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Minutes - 04/16/2001 - Plan CommissionVILLAGE OF OAK BROOK PLAN COMMISSION MINUTES April 16, 2001 I. CALL TO ORDER The meeting was called to order at 7:32 p.m. MEMBERS PRESENT: Chairman Members MEMBERS ABSENT: Members ALSO PRESENT: Village Trustee Director of Community Development Village Engineer A quorum was present. ll. APPROVAL OF MINUTES Stelios Aktipis Stephen Allen Surendra Goel Barbara Payovich David Pequet Anthony Tappin Samuel Girgis Alfred Savino Robert Kallien Dale Durfey Member Goel moved, seconded by Member Payovich, to waive the reading of the March 19, 2001 Plan Commission Meeting minutes and to approve them as amended. VOICE VOTE: All in favor. Motion passed. Ill. CHRIST CHURCH OF OAK BROOK- 501 OAK BROOK ROAD — AMENDED SPECIAL USE FOR EXPANSION OF CHURCH FACILITIES WITH ALLOWANCES TO THE 100 FOOT SETBACK ON YORK ROAD FOR AN ADDITION of A NEW PARKING LOT (PHASE B) Ray Scott, church trustee and Joe Beczak, Director of Operations, reviewed Christ Church of Oak Brook's request for approval of a new parking lot. Acting on the suggestion of the Plan Commission, Christ Church contacted DuPage County regarding the addition of a right turn only exit onto York Road, which would allow for a new pass - through parking area. DuPage County approved the request and has been working with them since January. Because of the approval, they were able to revise the proposed parking in a different design. The new design created 32 parking spaces and eliminated the need of the allowance for the driveway to encroach into the York Road setback as previously requested. A revised plan to the new design was presented to the Plan Commission showing a gain of 3 additional parking spaces, bringing the number to 35. They intend to use this as a preschool parking area. There are over 100 preschool children every day and next September they will have PLAN COMMISSION Minutes April 16, 2001 1C�-k' 120 children. They are seeking this particular site because it is a level parking area and access goes directly into the new atrium entrance. They also hope to use this area as a means of helping the handicapped and elderly members that now park down the hill from the main entrance. By law, they are required to have 19 handicapped striped parking spaces. Currently, they have 40. Even with the extra spaces, there are requests from members that there still are not enough handicapped spots available so that they will have to increase the number to 50. The striping requirement for handicap spaces means they will lose existing parking spaces not only because of the increased size requirement of the handicapped spaces, but if a space is designated as a handicapped space, it remains that way all the time. To help accommodate some of these members, on Sunday only, they intend to use this new parking lot by reservation only. The parking spaces in the new lot will be better than the already assigned handicapped spaces because the members would be able to enter the building at a level surface entrance. There is an elevator just inside the entrance so that they can gain access to the church. Chairman Aktipis said that this solution goes along with some of the Plan Commission's suggestions and he was pleased that the church received approval from DuPage County. He noted that the landscaping along York Road (east side of the parking lot) was not shown clearly. Ray Scott responded that there is an evergreen barrier between the parking lot, bike path and the road. Chairman Aktipis also noted that access inside the parking lot does not appear to be access friendly. To ease access, one or two parking spots may be lost. Ray Scott said that the 16 -foot entrance into the parking section of the lot is what the Village recommended. The entire parking lot has been kept behind the 50 -foot setback. The Commission members discussed the possibility of a way to increase the width of the opening into the parking lot to provide better access into the first two spaces in the new parking lot and whether there is a traffic control concern over layout and possible problems with the traffic flow. Member Pequet and Tappin suggested softening the two curves, and possibly designate the first two spaces for compact cars, even though in reality, it would be difficult to police. Member Allen asked if they anticipate any problems with people blocking the entrance to run in and drop off the children. Joe Beczak said that he personally will monitor the situation and speak with the parents, however, he does not anticipate any problems. Member Goel said that they already have a huge parking area, and wanted to know how much more the parking area can be expanded. He said that perhaps there should be some kind of guidance on how much area of parking that can be allowed on a property. Director of Community Development Kallien said that outside of the setback requirements, there is not a prohibition of paving literally the remaining area, however, the stormwater management requirements would dictate that the stormwater be accommodated on site. Ray Scott said that although there is sufficient parking on site, they are desperately seeking convenient parking for the older portion of the congregation. This additional parking area will provide another older person a level surface on which to walk into the church. Village Engineer Durfey responded to some of the Commissioners concerns regarding the possibility of problems with the cars backing out of the first two spaces where the back end of the cars may protrude into the westbound lane of the driveway. That could happen, so the parking should probably be moved to the north a few feet. The are a few angled parking lots around the Village, and