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Minutes - 04/21/2003 - Plan CommissionVILLAGE OF OAK BROOK PLAN COMMISSION MINUTES April 21, 2003 I. CALL TO ORDER The meeting was called to order at 7:39 p.m. MEMBERS PRESENT: ALSO PRESENT: A quorum was present. 1l. APPROVAL OF MINUTES Chairwoman Members Director of Community Development Barbara Payovich Paul Adrian David Braune Jeffrey Bulin Surendra Goel Marcia Tropinski Gerald Wolin Robert Kallien Member Braune moved, seconded by Member Bulin, to waive the reading of the March 17, 2003 Plan Commission meeting minutes and to approve them as amended. VOICE VOTE: All in favor. Motion passed. III. MCDONALD'S CORPORATION— SOUTHEAST CORNER OF SPRING AND COMMERCE — TEXT AMENDMENTS TO TITLE 13 OF THE VILLAGE CODE AND SPECIAL USE TO ALLOW THE CONSTRUCTION OF A McDONALD'S and CHIPOTLE RESTAURANT ON THE SITE, TO ALLOW A DRIVE -IN ESTABLISHMENT AND OUTDOOR DINING AREAS Chairwoman Payovich advised that McDonald's Corporation had requested a continuance of this matter to the May 19, 2003 meeting. Member Goel moved, seconded by Member Bulin, to continue the matter to the May 19, 2003 Plan Commission meeting. VOICE VOTE: All in favor. Motion passed. IV. MCDONALD'S CORPORATION — SOUTHEAST CORNER OF SPRING AND COMMERCE — PRELIMINARY AND FINAL PLAT OF SUBDIVISION — THREE -LOT SUBDIVISION Chairwoman Payovich advised that McDonald's Corporation had requested a continuance of this matter to the May 19, 2003 meeting. Member Goel moved, seconded by Member Bulin, to continue the matter to the May 19, 2003 Plan Commission meeting. VOICE VOTE: All in favor. Motion passed. PLAN COMMISSION Minutes 7 PC -MTG 03 APR.doc April 21, 2003 V. FOREST PRESERVE DISTRICT OF DuPAGE COUNTY — SPECIAL USE AMENDMENT — 1717 OAK BROOK ROAD — TITLE 13 OF THE VILLAGE CODE — ZON/NG ORDINANCE CHAPTER 13 -5 -3 to AMEND THE AREA OF SPECIAL USE ORDINANCE S -841 (Amended by S -1015) FROM 3.34 ACRES TO 46.42 ACRES AND TO ALLOW A PRODUCTION KITCHEN IN THE FORMER RETREAT WING Director of Community Development Kallien reviewed the background of the Forest Preserve District's existing special use. The property is located west of Route of 83 and south of Oak Brook Road. Currently, the special use covers only 3.34 acres and includes the mansion, chapel and a small portion of the retreat wing. The Forest Preserve District is seeking an amendment to expand the area of the special use from 3.34 acres to approximately 46 acres of land. It would allow them to continue the current uses, add a parking lot for their facilities, add site enhancements, provide additional stormwater management on the site (as required by Ordinance), and provide an emergency access to the site that does not currently exist. They are also seeking to add some kitchen facilities. There is very little change that will occur with the proposed amendment, except that the special use area will be enlarged. Paul Mitchell, Attorney for the Forest Preserve District provided some history regarding the property. The District acquired the site in 1993 from the Franciscan Fathers. When it was acquired, the property was rezoned from residential to Conservation /Recreation. In 1996, the District entered into a license with the Mayslake Conservancy, an organization that was going to renovate and operate the Peabody Mansion. Since the area to be used involved only the mansion itself, the license only covered the Mansion and the immediately surrounding property consisting of approximately 3.2 acres. The Village granted various amendments because the Mayslake Conservancy was slow in obtaining an occupancy permit. Ultimately, the Forest Preserve District took over the renovation project in 2001. They started to bring the entire building up to building code and making it ADA compliant. They then needed to come back to the Village to amend their special use because it was realized that the bathrooms they were going to upgrade to make the building ADA compliant were actually outside the boundary line of the original Special Use. They were located in the Retreat Wing, which was not included in the original special use. At that time it appeared that some Village representatives were getting frustrated that the District was coming in for minor changes. The Village requested that the District come back with the site plan when they were ready. They are now ready. The uses being requested have always been part of the 46 acres. They are planning to do three things immediately: change the entryway and construct parking lots and a detention basin. The existing entryway road is narrow (19 feet wide) and is between two historic columns. They intend to move the entryway to the west to get around the historic columns; improvements will be made to 31St Street to add a westbound, left turn lane into the site. The entryway would be constructed to comply with all Village requirements. The only current parking on the site is a small lot west and north of the