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Minutes - 11/17/2008 - Plan Commission1. 2. 0 9 5. MINUTES OF THE NOVEMBER 17, 2008 REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF OAK BROOK AS AMENDED ON FEBRUARY 1 d, 2009 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 7:3 8 pan. ROLL CALL: ROLL CALL Gail Polanek called the roll with the following persons PRESENT: Chairwoman Barbara Payovich, Gopal Lalmalani, Mintu Sharma, Vivek Singhal and Marcia Tropinski ABSENT: Members Raju lyer and Richard Knitter IN ATTENDANCE: Gerald Wolin, Trustee and Dale Durfey, Jr., Village Engineer APPROVAL OF MINUTES: MINUTES There were no minutes to be approved. UNFINISHED BUSINESS UNFINISHED BUSINESS There was no unfinished business to discuss. NEW BUSINESS NEW BUSINESS A. MCDONALD' S USA LLC — 2111 MIDWEST ROAD — TEXT McDONALD's — 211I MIDWEST AMENDMENT -- SECTION 13- 11 -7.A -- TO ALLOW OFF -SITE PREMISES RD— TA — OFF - GROUND SIGNS SPECIAL USE — SECTION 13 -7 -C.2 — TO ALLOW AN SITE SIGNAGE and SPECIAL OUTDOOR DINING AREA ADJACENT TO RESTAURANT AND USES OUTDOOR SPECIAL USE --SECTION 13 -7 -C.2 — TO ALLOW DRIVE -IN LANES FOR d DRIVE THRU L A RESTAURANT - CHASE BANK - 2122 22"° ST - TA B. JP MORGAN CHASE BANK N.A. — 2122 22ND STREET — TEXT OFF -SITE PREMIsES AMENDMENT — SECTION 13- 11 -7.A — TO ALLOW OFF -SITE PREMISES SIGNAGE GROUND SIGNS Henry Stillwell, Attorney for the applicants introduced all parties and identified the locations of both McDonald's and JP Morgan Chase Bank. He provided an overview of the requests. Both properties are zoned B -3. The Shops of Oak Brook is located south of the parcels with the same zoning; there is Oakbrook Terrace commercial development located to the east of the property with multiple types of VILLAGE OF OAK. BROOK Regular Plan Commission Minutes Page 1 of 15 November 17, 2008 uses as well as associated parking areas. Oakbrook Terrace single -- family properties are located to the northeast of the property with a substantial separation of approximately 200 -300 feet of open space and a public street between them. To the west on the north side of 22 d Street there is a Shell gas station that is located in Oak Brook and north of that is Oakbrook Terrace with some very heavy commercial development, including Home Depot as well as other retail users and restaurant facilities. The McDonald's facility currently has two full access points from Midwest Road. The Chase Bank has limited access from Midwest Road with the most northerly access facilitating access from the drive -thru lanes and a second access south of the drive -thru has full access into the bank, which is located close to the intersection. Chase also has two curb cuts along 22nd Street, the easterly most curb cut allows a right turn in only and the westerly curb cut is an exit onto westbound 22nd Street. One of their goals is to propose an interconnection between the parcels to provide for cross- access benefits between the two users and their customers. Beyond good planning, the request is also precipitated by the DuPage County improvements to Midwest Road that includes a raised barrier median, which will impact the access points to and from Midwest Road for McDonald's and Chase Bank. McDonald's and Chase Bank have put together an agreement that would allow access to come off of 22nd Street that would allow access to and from McDonald's for both customers. The proposed McDonald's redevelopment plan would allow for full access from the north portion of the property providing for two lanes (one for right and one for left turns) out of the site plus one lane from Midwest Road into the site. The plan is designed in a traditional McDonald's facility. There is a counter clockwise rotation. Because of the cross access design with the Chase Bank, they are showing that the westerly access drive in front of the McDonald's facility was widened to 27 -feet to accommodate two -way traffic. The drive aisle along the south side of the building was also widened to 23 -feet to accommodate traffic and narrows down to 17 feet, which is an acceptable standard for one -way traffic with angled parking. They are seeking Village approval of the cross access concept in conjunction with allowances for certain freestanding signs at each of the access locations, which is the reason for the requested text amendment and would permit off premises signs for each parcel. They are suggesting a shared monument sign so that each user would have an identity at each of the locations for access and would entail an off premises sign for each user. The current McDonald's restaurant will be demolished, the site will be redesigned and a new building constructed that would be approximately 5200 square feet in gross area. The building will contain 125 seats, which is a fairly substantial reduction in the current number of seats. They have proposed a new drive tluu system incorporating the current standard used by