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Minutes - 04/18/2005 - Plan Commission1. 2. 3. 5. MINUTES OF THE APRIL 18, 2005 REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON MAY 16, 2005. CALL TO ORDER: CALL TO ORDER The Regular Meeting of the Plan Commission was called to order by Chairwoman Payovich in the Samuel E. Dean Board Room of the Butler Government Center at 7:30 p.m. ROLL CALL: ROLL CALL Gail Polanek called the roll with the following persons PRESENT: Chairwoman Barbara Payovich, Members David Braune, Jeffrey Bulin, Marcia Tropinski and Gerald Wolin ABSENT: Members Paul Adrian and Surendra Goel IN ATTENDANCE: Robert L. Kallien, Director of Community Development APPROVAL OF MINUTES: MINUTES There were no minutes available for approval. UNFINISHED BUSINESS UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS NEW BUSINESS 5. A. IL- COMMERCE PLAZA LLC — 2021 SPRING RD — TEXT AMENDMENT IL- COMMERCE PLAZA LLC - 2021 and SPECIAL USE — DRIVE -IN BANKING — TO ALLOW DRIVE -IN SPRING RD - TEXT BANKING FACILITIES IN THE ORA -2 DISTRICT — TITLE 13 OF THE AMENDMENT and SPECIAL USE - VILLAGE CODE — ZONING ORDINANCE DRIVE -IN BANKING - ORA -2 DISTRICT Director of Community Development Kallien summarized the proposal for the Plan Commission. There are three office buildings on the site. There is a bank in one of the buildings and they would like the opportunity to allow the bank to have a drive - in facility, which requires a text amendment and special use to make that happen. Alec Rubenstein, Senior Attorney, Equity Office Properties, Illinois Commerce the owners subsidiary at Equity Office introduced Jeff Shay, Leasing Director at Commerce Plaza, and a number of representative from National City Bank Mark Utendorf, the Branch Manager for Commerce Plaza and Daniel Bleck the architect on the project. VILLAGE OF OAK BROOK Plan Commission Minutes Page 1 of 10 April 18, 2005 He said that the request is rather simple. They are seeking a text amendment to add drive -in banking facility for retail banks as a special use in the ORA -2 District. They are also seeking a specific special use, assuming the granting of the text amendment to permit a drive -thru banking facility at the south building in the Commerce Plaza, at 2021 Spring Road. The most immediate impetus for this request is that National City Bank believes that it would be a substantial benefit to its customers if it can offer drive thru banking facilities at 2021 Spring Road. The more general thing they are seeking is to permit this use throughout the district. They believe it is a useful amenity and one that would benefit the employees in the district, residents, people passing through, and almost anyone who is doing business frequently in the district. The ORA -2 District is not extensive and they believe that the property in the district would benefited and those employees at that property would be benefited if they could have easy access to a drive thru banking facility. Member Braune drove through the property in a way that he thought people would be driving through it and he had some concerns with the parking and access to the building entrance. Jeff Shay, Equity Office Leasing Director for the property responded that it was not their intention to close the entrance. People do park there and it is an access for them. Member Braune said that he was concerned with the safety aspect with the four lanes and the potential of people walking from the parking lot. He said that currently there are two white striped lines that delineate an area to stop. He asked if there was more that could be done to protect pedestrian traffic. Dan Bleck, Architect said that they have not finalized plans yet, but the bank is talking about using a queuing system, which would be a light system so that people would be stopped at the cross walk and would be released as the lanes open up. Member Braune said that it seems a little tight. Mr. Bleck said that is why they were placed at a 60- degree angle to make it easy for the cars to pull in and out and there is plenty of room for that. They have done them as tightly as 22 feet on a 90- degree turn out and this is only a 60- degree turn out. It is 21 feet from the end of the island to the edge of the concrete walks. The concrete walks are in bad shape and will be replaced. Member Wolin asked about the traffic flow through the parking lot. He said that it did not look to be the most favorable and asked if something different could be VILLAGE OF OAK BROOK Plan Commission Minutes Page 2 of 10 April 18, 2005 done. Mr. Bleck responded that it is very direct. It actually comes into the center load, which has a turn around at the end of it. It is the main entrance for the complex. He reviewed the direction of the cars for stacking to the drive -thru and exit through the south parking lot back to the point of beginning. It's a circle and will need to have some individual signage for directional signs to the drive up. Member Bulin said that he feels fairly comfortable with the plan. With the proper signage the circulation can be dealt with. With the proper signage at the pedestrian crossing and maybe changing pedestrian paving material just to delineate it and having a queue system there may be the most appropriate thing to do. Most of the patrons using it will be familiar with the facility because there is not a direct drive access off of 22nd Street. It will not just be people turning in to use the ATM; it will be people who know the facility. Director of Community Development Kallien said that originally there was a different circulation pattern. It basically came from the south and went north and under that arrangement it