facility. Visitors actually park on the grass when larger functions are held at the facility. The Forest Preserve District intends to construct two parking lots, the north one would have 125 parking spaces and the south one would have 62 parking spaces. The application indicated a request for an allowance to waive parking lot landscaping; this has withdrawn because the parking lot will be constructed in full compliance with the Village Ordinance and landscaping requirements. The planned construction will bring the facility into compliance with the off - street parking requirements. The Forest Preserve District will construct a detention basin at the northeast corner of the 64 -acre site. Presently there is no detention. Most of the water runs off to the south into the two lakes. The Forest Preserve District is planning to construct a dry- bottom detention basin and this construction will bring them into compliance with Village Stormwater requirements. PLAN COMMISSION Minutes 2 PC -MTG 03 APR.doc April 21, 2003 The Forest Preserve District is also requesting to be allowed to have a production kitchen on site. Many of the larger events are catered. The caterers have been complaining that they have to bring all of the food for dinner and there is no place to work. This will allow the caterer to do final preparation of the food and keep it warm prior to serving. The Forest Preserve District is trying to clarify how the site is actually being used and bring the uses into agreement with the special uses granted by the Village. They are seeking approval to the site plan so that they do not need to come back to the Village for further approvals. Asta Lynch, 6 Cambridge Drive, said that her home is a few hundred feet west of the proposed new entrance. She is concerned with traffic problems created by trying to access the entrance. Mr. Mitchell responded that they are trying to alleviate some of the existing traffic problems. Roy Lynch, 6 Cambridge Drive asked where the dog exercise area is located. Mike Palazzetti, Forest Preserve District, responded that the area is outside the Mansion area. Merl Douglas, 5 Baybrook Lane said that 36%2 years ago he moved his family into Ginger Creek. They came to the area when Sears Roebuck Co. named him CEO of the companies' 4 million - dollar profit sharing fund. He ran it for 15 years. His home is almost in the shadow of the Mayslake Peabody Estate. A little over a year ago, in anticipation that the Village would issue sufficient permits so that the public could start touring the building, the Forest Preserve District of DuPage County mounted a campaign to enlist volunteers to serve the public it expected. The response was phenomenal and within a very short time a full rank of potential tour guides, gardeners, research specialists were trained for these jobs. He was one of the first to go into training to lead the tours. After being a guide at the Brookfield Zoo for 14 years, he had a feel for how to react with the public to achieve a memorable and pleasurable experience. He has led more than 100 tours at this jewel. It is a 39 -room wonder filled with beauty, memories and surprises. He reported that more than 1,000 people have come from Oak Brook, all of the western suburbs and farther. They go away from the experience savoring something that was pleasurable and memorable. The proposal being considered this evening will, in his judgment, substantially increase the likelihood that the Oak Brook jewel will bring expanded delights to increased numbers of Oak Brook residents and other visitors, without requiring one dollar of Oak Brook revenue. He invited everyone to come take one of the Saturday tours. Member Braune asked if lighting would be provided in the parking lots and how they would be shielded from the homes in Trinity Lakes. Mike Palazzetti, Forest Preserve District Program Services Division said that they are working with Bollinger and Lach Associates to do the lighting plan and the photometric studies that will comply with the Oak Brook Ordinance. They are looking for a more historic feel on the site. There will be antique pedestal lights with backsplash shields for the residents to the west. The general parking lot lights will comply with Village Code. Member Adrian asked if a traffic study has been done regarding the addition of the left hand turn lane. Director of Community Development Kallien said that 31s' Street is a County Road. Mr. Palazzetti added that they are working with the County and Bollinger & Lach to comply with the regulations for the roadway. Member Adrian asked if they have given an answer as to whether or not the proposed road improvements are possible? Mr. Palazzetti said that the preliminary response from the County is that it is possible, which is why they are moving forward with the engineering plans. Mr. Mitchell added that the left -hand turn lane is not subject to a special use permit. It is a County highway and they are pointing