McDonald's, which is similar to the Spring Road facility, with a side -by -side drive -thru for the ordering facilities. The design incorporates two order points, but utilizes a single pay and pick up VILLAGE OF OAK BROOK. Regular Plan Commission Minutes Page 2 of 15 November 17, 2008 window that would be located on the north side of the building. The equipment would be the same as the Spring Road facility with a menu sign for each ordering lane. There is also an identification sign that clearly designates the drive -thru lanes and the maximum vehicle height allowed in order not to damage a vehicle or the pay and pick up windows. There is also a presale sign that allows patrons to see what they may want to order before they get to the full menu ordering sign, which will help to improve efficiency to some degree. There are bollard and identification signs along the way. With respect to the drive -thru facility, there has been a tremendous amount of investment by McDonald's Corporation in analyzing and experimenting with different methodologies of maximizing the efficiency for the drive -thru service. When these facilities first started the drive -thru service, sales were well below 50 percent of gross store sales. In the last several years, they have been in the range of 70 percent of annual sales. It is believed that the proposed design at this facility would grow a drive -thru percentage volume to closer to 80 -82 percent of total sales volume. Because of the cultural shift, which is a reflection of customer based preferences; McDonald's has made a great effort to try to design the system so that it would provide for the maximum efficiency for the benefit of the customer, but also to avoid operational snags. A problem at some order sites was a vehicle with a large number of people in it that did not know exactly what they wanted; or other reasons that slowed the order process, which really clogged up the system. The efficiency provided, by the dual drive -thru lanes has proven to be substantial. Tests have been run on existing facilities where the double drive -thru has been installed and has resulted in a 66 percent reduction in the queue. The internal guts of the system goes into the kitchen design, the computer ordering and cash system operating at maximum efficiency to ensure that the orders are correct and the food cooked to order. McDonald's no longer precooks and heats food for delivery to the customer; it is made from the point that the customer places the order. All of these design components had to flow together to create the kind of efficiency that would facilitate that type of delivery of hot, fresh food. This was based upon the request of the customer within a very short timeframe that would keep the process moving; that has facilitated the demand that has occurred with the growth of the volume of the drive --thru facility. In the Chicago land area, many customers like to utilize an outdoor dining area, and wherever possible, McDonald's likes to incorporate an area to accommodate that feature, and the proposed plan includes an outdoor patio seating area to be located on the southwesterly portion of the building. The proposed design is about 80 percent along in the conceptual framework, but is a very good representation of what would be implemented, if approved. The concept is to provide for 3 tables, which would be fixed in place with movable chairs that could be stacked and moved in the off-season. Lounge chairs are in the conceptual design. Staff raised a concern for safety consideration to protect the diners in that area. A 6 -inch barrier curb would surround the adjacent facility serving the drive -thru. In addition, McDonald's has proposed a canopied tubular steeled structure with a fabric top that would filter sunlight. It would provide a sense of enclosure and protection from the vehicular VILLAGE Or OAK BROOK. Regular Flan Commission Minutes Page 3 of 15 November 17, 2008 c� movements on the surrounding driveways. Staff also suggested the movement of the trash enclosure to bring it into compliance with the code, which they will do. The site plan has been designed to preserve the easterly impervious pavement so that it is not broaching any of the existing fencing, retaining walls or landscape materials along the far easterly side of the property. The existing grade changes will be preserved without disturbance. The architecture is an offspring of the Spring Road building, which became the genesis of the new standard for the McDonald "s organizations. The masonry structure consists of brick and cultured stone. The wall signage totals 124 square feet, which exceeds the 90 square feet allowed by Ordinance, so they are seeking relief for that in one of the variations requested before the Zoning Board of Appeals. Other variations being sought include a request for a ground sign on parcels less than 3 acres and a request to reduce the required setbacks. The