he did not recall a concern or a problem voiced where a diagonal space is right up to the aisle. No one has ever told him that they have had a problem. Member Pequet noted that downtown Hinsdale has all angled parking. PLAN COMMISSION Minutes April 16, 2001 2 Village Engineer Durfey said that some of the standard guidelines for an inside radius movement for a car ranges from 15 feet to 20 feet. If one space were removed, it would be the distance to be able to turn right and continue to the right. Chairman Aktipis polled the members as to whether it should be suggested to the petitioner to remove two parking spaces. The members all agreed to smooth the sharp corners and leave the number of parking spaces at 35. The also agreed that by removing 15 -18 inches off each corner would help the parking maneuver. Trustee Savino noted that perhaps a more detailed landscape plan with possible berming could be provided. The Plan Commission members agreed that they would feel comfortable for staff to review a detailed landscape plan. Member Allen said that he would also feel comfortable with staff reviewing the parking plan to ensure there would not be a problem with the plan as presented. The members reviewed the parking plan with Village Engineer Durfey. No one in the audience spoke in favor or in opposition to the proposal. Member Tappin moved, seconded by Member Pequet that the petitioner has addressed the factors as required by ordinance to recommend for approval the petitioner's request to amend their existing special use to include the parking plan (Phase B) as proposed subject to the following conditions: 1. Increase the width of the new parking lot entrance by 15 to 18 inches on each side. 2. Submittal of a detailed landscape plan for staff review and approval, which incorporates berming along the east side of the parking lot and low level vegetation on the corners so that visibility is not obstructed. 3. Address the items contained in Village Engineer Durfey's memorandum dated April 12, 2001. 4. The parking lot improvements shall be in substantial conformance with the Site Plan with 35 parking spaces as revised on April 13, 2001. 5. Final Engineering approval. ROLL CALL VOTE: Ayes: 6 - Allen, Goel, Payovich, Pequet, Tappin and Aktipis Nays: 0- Absent: 1 - Girgis Motion Carried. IV. VILLAGE OF OAK BROOK — DUPAGE MAYORS AND MANAGERS CONFERENCE SUBDIVISION — 1220 OAK BROOK ROAD — The Village of Oak Brook is the applicant in this petition. Director of Community Development Kallien represented the Village and reviewed the history of the property. Recently a special use amendment was approved for this property with the goal of allowing Lot 82 in Forest to be consolidated into this site and then permit DuPage Mayors and Managers, who are the contract/purchasers of these two properties, to further develop the site and provide for a modest expansion of the building and additional parking. The action requested is to take Lot 82 of the Forest Gate Subdivision and combine it with the 1220 Oak Brook Road parcel to make it one single lot. It is very basic procedure. PLAN COMMISSION Minutes April 16, 2001 3 �Y Member Tappin questioned whether there is a contract entered into with Forest Gate to allow the action. Director of Community Development Kallien said that the property was deeded by Forest Gate to the Village. No one in the audience spoke in favor or in opposition to the proposal. Member Pequet moved, seconded by Member Tappin, to recommend for approval the Plat of Consolidation subject tot he Final Engineering approval. ROLL CALL VOTE: Ayes: 6 - Allen, Goel, Payovich, Pequet, Tappin and Aktipis Nays: 0- Absent: 1 - Girgis Motion Carried. V. VILLAGE OF OAK BROOK — ZONING ORDINANCE REVIEW PROJECT — TEXT AMENDMENT TITLE 13 of the VILLAGE CODE — REVISIONS TO CHAPTER 12 OFF - STREET PARKING AND LOADING The petitioner in this case is the Village of Oak Brook. Director of Community Development, Robert Kallien reviewed Chapter 12 of the Off - Street Parking and Loading on page 3 -3o of the petition file. Page 3h of the petition file begins the list of parking ratios required for specific uses. Assisted living units - .5 parking spaces per dwelling unit. At this time the Village does not have any assisted living facilities. There have been ongoing discussions with the DuPage Housing Authority and there is a chance that the Friary building may come in as an application to be converted into an assisted living facility. In preparation of that action, this category was created. The recommended number has been based upon a survey of other communities. Most of the people living in assisted living units do not drive. If the special use proposal should move forward, more discussion would take place on the issue of parking for a particular site. Director of Community Development Kallien said that generation tables are really numbers that are derived through engineering studies and the ITE trip generation manual which takes communities from across the country and factors in the high and low and then come up with an average number. Oak Brook does not really have parking problems today. Some of the developers of the newer office buildings actually want more parking than is required. Director of Community Development Kallien said that as the Village moves forward to a redevelopment stage and there are new office buildings, the development would require parking structures. Instead of getting an average parking deck with a very nice building, the goal of the Village is to compliment the very nice looking building with a very nice parking deck. Chairman Aktipis asked about the concept of a formal Design Review Committee. Director of Community Development Kallien said that the Village Attorney is not