out that they are trying to alleviate any traffic problems. Director of Community Development Kallien said that a special left hand turn lane is outside the boundary and will be subject t left turn lanes. PLAN COMMISSION Minutes PC -MTG 03 APR.doc 3 _7l.r L% use governs a specific area. The o meeting the County warrants for April 21, 2003 Mr. Palazzetti said that they are not planning any increase in volume at the site. Currently, the people coming in are stopping traffic in left westbound lane on 31St Street. Because of this situation, they are working with the County to further alleviate the existing problem by adding the left -hand turn lane. Member Adrian asked about the emergency exit. Mr. Palazzetti responded that in preliminary talks with staff, President Bushy had asked that the District try to provide an emergency access on the property, since the Fire Department has a concern with getting onto the site. The historic columns make entering and leaving the site difficult for Fire Department vehicles. The secondary entrance will have a gate system on it with a Knox box that allows the Fire Department access. Member Braune asked how many lanes would be at the new entryway. Mr. Palazzetti responded that there would be one entryway, but a dual lane exit to reduce the stacking when people leave. Typically, people arrive between a half -hour and an hour before an event. However, when the event is over, everyone wants to leave at the same time. The extra lane would provide a little more room for the exit. Director of Community Development Kallien said that this is a County owned facility. The way state statutes read, the County facility is subject to Oak Brook's zoning regulations; however, they must conform to the building codes of DuPage County. Mr. Palazzetti added that they were given the choice to comply with the County or Oak Brook stormwater standards. The Forest Preserve District decided that they would work with Oak Brook staff to ensure that all the stormwater plans are compliant with Oak Brook regulations. The entire water sheets flows off the site into the Trinity Lakes or Mayslake area and then back out to the north. The planned curb and gutter would actually capture about 2/3 of the water that has been leaving the site. It will be directed into the detention area and slowly flow off site. There will be less impact to the two lower lakes than currently exists. Member Goel asked if there would be any impact on the Friary property. Mr. Palazzetti responded that there would not be any impact. He added that they do own the entire 90 acres, but they are only seeking the special use for 46 acres. Director of Community Development Kallien said that the Friary is not adjacent to the special use area. All the improvements are north of that site. Member Goel asked if the existing water to the lakes would be reduced. Mr. Palazzetti said that it would be reduced because the water that leaves the site would go directly into the drainage ditch. After it has been retained, it will leave. Trinity Lake dumps into Mayslake, which then flows out the creek. They are basically capturing all the water that generally flowed into the lakes and detaining it on their property. There will be a reduced impact on the site. Director of Community Development Kallien said that he wants to make sure Village Engineer Durfey comments to the Zoning Board on the final stormwater design. There will be onsite - holding facilities, but we do not want to reduce the amount of water flowing into those lakes and create a negative impact on the lakes. The Village wants assurance that the detention provided will not negatively impact the lakes and cause the water in them to drop below a certain level. Mr. Palazzetti said that the sheet flow that they would have on site is a gradual sheet flow and would not have an impact on it. They produce only about 32% of the waters that come into the watershed. The remainder, approximately 50% comes from Trinity Lakes and the rest from Covington Cove and some off Midwest Road. The change in level of the lakes will be unnoticeable. During a storm event, there may just not be as a high a flood level, but the normal level will be maintained via the proposed dam system. Member Braune asked if the improvements would allow them to accommodate more people or events, and how that will impact, traffic, noise, etc. He also asked how cooking odors would be controlled. Mr. Palazzetti said that they would ensure that they comply with all regulations at the cooking facility. As far as the number of people and the programs, they are currently doing all of PLAN COMMISSION Minutes April 21, 2003 4 PC -MTG 03 APR.doc lvu `z that on the site now. They are not going to add to the volume, they are trying to create more of a historic banquet event center and to accommodate what currently exists. Member Wolin moved, and Member Braune seconded, that the petitioner has met the standards as required by ordinance to recommend approval of the proposed special use amendment to expand the special use area from 3.34 acres to 46.42 acres as submitted and subject to the following conditions. 