blocked initially a lot of parking stalls. In this scenario they do not block any parking stalls. When you come north, you make a left turn and perhaps there could be a reconfiguration or elimination of those 5 parking spaces so that you literally make a 90- degree turn into the site. There is a little extra parking on the site and could lose a few spaces. That would be the only way to make it cleaner. Other than that he does not think there is another way to modify the circulation. Member Braune asked if there was an estimate as to how much traffic /patrons per hour. Mark Utendorf, Vice President Branch Manager and will be the Branch Manager of this branch. Typically the transaction time is 2 to 3 minutes. Most people are not doing complex transactions from the drive -thru so it should not tie up too many vehicles at one time. TEXT AMENDMENT: Motion by Member Wolin, seconded by Member Braune to recommend approval of the text amendment as proposed. In making the recommendation, the Commission found that: 1. The applicant has proposed a text amendment to the Zoning Ordinance in order to develop a drive -in banking facility at the 2021 building. 2. A number of drive -in establishments exist within the area including the McDonald's drive -thru and drive -in facility at a bank in the Oakbrook Center. VILLAGE OF OAK BROOK Plan Commission Minutes Page 3 of 10 April 18, 2005 3. The request for a drive -in banking facility is consistent with the fact that banks and financial institutions are listed as a permitted use in the ORA -2 District and the proposed end user of the drive -in banking facility already has a full - service banking facility within the existing office building. 4. The proposed design and operation of the drive -in banking facility will be complimentary to the existing buildings and traffic patterns. 5. No comments have been received from any property owner in Oak Brook that objects to the proposed text amendment to the Zoning Ordinance. 6. The applicant has addressed all of the applicable factors required for a text amendment. ROLL CALL VOTE: Ayes: 5 — Members Braune, Bulin, Tropinski, Wolin and Chairwoman Payovich Nays: 0 — None. Absent: 2 — Member Adrian and Goel. Motion Carried SPECIAL USE Motion by Member Tropinski, seconded by Member Braune to recommend approval of the proposed special use to allow drive -in banking at 2021 Spring Road. In making this recommendation, the Commission found that: 1. The developer is proposing the construction of a drive -in banking facility to compliment the existing banking facility located at 2021 Spring Road. 2. Most of the banks and financial establishments require drive -in facilities as a service and convenience to its customers. 3. The proposed drive -in banking facility is consistent with existing building designs, scale and traffic patterns. 4. The applicant has addressed all of the applicable factors required for a special use (see the special use section of the case file). 5. No comments have been received from the neighboring property owners that the proposed special use will negatively impact the adjacent properties. The Plan Commission requested that the applicant review the feasibility to eliminate the parking spaces in order to provide a more 90- degree entry to the north approach road and to address concerns for the pedestrian safety at the walk and stop. ROLL CALL VOTE: Ayes: 5 — Members Braune, Bulin, Tropinski, Wolin and Chairwoman Payovich Nays: 0 — None. Absent: 2 — Member Adrian and Goel. Motion Carried VILLAGE OF OAK BROOK Plan Commission Minutes Page 4 of 10 April 18, 2005 5. B. INTER CONTINENTAL DEVELOPMENT — 2221 CAMDEN COURT — INTER CONTINENTAL DEV TEXT AMENDMENT and SPECIAL USE — TO ALLOW DRIVE -IN 2221 CAMDEN CT - BANKING FACILITIES IN THE ORA -1 DISTRICT - TITLE 13 OF THE TEXT AMENDMENT and SPECIAL USE — VILLAGE CODE — ZONING ORDINANCE DRIVE -IN BANKING - ORA -1 DISTRICT Director of Community Development Kallien summarized the matter. This matter involves a text amendment, special use and variation to order to construct a drive -in banking facility. This case also involves some variations that will be heard by the Zoning Board of Appeals. Aristotle Halikias, Inter Continental Real Estate and Development, representing Republic Bank Holding Corp., in its effort to obtain approval for a drive thru banking facility. They are seeking a text amendment to the special use section of the ORA -1 District. If the text amendment is approved they are seeking a special use for drive in banking at 2221 Camden Court. Currently, ORA -1 does allow banking institutions, as a permitted use, but the use does not address drive -in banking. They are seeking that drive -in for banking institutions be allowed as a special use in the ORA -1 District. Specifically they are seeking a special use for the office building at 2221 Camden Court. For the last few years the building has been 80% vacant. They have interest from a financial institution to take space on the first floor and they have requested a drive -thru, which is the reason for their request. No one in the audience spoke in support or in opposition to the request. Member Braune asked if any consideration had been given to locating the drive -in facility to the rear. Mr. Halikias responded that they had considered all four sides of the building. This location is the most doable, but the most costly. They considered all aspects without diminishing any of the existing parking. Member Braune said that he had a safety concern that there was not enough room to access the drive -in and a left turn would be required to enter the facility. His primary concern is that traffic could be backed up onto Butterfield. Don