monument sign includes approximately a 17 square foot panel for each sign side. Staff commented regarding an upgraded sign so they have proposed a conceptual sign that is more of a brick monument sign, with a backlit arch for McDonald's and letters and logo for Chase Bank, which is still a work in progress. They sought input from the Plan Commission on their endeavors. They believe that not only the proposed signs and cross access would be a benefit to the users, but also the general public relative to more efficient utilization of arterial streets that are adjacent to these properties. Staff advised that the issue has been reviewed as a value to shared access to properties and it has been incorporated as a goal in the Commercial Revitalization Plan. In doing so, it is necessary to see what goes into implementing it, making it successful and to provide an incentive for property owners to work together to try to accommodate that type of shared access. That would thereby improve the access and characteristics of adjacent streets and facilitate the reduction in the number and /or type of accesses, which they have accomplished with the modifications to Midwest Road. The site plan also shows 54 parking spaces would be provided, which also requires a variation request. The current ordinance requires 79 spaces and the current site has 66 spaces. The number of seats in the restaurant has been substantially reduced and a more efficient drive -thru system has been proposed, so based upon those changes and the shift in the customer preferences, which McDonald's studies carefully, not only with future, but with existing facilities to determine how effective their standards are working. Staff also suggested providing comparisons from some existing sites that have similar characteristics and what is being utilized as far as parking and how it has worked out. They have identified three locations; one in Glen Ellyn on Roosevelt Road that is larger with 50 spaces. A facility on County VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 4 of 15 November 17, 2008 Farm and Roosevelt Road in Wheaton is larger and has 50 spaces, and in Naperville on Naper Blvd in the Market Meadow, which is about the same size as the one proposed, and has been redeveloped very recently and has 59 spaces, Each store has very similar volume characteristics to this store. The Glen Ellyn and Wheaton stores are larger because they also contain play places, but are similar in seating. All of the facilities have been designed consistent with their standards. They try to seek a 45 -50 parking space range based upon operational characteristics as observed and projected, so they are very comfortable with the 54 spaces proposed for this site that would meet service demand at peak hours, which has a critical demand. Outside of peak hours, the parking demands are very minimal. Based upon their internal standards they work very well and believe the community will find it appropriate based upon the experiences of the corporation. McDonald's sets a very high standard for its operational performance to its customers and would not intentionally under park its facilities if it would impact or injure its reputation with its customer base. They also provided a landscape plan identifying the extensive landscaping provided around the facility and in this region. McDonald's prides itself with lush landscape details that provide an attractive appearance. They are also seeking a variation to the height of the landscape requirements. They agree with the need for landscaping with the softening effect, but the height would be a deterrent to the visibility, which is very important for safety and the commercial success of this endeavor. With the type of extensive reinvestment that the corporation would be engaged in, it is very important that it be very commercially viable. There is a stormwater detention facility located on the east side of the store; currently there is none located on the site. The plans are still under review by staff and they believe the stormwater facility is of sufficient size to accommodate Village standards and will be designed with native vegetation and a wetland type plant material basin, which are encouraged and demanded by DuPage County relative to water purification in the Clean Water Act. Lighting details were provided and they will comply with all Village lighting, illumination, noise or other appropriate requirements and standards. A truck impact study was done to provide appropriate radiuses to accommodate large trucks that make deliveries and they have determined there would not be any circulation problems on the site. Photographs were provided of the existing building, which is over 30 years old and McDonald "s is very proud of its architectural redevelopment. Michael Rechtorik provided a response to staff concerns regarding traffic circulation and access to the site. The west access point is one -way access from Chase entering into the McDonald's and would primarily serve the drive -thru bank. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 5 of 15 November 17, 2008 traffic exiting Chase and wanting to travel south on Midwest Road due to the barrier median that is to be located on Midwest Road. Anyone wanting to travel south onto Midwest Road would be required to go through the McDonald's site, access the main driveway in order to turn left to go south. The east access is a two -way access point from 22"d Street. A concern was the ATM drive -thru lane kiosk for Chase Bank. Two 70 -foot lanes are provided that could accommodate approximately 6 vehicles, along with a by -pass lane that allows the ability for vehicles to bypass the lanes and come straight into the site. Appropriate directional signage would be provided to guide vehicles between the two sites. Vehicles enter through McDonald's to access the Chase Bank will be guided through the site and a lane is provided outside the drive -thru lane to access the bank. Drive -thru queuing was a concern as well, so they provided a field and traffic survey of the existing single lane during the two peak hours for McDonald's and in their opinion it is anticipated that the available queuing provided to the concrete pad would be adequate. They did recommend that additional striping for the drive -thru lane be provided on the south side of the detention basin to better delineate drive - thru traffic from pass -by traffic. In the unforeseen event that vehicle queue around the detention basin, vehicles entering McDonald's through the east Chase access would then be directed to drive counter - clockwise around the building to access the drive -thru lane. On site traffic circulation provides counter clockwise circulation, one way around the site, along with appropriate directional signage. The County is proposing a pedestrian walkway adjacent to Midwest Road and as part of the project, they will provide a sidewalk to connect to the public system as well as a pedestrian crossing to the building entrance. They are evaluating additional striping and stop signs to stop traffic through the site. The southern driveway location on Midwest Road will be converted to a right in/right -out driveway. The northernmost driveway will be a full access driveway with two -way exit lanes and one lane entering the site. A Traffic Impact Study was submitted to the Village and to DuPage County, which are both still under review. Traffic volumes were projected and analyzed to 2014. The results of the study indicated that the driveways along Midwest Road to McDonald's, Chase, Burger and Home Depot would all operate at an acceptable level of service. They also reviewed a model looking at all of the intersections in the area operating together as opposed to looking at it as an isolated intersection, which was also a staff concern. Looking at the a.m. peak hour, all of the intersections operated in acceptable standards with minimum conflicts between the various driveways. Mr. Stillwell addressed the request for the text amendment, which would allow for an off premises sign that would facilitate the cross access and shared sign locations. They believe it is an appropriate request because the corm-nunity has identified a goal to encourage cross accesses, and they believe that signage is a critical goal of VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 6 of 15 November 17, 2008 providing an incentive and facilitating the efficacy of that type of cross access. People need to know where those cross accesses are located if they are going to use them efficiently. When they met with staff, it was mentioned that it was something the Village had thought about in future revisions to the sign ordinance. It was not something that had not been thought of and they were not creating a foreign element that had not been considered to some degree in the community. They thought that it provided some real benefit, not only to them, but also to the community to implement this goal. The standards for a text amendment are as follows: Text Amendment Factors 1. Character of the neighborhood RESPONSE: It is a very intensive commercially developed area on all sides and is property that is also adjacent to very busy arterial roadways. Midwest Road is undergoing some significant modification by DuPage County. They do not believe that this type of signage would impair, impose hardship or damage upon the area in which they would be located. There are several freestanding signs located in the area along Midwest Road and 22,d Street and the need of the signs for the users in the area has already been established. They are suggesting something that is consistent with the character and will provide it with better quality and standards than have been applied in the past. The sign is not imposing and is designed to blend in and provide enhancements to the area. 2. The extent to