1. The development shall be in substantial conformance with the plans as submitted (pages N and O of the case file). 2. The new stormwater management plan for the site will be designed so that it is not detrimental to the existing water features located east of the Trinity Lakes Subdivision, at the south end of the Mayslake property. 3. The new production kitchen will be designed to limit the emission of cooking odors as well as meet all requirements of the DuPage County Health Dept. 4. All lighting to be located within the new parking lot and along the new driveway shall be properly shielded in accordance to Village Code. 5. All other provisions of Ordinances S -1015, S -986 and S -841 are maintained in full force and effect. ROLL CALL VOTE: Ayes: 7- Adrian, Braune, Bulin, Goel, Tropinski, Wolin and Payovich Nays: 0- Absent: 0 - Motion Carried. VI. OAK BROOK PARK DISTRICT — 1450 FOREST GATE — SPECIAL USE — TITLE 13 OF THE VILLAGE CODE — ZONING ORDINANCE — CHAPTER 13 -12 -4 (G) to AMEND ORDINANCE S -971 to ALLOW THE CONSTRUCTION OF A 10,000 SQUARE FOOT ADDITION TO THE FAMILY RECREATION CENTER Director of Community Development Kallien reviewed the background of the Oak Brook Park District request. In 1999, the Park District received an approved special use by Ordinance S -791 to create the Family Recreation and Aquatic Center. It is a very successful facility. What they are seeking is an expansion to better meet the needs of their clientele. Tom Suhs, Director of the Oak Brook Park District complimented both Bob Kallien and Gail Polanek on the efforts given. The Park District is seeking to construct two additions to the Family Recreation Center, one on the north end and one on the south end. The total area of the proposed addition would be approximately 10,000 square feet. They are looking to add a first floor and basement area, increasing the size of the fitness clubs and adding two additional classrooms on north side of the facility. On the south side, they are looking to add office space. They had conducted a survey about increased usage of the fitness center so based on those results, they are looking to increase the size of the fitness club by 80 %. The classrooms are reflective of the popularity of various programs, meetings and rentals. They are trying to meet the needs as they are presented to them. They are looking to bring in more of the senior population as well as the corporate population. The exterior appearance will not change. Mrs. Greenock, 12 Briarwood South, said that she questions the need for the fitness center, since she went through the local phone book and found that there are 24 health and fitness centers in the area. She believes that would take care of quite a few people and then would not need the addition on the Recreation center. She said that there are meeting rooms at the Library, Village Hall, etc and wonders about the further need. Mr. Suhs said that he could not argue that there may be that many fitness centers. They currently have 1413 members and expanded to 1700 members last week. He cannot explain why there is such a demand yet they are continuing to see that. They are hard pressed for PLAN COMMISSION Minutes PC -MTG 03 APR.doc 5/ ZLL- April 21, 2003 space now and the intention is to create more space to better service the current members as well as provide for more members. In the month of March, the meeting rooms were used for homeowner group meetings, clubs, activities, resident and non - resident birthday parties and wedding receptions. They were amazed that they had 266 in the last month (March) alone. There is quite a demand. He is unaware of the policies of the Village for its Library facilities, but the Park District perhaps is better able to meet the needs of individuals that are in search of a more recreational atmosphere. Mrs. Greenock questioned that she cannot imagine people having a wedding at the Park District. Mr. Suhs responded that they get them. They do not charge what the Village charges, they are a lot less expensive, and they do not allow alcohol in any of their facilities or rentals. Mr. Frank Christopher, 28 Briarwood South asked if the Recreation Center was self - supporting. Mr. Suhs responded that it is not. Mr. Christopher said that if they increase the number of members then they would also need to increase the amount of support from the taxpayers and that might require the Park District to raise its tax rate. However, if you reduce the demand, there would be enough space to serve the current members. There are enough country clubs and hotels around and he does not want to pay for the increase to the recreation center. Mr. Suhs said that if the amount of members were increased he would like to think that the tax requirements would drop. Director of