confident of the State Statute to allow the Village to proceed down that path. Many communities that have Design Boards or Commissions are Home Rule communities and they have the ability to enact additional regulations beyond the basics that the statutes provide. He believes that it may difficult from a legal perspective. In this amendment we are looking to set specific parameters by which the design can be controlled by the proposed language for parking decks. Chairman Aktipis asked if a committee could be a subcommittee of the Plan Commission. Trustee Savino said that several years ago he had proposed possibly having an architectural review committee. The legislature in Illinois has not approved that kind of body. Member Allen asked if such a board could be made advisory, more prescreening or fact - finding than giving an approval to ensure certain requirements are complied with. PLAN COMMISSION Minutes April 16, 2001 4 Director of Community Development Kallien said that there are other communities who require the entire commercial and office development to go through a planned development process. During that process, almost any reasonable condition can be attached. One of the conditions could not only be the land use but also approving a building design. Chairman Aktipis said that planned unit developments have a dark cloud attached that may not necessarily be justified. It may be time for Oak Brook to consider this possibility and Trustee Savino agreed with him. ZORC has also discussed this matter and there has always been a bad connotation with a PUD in Oak Brook, and no one knows why. There is concerns with the citizens that the Boards and Commission's would grant people whatever they wanted. Some controls could be added in the Ordinance, that would not allow any changes to front yard setbacks or building height. Director of Community Development Kallien added that the Village may be able to get higher quality development because one of standards would include design review with qualifiers to get what the Village would like to see developed. Trustee Savino said that lately the Village has seen many special uses with many allowances, which in effect are PUD's. Chairman Aktipis added that the allowances were granted without any added advantages given to the Village. Director of Community Development Kallien said that for the official record, the Village Board would see the Plan Commission feelings on formal Design Review Structures and PUD's. Page 3h begins the text for parking structures that states, "all exterior walls of such structures that are visible from an adjacent roadway, shall be finished with a material to maintain a "common architectural character " ". Member Goel questioned that he believes the 75 -foot requirement for spacing trees in the parking lots is too large and should be smaller (page 3 -f of the file). He would like to see twice as many trees required. Director of Community Development Kallien said that the only way the changes could be implemented, would be when redevelopment requires a new parking lot to be constructed. Member Pequet said that with a forty -foot requirement, mature trees, such as a maple, the circumference would be very large. A fifty -foot requirement might work better. Member Goel agreed with that suggestion as well as Member Tappin. Director of Community Development Kallien said that he would work with the Village Engineer as to what the adjustment would be regarding the number of spaces. Member Goel also said that he felt there should be some kind of guidance as to the maximum area that can be covered with a parking lot. The main concern is all the area covered with asphalt. Director of Community Development Kallien said that a standard to control lot coverage might be considered. When adding additional impervious area, stormwater management also becomes a factor. The entire surface cannot be paved because somewhere on the site stormwater management must be provided. The Code states that interior parking lot landscaping (c)- landscaped areas, shall occupy not less than 10% of the total lot area. There is a safeguard that at least 10% of the area will have to remain green. Member Allen said that to better utilize space, it might have been a good idea to approach Christ Church and suggest that instead of having the parking lot take up such great expanses of property, why not build a parking garage that would be closer to the facility. More areas would be left as open space and the parking are would have been increased to better serve their needs. However, cost and size would become a factor in building a parking deck. Member Goel said that the first reaction seems to be to provide more parking. However, when the additional parking is not convenient to the structure it is serving it is not used because of its inconvenience or distance. Instead of having all these large paved areas, he would like to see a control added, perhaps to increase the percentage of green areas required in the parking lots. PLAN COMMISSION Minutes April 16, 2001 �5 Y.1'r Member Pequet said that without being well informed it is difficult to make a recommendation on this issue. He suggested that a survey be done of other community's requirements for parking lots to see how they have addressed the issue. It would be beneficial to see what coverage ratios or F.A.R.'s are used. Director of Community Development Kallien said that further review might be required to determine what section of the ordinance this should be placed. It may not belong in this section. Chairman Aktipis asked that within the next couple of meetings, more information could be brought back to the Plan Commission to assist in their recommendation of this issue. Trustee Savino said