which property values are diminished by the particular zoning restrictions. With the change of available access that is being imposed upon these sites, based upon governmental authority, does have an impact upon the accessibility of the sites, which can lessen not only the revenue generator but also the business operational plans for the facilities. The importance of the cross access and the signage to facilitate becomes even more important, otherwise you would see a diminution the business operation and in the value of the tax base for the community. All of which the Village is trying to avoid with its forward thinking that has been identified in its Commercial Revitalization Plan. They believe what they are proposing would help to avoid some of the negative impacts that are being created by the greater restrictions that are going to be imposed on the adjacent roadways. 3. The extent to which the removal of the Existing Limitations Would Depreciate the Value of Other Property in the Area. They believe that based upon some of the other examples they have identified in the immediate vicinity of freestanding road signs that there will be no negative impact on the adjacent properties. It is a very intensive commercial area, which is important because it is the lifeblood of our economy, and is very challenged these days. It is very important to facilitate effective identification and marketing of the VILLAGE OF OAK. BROOK Regular Plan Commission Minutes Page 7 of 15 November 17, 2008 facilities in a tasteful, but effective way, which the requests made, will do and will not impact the adjacent neighbors or properties in the area. 4. The suitability of the Property for Zoned Purposes Not Applicable as a text amendment. 5. Existing Uses and Zoning of Nearby Properties. It is very compatible as they identified in their testimony, not only by land use, but other ground signs that are located in the area. 6. The Length of Time Under the Existing Zoning that the property has remained unimproved considered in the context of land development. Not Applicable as a text amendment. 7. The Relative Gain to the Public as Compared to the Hardship Imposed on the Individual Property Owner. The implementation of cross access and the implementation of that for the public facilitates a more efficient use of the roadways by allowing someone heading westbound on 22nd Street to access McDonald's through the Chase property, which eliminates a movement at the intersection of 22 d and Midwest Road and improves the operations as a benefit of the public and is something they believe is also desired by the community as well. 8. The Extent to Which the Proposal Promotes the Health, Safety, Morals or General ''Welfare of the Public. This is an objective being sought by the community and this request helps to implement that objective. 9. The Relationship of the Proposed Use to the Comprehensive Plan. The Commercial Revitalization Plan contemplates the whole idea of cross access and the signage that is essential for that to be an effective tool between these properties. 10. Community Need for the Use Proposed by the Property Owners. Not Applicable as a text amendment. Special Use Standards 1. Is of the type described in subsection Al of this Section, is deemed necessary for the public convenience at that location. The special uses being sought for outdoor dining and a drive -thru are specifically listed as appropriate in the zoning district and do provide a benefit to the public VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 8 of 15 November 17, 2008 relative to the demand by the public for these types of convenient services. 2. Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected; The side -by -side drive thru provides for shorter queues and a larger volume of business effectively, which limits and reduces forms of conflict on site or accessing the facility. They currently have a drive -thru facility that has been there for many years, however, the design has been improved and they hope that would be embraced by the community. The outdoor seating area has been designed to be located on the southwest side of the building adjacent to other commercial uses situated at the front of the building. It is designed with sensitivity to the aesthetic characteristics and with safety of the public utilizing it. They believe that the public welfare will be served and protected by the design of the facilities. 3. 