Community Development Kallien said that the applicant has provided enough parking to meet the Village Code and noted that they are seeking an allowance to Section 13- 12 -4 -G. In 1999, when the original facility was constructed the Village Board waived a requirement for continuous curbing along the driveway. They are requesting the same type of waiver for their service drive that runs behind the facility. Member Tropinski asked how the expansion would be funded. Mr. Suhs answered through bonds. Member Tropinski asked if there would be any foreseeable increase for this project in their taxes. Mr. Suhs said there would be. He said that it is minimal, but the total tax base is based on assessed valuation and the Oak Brook valuation just went up approximately 11 %, which will play into that as well. Member Tropinski asked what budget amount had been set. Mr. Suhs responded $1.3 million. Member Tropinski added that that was an extremely high amount for an additional 10,000 square feet. Director of Community Development Kallien said that although cost is important, the responsibility of the hearing bodies is to look at the land use aspect of the proposal and whether this is a reasonable request and meets the standards applicable to a special use. The elected officials at the Park District Board will have to reconcile the cost and how it would be paid. The Village's concern relates to the Special Use standards. Member Wolin said that there appears to be some sensitivity to this issue, since everyone is a taxpayer as well as being on the Plan Commission. As a taxpayer, he shares the concerns of the other members as well as the audience, but those are issues that have to be answered by the Park District board. Director of Community Development Kallien commented that whatever decision comes out of the Village, the members as residents, can direct their concerns to the Park District board, because that board has the authority to spend the money. Part of the criteria of the special use is based on demonstration of need. Member Goel said that we all hate to see taxes going up, but that is a separate question, and those elected officials will have to justify what they are doing and that issue is beyond the scope of the Plan Commission. PLAN COMMISSION Minutes 6 PC -MTG 03 APR.doc April 21, 2003 Director of Community Development Kallien said that Page D -3 and D -4 lists the factors that must be satisfied for approval of a special use. The Park District is a governmental agency. The first standard is that the use is necessary, desirable and provides a service that is in the interest of public convenience. Another requirement is that the proposed building or use would not cause substantial injury to the value of other property in which it is located. Finally, that the proposed building or use would be so designed located and operated so that the public health, safety and welfare would be protected. These things have to be considered in making a recommendation. Cost is not a standard. Member Goel said that when the issue goes to the Zoning Board of Appeals some discussion on cost should be included. Mr. Suhs added a note of information. He said that the Family Recreation Center had been built for 10 million dollars, without any money from taxpayers. The money was acquired through land transactions with the McDonald's Corporation as well as a donation from McDonald's. The facility as it stands cost the Oak Brook residents nothing. Now the operation and staff costs are involved. As with all other village services and facilities, the park district is a major selling point of this community. He asked the members to look at the quality of life issue that Oak Brook has and it is second to none in the Chicagoland area. People like to dismiss the need for recreational aspects; but they are important. Member Goel moved, seconded by Member Braune that the petitioner has met the standards as required by ordinance to recommend approval of the proposed special use amendment to expand Family Recreation Center as requested, subject to the following conditions: 1. The development shall be in substantial conformance with the plans as submitted (pages G and H of the case file). 2. An allowance to waive the curb requirements in Section 13- 12 -4 -G. 3. To provide additional details, which better justify the need and projected costs for the expansion project. 4. Final Engineering approval. 5. All other provisions of Ordinance S -791 are maintained in full force and effect. ROLL CALL VOTE: Ayes: 7- Nays: 0 - Absent: 0- Motion Carried. Vll. OTHER BUSINESS Adrian, Braune, Bulin, Goel, Tropinski, Wolin and Payovich There was no other business to discuss. W11. ADJOURNMENT Member Adrian moved, seconded by Member Bulin to adjourn. VOICE VOTE: All in favor. Motion carried. Meeting was adjourned at 8:46 p.m. �J Director of Communit e p ent Secretary PLAN COMMISSION Minutes 7 PC -MTG 03 APR.doc May 19 2003 Date Approved April 21, 2003