that he would like to see language that would use more evergreen trees in screening, similar to what Callaghan was seeking from DuPage Mayors and Managers for screening between the properties. Trustee Savino reviewed pictures that he had taken of various parking structures. The first two pictures are of parking garages in a downtown area in Florida The third picture is in Schaumburg. They have tried to conceal the garage by giving it a lot of architectural definition. The top has a lot of clutter of light poles. The fourth picture is the Hyatt parking garage on Spring Road. They have done an excellent job concealing their garage. The AT &T Building on 22nd Street is the fifth picture. Although it is hard to make out the parking garage, the horizon is free of lighting standards. He would like to see language developed to keep the horizon uncluttered. They also have done a nice job on the landscaping to help camouflage the building. The sixth picture is the Buck garage, although not finished, it also has the high standards. The seventh picture is Advocate at 100 Bliss. The eighth picture is the ComEd building at 2100 Swift. It is one of the newer garages in Oak Brook and leaves a lot to be desired. It does not match the building and has tall light standards. The last picture is the RSNA building and garage on Jorie Blvd. The proposed language will help to alleviate some of these situations. There are structures that have been developed to help conceal them from looking like garages. Another issue is the interior lighting of the garages. When you look at the garage at night, the lights are so bright that it looks like a hundred light bulbs shining. The Ordinance talks about light bleeding onto adjacent areas, but the unattractiveness of the bright lights so that the source of the light is not seen, also needs to be addressed. Community of Development Director of Community Development Kallien said that language could be added that from the exterior of parking structures the source of the light could not be seen. It could require recessed bulbs or wall lighting. A good architect could come up with a solution. Member Pequet added that the language should enforce what the Village does not want, but does not dictate what they must use. In regard to the landscape plans, to suggest a fifteen -foot average, would give the developer some latitude where the perimeter has to average the number. There may be areas, because of the entrances, that may be reduced to 8 or 10 feet, and then go out to 20 feet in other areas. That may encourage some interesting landscaping plans. It could also be suggested to specify an average PLAN COMMISSION Minutes April 16, 2001 6 -0—Y or a percentage of evergreen landscaping to be used in the plan. Director of Community Development Kallien said that an added incentive might be to require less landscaping, if the parking deck mirrors the building. Member Tappin suggested that perhaps an arborist should be consulted. In Saddlebrook, they have had a lot of trouble with pine trees, because of the salt and exhaust fumes. Member Allen added that the same consideration be given for the trees being placed in parking lots. The trees in that environment need to be hardier in nature and be able to handle the exhaust and salt. Many of them do not flourish because of the emissions from automobiles. We should know what types of vegetation would flourish in certain areas so that plantings do not die as often calling for the need to replace them. The members agreed with those suggestions and that an extra five feet of landscape should be added along with additional language to control the lighting on the top of the parking structure as well as the lighting as seen from the deck. Director of Community Development Kallien said that ZORC would come up with additional language to cover these things as well as the lot area coverage. Chairman Aktipis asked that he check with the Village attorney regarding the creation of a subcommittee of the Plan Commission could be an advisory board. Director of Community Development Kallien suggested that when the item goes forward to attach that as one of the things the Plan Commission desires. Member Tappin moved, seconded by Member Allen, to continue this hearing to the next regular Plan Commission meeting date set for May 21, 2001. VOICE VOTE: All in favor. Motion carried. Vl. MAGGIANO'S /CORNER BAKERY, INC. — 240 OAKBROOK CENTER — AMENDED SPECIAL USE — OUTDOOR DINING ADJACENT TO A RESTAURANT The Petitioner was not present for the hearing. No one in the audience spoke in favor or in opposition to the proposal. Chairman Aktipis called for a motion to continue the hearing to the next meeting date. Member Pequet moved, seconded by Member Tappin to continue the petitioner's request to the next regular Plan Commission meeting date set for May 21, 2001. VOICE VOTE: All in favor. Motion carried. Vll, OTHER BUSINESS Chairman Aktipis advised the Commissioners that this would be Member Pequet's last meeting because he is moving out of the Village. He thanked him for his dedication and many years of service to the Village and for his helpful and thoughtful insight, along with the intelligent and well thought out ideas into the matters before the Plan Commission. He said that it will be very difficult to replace him and wished him well for the future. All the Commissioners and staff joined in the good wishes. Member Pequet thanked everyone. PLAN COMMISSION Minutes April 16, 2001 7 --0'f- VII. ADJOURNMENT Member Tappin moved, seconded by Member Pequet to adjourn. VOICE VOTE: All in favor. Motion carried. Meeting was adjourned at 9:36 p.m. Director of Commu ity evelopment Secretary 5 -Z► -zoo) Date Approved PLAN COMMISSION Minutes April 16, 2001 8