'Would not cause substantial injury to the value of other property in the neighborhood in which it is located. The drive -thru facility is already in existence. This is an improvement and would not result in injury, but rather a more efficient operation, updated technology that provides enhanced operational characteristics, not only from the standpoint of speed in processing, but also in the manner in which processing occurs. It is a 24 -hour drive -thru facility that they would like to continue to operate on that basis. They are designed with modem technology that controls the speaker volume with the environment. They do not believe that there will be any detriment to the value of other property. Village Engineer Durfey reviewed his memorandum regarding Plan Cone- nission issues and the only real issue is the relocation of the northern most driveway. The existing driveway is almost directly across the street from the Home Depot driveway on the west side of Midwest Road. It has been proposed to relocate it 30 feet to the south, which would place it halfway from the Home Depot and the first Burger Ding driveway. It is a concern as a potential problem. The Village's consultant is reviewing it, although a total analysis has not been yet completed. They are concerned about having the driveway moved to the south as proposed. have identified it as a concern and the Village's traffic consultant is reviewing it. He reviewed item 7.0 of his memorandum as follows: The proposal calls for 2 cross access driveways between McDonald's and Chase Bank o the south. It was his opinion that cross access between sites is generally a good idea but on a case -by- case basis, as they may be appropriate in some cases but not others. 1. A positive in this case is that westbound 22nd Street traffic would not have to go through the Midwest Road intersection to get to McDonald's but could turn right and go through the bank. 2. Another positive is that exiting McDonald's traffic that wishes to go west on VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 9 of 15 November 17, 2008 22 " Street can turn right out of the bank driveway, thereby diminishing left turns onto Midwest Road. 3. A negative may be that exiting bank traffic that wishes to go south on Midwest Road (they cannot cross the raised median) can turn left out of the north McDonald's driveway, thereby increasing left turns onto Midwest Road at that location. Taking the cross access points as a whole, he did not believe there was much of a problem there. The consultant did an initial review and agrees that there should not be much of a problem. The consultant is reviewing the stormwater detention and they believe that if the site is small or deficient in size there are ways that it can be accommodated and would not impact the requests being made by the applicant and would be addressed at the staff level. Trustee Wolin commented that he thought the cross access was a very good idea and is one of the things the Village is trying to promote wherever possible. The building would be a very nice improvement and Oak Brook loves McDonald's and Chase. Discussion — Signage Trustee Wolin questioned that the monument sign on 22nd Street makes a lot of sense to him in order to let people on 22nd Street heading westbound that they could access McDonald's. However, people may not be familiar with cross access and might not know what the sign means. He suggested that perhaps some kind of arrow be placed on the sign to notify them that it is an entrance to McDonald's. He thought that it would be confusing to see a sign in the middle of McDonald's with Chase on it and questioned the need for a monument sign identifying Chase Bank at the McDonald's entrance on Midwest Road. Mr. Stillwell responded that the need for the signs at both locations is to capture the traffic that needs to access the other user's site. Southbound traffic on Midwest Road would have only one opportunity to access Chase from Midwest Road, which would be at this location through McDonald's. It is important to provide that visual queue that indicates as well as McDonald's, Chase is also serviced by this location. It shows there is a sharing. They would not object to providing an arrow if necessary and they would like to address staff's comments in regard to the quality of the signs. Trustee Wolin said that it was not clear to him and it did not appear that it would be clear for someone to know access to Chase was through McDonald's. Rich Neubauer, McDonald's Corporation said that additional interior signage with VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 10 of 15 November 17, 2008 arrows directing someone to Chase and that tasteful small signage directing people where they need to go would be provided. Member Sharma agreed that additional directional signage would be needed to move the vehicles around the building. Village Engineer commented that currently people going southbound on Midwest Road could turn into the bank. However, once the raised median is installed they would not be able to do that. Going southbound on Midwest Road they could not turn and would go past 22"d Street, then they would turn into someone else's lot and pull a u -turn to go back again from another direction. This would be less convoluted route since the Chase customers would no longer be able to access the bank going southbound on Midwest Road, unless they go through the McDonald's property. Member