Dybas, Tech Metra Ltd., responded that they have taken care to address all safety concerns. He said that had they relocated the entrance further to the south where all the traffic circulation occurs at the cul de sac where the entrances are to the other properties, if there ever was a concern for a back up at the drive up it could clog up that traffic access point. By locating it opposite the existing entrance in Camden Court, they become a natural visual point to make the curb cut. It also allows them to provide substantial stacking to allow them to ensure there is never any cars backing up on the public access roadway. Their thought was to get people in quickly off of Camden Court and to allow sufficient stacking to ensure VILLAGE OF OAK BROOK Plan Commission Minutes Page 5 of 10 April 18, 2005 they never have a circulation or traffic safety problem. By shifting the whole entrance point and stack up in the opposite direction they felt a strong concern for other potential problems. Director of Community Development Kallien commented that looking at thing in the long term, if the Village were to see additional redevelopment of this parcel with access off of Camden Court, there could be a significant increase in the amount of traffic that is generated by this court as a whole. There could be a potential at certain times of the day, if people were trying to exit to go north (there is a stop light and the state will control the timing) people may not be able to make the left when they want to. In today's traffic that may be okay, but in the long term it may be a potential problem. Mr. Halikias said that they considered all those issues and per the recommendation of staff they lined up the drive with the existing drive to the west. Part of their reasoning is that they way Camden Court exists as a drive for 3 buildings, which allows 3 access points onto Camden Court as opposed to 3 access points onto 22nd Street, other than that it serves no other purpose. To address Camden Court in the future, if there were a back up or some inability to cross because there is a back up of cars going north on Camden going into the intersection they could simple go into the court, come around going north and come in the drive very easily as it exists. As it currently exists it could accommodate even the change as suggested. Director of Community Development said that there is not a lot of stacking between the intersection and the stop light. If it is a very successful bank there could be some difficulties at some times. There was a discussion on queuing times, stacking and access into the drive. There may not initially be an issue. It was determined that they just meet the parking requirements. When the building was approved, shorter stalls were approved in order to meet the parking requirement. There was a discussion on the detention pond, drop off and safety issues answered by the applicant. Mr. Dybas said that they have submitted preliminary design to staff, indicating how they would be reconfiguring the pond into two smaller ponds and still maintain the existing utilities to the building. All ordinance requirements regarding slope ratio, pavement, safety ledges, etc. are in their preliminary design. They have addressed the questions raised by staff. Director of Community Development Kallien added that they are not violating any rules or regulations of the village and Dale has not indicated any red flags in his preliminary review. Member Bulin said that there were no specific responses received from the Village Engineer. VILLAGE OF OAK BROOK Plan Commission Minutes Page 6 of 10 April 18, 2005 Member Wolin said that we are dealing with short term and long term issues. They would like to help the owner of the building resolve the short term issues for his property. He said that in the long term he would like to see the whole stretch of road evaluated to improve access. Director of Community Development Kallien agreed and said that a number of the Trustees have been vocal about dealing with economic development. A plan for that area would encompass a number of things. There is very poor cross connection between the properties. Perhaps in the future better access points can be developed to allow a different access between the properties. Member Bulin questioned if the other direction was considered by the applicant that would bring the traffic in through the south and exit out through the north. Mr. Halikias responded that they did and it substantially reduced the number of stacking that they would have with the proposed plan. They were concerned that cars would over flow onto Camden. They felt from a safety standpoint it would be best to get the cars off Camden as soon as possible. TEXT AMENDMENT Motion by Member Bulin, seconded by Member Wolin to recommend approval of the text amendment as proposed. In making this recommendation, the Commission finds that: 1. The applicant has proposed a text amendment to the Zoning Ordinance in order to develop a drive -in banking facility at the 2221 Camden Court. 2. A number of drive -in establishments exist within the area including the McDonald's drive -thru and drive -thru facility at the Walgreen's, both located to the east on Midwest Road. 3. The request for a drive -in banking facility is consistent with the fact that banks and financial institutions are listed as a permitted use in the ORA -1 District. 4. The proposed Republic Bank, who will be the end user of the drive -in banking facility intends on locating a full service banking facility within the building located at 2221 Camden Court. 5. No comments have been received from any property owner in Oak Brook that objects to the proposed text amendment to the Zoning Ordinance. 