members Doyle, Dunn, Iyer, Lalmalani, Lindgren and Chairwoman Tropinski Absent:1 — Member Sharma Nays: 0 — Motion Carried. OTHER OTHER BUSINESS BUSINESS There was no other business to discuss. ADJOURNMENT 7. ADJOURNMENT: Motion by Member Iyer, seconded by Member Lindgren to adjourn the meeting at 8:23 p.m. VOICE VOTE: Motion carried. ATTEST: ' Robert Kaen, irector of mmunity Development Secretary VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 7 of 7 February 15, 2010