Tropinski noted that perhaps the sign could be made less bulky than what was proposed. The sign looks more like a wall and is too bulky and blocks someone view of traffic from the south going north. The proposed sign using steps would provide a better opportunity to see around it. Mr. Neubauer said that they are still working on the sign design. In response to the initial sign presented, staff requested that a classier sign be designed that would not have the plastic background. Therefore, the example provided at this meeting was mounting the sign directly to the brick; but they were having a coordination problem between two sign companies and are not happy with the recent submittal. In response to the Plan Commission concerns, they will look at something more rectangular with one mounted on top of the other with less width and they will work with staff to provide something more acceptable with less brick showing on the sign. The sign with Chase on top may include a directional arrow or "drive -thru" to the sign so that there is more balance to the overall sign. Member Singhal agreed that the sign on 22'd Street should have the Chase logo on top and the sign on Midwest Road should have the McDonald's logo on top. The lower sign would indicate that an entrance is available to the other site. Mr. Neubauer commented that the signs they are proposing are not backlit, but are internally lit channel letters. It will not shine back up against the brick. Member Sharma questioned whether the other signs on 22nd Street meet the ordinance. Village Engineer Durfey responded that the bank and the Shell gas station were the only properties on the north side on 22nd Street that were located in Oak Brook, the other properties are in Oakbrook Terrace. He noted that even with the proposed widening of 22nd Street, the parkway in front of the bank would still have 20 -25 feet of grass before reaching the lot line for the property. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 11 of 15 November 17, 2008 Discussion Parking and Driveway Location Trustee Wolin commented that although parking was not an issue before the Plan Commission and acknowledged that McDonald's is very well organized as to its parking needs and questioned how they feel the reduction in parking spaces would be sufficient for the restaurant. He questioned how 54 parking spaces would be sufficient. Mr. Neubauer responded that in regards to the parking space question, McDonald's believes that the spaces proposed is adequate because they have found that over 70 percent of its customers today use the drive -thru and in some cases it is starting to edge closer to 80 percent with the double drive -thru. There will not be a back up in the drive -thru lanes. People that come inside are usually coming in groups and only one parking space is used. The double ordering lane really does work and provides much better efficiency. The relocation of the northernmost driveway access can be relocated to its original location, but would result in the loss of two parking spaces, which McDonald's could live with. Member Singhal questioned if there would be shared parking with the Chase Bank. Mr. Neubauer said that at tunes it might be shared parking. Although there is a grade difference, a walkway could be provided between the two facilities with appropriate markings. Chairwoman Payovich questioned if a walkway could be provided toward the north of the site. Mr. Neubauer noted that if the driveway would be relocated, there would be additional green space and a walkway could be provided from the one that the County constructs and markings to the entrance. Member Lalmalani questioned whether the western access to Chase Bank could be made two ways. Mr. Neubauer responded that would make sense if the bank did not have a driveway across the front. There are only tellers with drive -thru lanes located in the front and there is no access to the bank. Mike Metzger, Director of Construction for Chase Bank responded that it would make some sense, except for the safety issues with their drive -thru lanes that exit to Midwest Road. Chairwoman Payovich questioned whether Village Engineer Durfey had any other traffic issues. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 12 of 15 November 17, 2008 Village Engineer Durfey responded, not at this time, since a thorough review has not been completed. Outdoor Dining Discussion Member Lalmalani questioned the close vicinity of the outdoor dining area to the vehicular traffic and how the public would be protected. The picture is misleading because it appears that children could run around the area. Mr. Neubauer reviewed the plans and noted that the structures are made of tubular steel around the seating area that supports the overhead. There is also a 6 -inch barrier curb and trees. He said that access to the outdoor dining area is only through the walkways located at the front and side of the building. Chairwoman Payovich agreed that it would be accessed by young children that may be running around playing and not paying attention and asked that better containment be provided to keep children in the area, such as adding more of the concrete planters shown on the plan. Member Singhal noted that Iandscaping alone is not a good barrier to control vehicles. Mr. Neubauer responded that they would address the concerns with vehicular traffic and safety for the children in the outdoor area. They would integrate additional safety with the final landscape design and seating plan, which will be shown on the plan.. Member Tropinski commented on including the addition of a south walkway coming in from the bank side, because the tendency of people is to cut through the parking lot to access the McDonald's. Mr. Neubauer responded that the walkway could be added with appropriate striping. The Plan Commission was polled and it was a consensus of the members that the issues remaining could be resolved at the staff level. _Text Amendment -- Off-Site Premises Ground Sign The text amendment requested by both applicants was identical, and the Plan Commission determined that one motion in support of the text amendment was appropriate. A motion by Member Tropinski, seconded by Member Lalmalani to recommend approval of the proposed text amendment as request by McDonald's and 3P Morgan Chase Bank to allow off -site premises ground signs, subject to the following conditions: 1. The sign and cross access agreement entered into between the property owners is to be recorded so that it stays with the property in the event of sale VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 13 of 15 November 17, 2008 or transfer of ownership. 2. 50 square feet maximum per sign face area per side (100 square feet maximum per sign) 3. One sign allowed per street frontage ROLL CALL VOTE: Ayes: 5 — Members Lalmalani, Sharma, Singhal, Tropinski and Chairwoman Payovich Nays: 0 Absent:2 — Members 1yer and Knitter. Motion Carried. Special Use -- Outdoor Dining Area Motion by Member Singhal, seconded by Member Tropinski to recommend approval of the proposed special use to allow an outdoor dining area adjacent to the McDonald's restaurant to be located at 2111 Midwest Road, subject to the following conditions: 1. The outdoor seating and landscape plans are to integrate additional safety barriers in addition to the concrete pots and landscaping to contain small children in the area and provide reinforcement measures to protect the public from vehicles. 2. Access to the outdoor dining area will only be from the walkways from the front or side of the restaurant. ROLL CALL VOTE: Ayes: 5 -- Members Lalmalani, Sharma, Singhal, Tropinski and Chairwoman Payovich Nays: 0 Absent:2 — Members Iyer and Knitter. Motion Carried. Special Use — Drive -Thru Lames Motion by Member Singhal, seconded by Member Tropinski to recommend approval of the proposed special use to allow drive -thru lanes, subject to the following conditions: 1. To realign the north access driveway with the commercial driveway on the west side of Midwest Road subject to the review of the Village Engineer. The realignment may result in the loss of two additional parking spaces. 2. Provide adequate striping through the drive -thru lanes and pedestrian walkways 3. Provide a pedestrian walkway from the public sidewalk along the north access driveway to the McDonald's entrance 4. Provide a pedestrian walkway from the JP Morgan Chase site to McDonald's 5. Appropriate directional signage to be added to guide vehicles through the McDonald's site in order to access the JP Morgan Chase Bank site. ROLL CALL VOTE: Ayes: 5 — Members Lalmalani, Sharma, Singhal, Tropinski and Chairwoman Payovich Nays: 0 Absent:2 — Members Iyer and Knitter. Motion Carried. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 14 of 15 November 17, 2008 .—pre 6. OTHER BUSINESS OTHER Ess A. CONFIRMATION OF THE 2009 MEETING DATE SCHEDULE CONFIRMATION 2009 MEETING SCHEDULE Motion by Member Sharma, seconded by Member Tropinski to confirm the same schedule of the Plan Commission meeting as the ROLL CALL VOTE: Ayes: 5 - Members Lalmalani, Sharma, Singhal, Tropinski and Chairwoman Payovich Nays: 0 Absent: 2 — Members I er and Knitter. Motion Carried B. CANCEL THE DECEMBER 15 2008 PLAN COMMISSION MEETING CANCEL. DECEMBER MEETING As of this meeting date, there were not any items on the Plan Commission agenda for December. It was the consensus of the Commission to cancel the December meeting. Motion by Member Singhal seconded by Member Sharma to cancel the December 15, 2008 meeting. VOICE VOTE: Motion Carried. 7. ADJOURNMENT: ADJOURNMENT Motion by Member Tropinski, seconded by Member Sharma to adjourn the meeting at 9:51 p.m. VOICE VOTE: Motion carried. ATTEST: Robert K.allien, 'rector of ammunity Development Secretary VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 15 of 15 November 17, 2008