6. The applicant has addressed all of the applicable factors required for a text amendment. ROLL CALL VOTE: Ayes: 5 — Members Braune, Bulin, Tropinski, Wolin and Chairwoman Payovich Nays: 0 — None. Absent: 2 — Member Adrian and Goel. Motion Carried. VILLAGE OF OAK BROOK Plan Commission Minutes Page 7 of 10 April 18, 2005 No one in the audience spoke in support of or in opposition to the proposed special use request. There was a discussion regarding the southern access drive entering the proposed drive -in facility. Member Bulin suggested reversing the access to enter from the north and exit at the southern access. Mr. Halikias responded that the current bank tenant is looking to take the southern portion of the building so to move it further north would be difficult. In addition, to reverse the flow the drive would be located away from the building, which would not allow contact between the driver and the teller. All sort of jury- rigging. There was a discussion regarding the southern access drive entering the proposed drive -in facility. Member Bulin asked the applicant to investigate whether reversing the access to enter from the south and exit at the northern access was possible. Mr. Halikias said that beside the stacking issue, there are two other issues in relation to the banks use of the drive up. By going in the opposite direction outside of having the stacking issue. The current tenant is looking to take the southern portion of it so to move it further north would be difficult. In addition to that if you bring a car in from the southern access the driver is away from the building and you have to do all sorts of jury- rigging to make that happen. Bringing the cars in from the proposed access at the north solves a lot of those issues. It solves the location of the tenant and the stacking issue and the driver can talk directly to the teller as they are coming in at that point. Member Wolin said that he did not have a major objection with the proposed flow; however, he said that if the flow could be reversed it would be better. He asked if they evaluated moving the south entrance further south to create more stacking. Mr. Halikias responded that they did review that as a possibility, but it puts the backup onto the southern drive, which prevents anyone from getting into the southern parking area. The traffic at that point would be quite disruptive. Coming in from the north as proposed does not obstruct any traffic going into the parking lot. He added that it does not solve the issue of the driver's location to the teller. Member Wolin said that although it is nice if the driver can face the building, however, the LaSalle Bank in Elmhurst has it at the opposite side and it works fine. He asked the maximum number of cars that would be stacked up. Mr. Halikias said that they looked at the difference between what one would do versus the other. Combining that with direct access to the customer the location of the bank inside the building and the stacking that would over flow onto the service drive into the building and into Camden Court there is a substantial difference. VILLAGE OF OAK BROOK Plan Commission Minutes Page 8 of 10 April 18, 2005 Member Wolin said that the Plan Commission would like the Zoning Board of Appeals to know that they have expressed an interest in asking the applicant to pursue the feasibility of reversing the traffic flow by moving the entrance a little further south and request that the property owner address it. He would like to give the property owner a chance to give this option further consideration and see if there is any feasibility in doing it. The final decision should be up to the Zoning Board of Appeals. SPECIAL USE Motion by Member Braune, seconded by Member Bulin to recommend approval of the proposed Special Use. In making this recommendation, the Commission finds that: 1. The developer is proposing the construction of drive -in banking facility to compliment the banking facility located at 2221 Camden Court. 2. Most of the banks and financial establishments require drive -in facilities as a service and convenience to its customers. 3. The proposed drive -in bank at this location will require the relocation of a portion of the storm water facility located to the west of the building as well as mature plantings. 4. The proposed drive -in banking facility is consistent with existing building designs, scale and traffic patterns. 5. The applicant has addressed all of the applicable standards required for a special use (see the special use section of the case file). 6. No comments have been received from the neighboring property owners that the proposed special use will negatively impact the adjacent properties. The recommendation includes the Plan Commission's opinion that if the traffic flow to the drive up facility could be reversed there are potential benefits. They have requested that the petitioner further examine the feasibility of reversing the traffic flow by moving the entrance to the parking lot and drive up facility slightly to the south. ROLL CALL VOTE: Ayes: 5 — Members Braune, Bulin, Tropinski, Wolin and Chairwoman Payovich Nays: 0 — None. Absent: 2 — Member Adrian and Goel. Motion Carried 6. OTHER BUSINESS There was no other business to discuss. VILLAGE OF OAK BROOK Plan Commission Minutes Page 9 of 10 April 18, 2005 OTHER BUSINESS 7. ADJOURNMENT: Motion by Member Braune, seconded by Member Bulin to adjourn the meeting at 8:33 p.m. VOICE VOTE: Motion carried. ATTEST: Robert L. Kallien, Jr. Robert Kallien, Director of Community Development Secretary VILLAGE OF OAK BROOK Plan Commission Minutes Page 10 of 10 April 18, 2005 ADJOURNMENT