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Minutes - 11/21/2006 - Plan Commission2 3. El MINUTES OF THE NOVEMBER 21, 2006 REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON FEBRUARY 19, 2007 CALL TO ORDER: CALL TO ORDER The Rescheduled 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 7:00 p.m. ROLL CALL: ROLL CALL Gail Polanek called the roll with the following persons PRESENT: Chairwoman Barbara Payovich, Members, Paul Adrian, Moin Salyed (arrived 7 :16 p.m.), Marcia Tropinski and Gerald Wolin ABSENT: Member Raju Iyer and Gopal Lalmalani IN ATTENDANCE: Robert Sanford, Trustee, Robert Kallien, Jr., Director of Community Development Kallien, Barbara Gosselar, Assistant Village Attorney, James Bodony, Fire Chief and Dale Durfey Jr., Village Engineer APPROVAL OF MINUTES: MINUTES There were no minutes to approve. After a brief discussion, it was agreed that New Business would be heard before the Unfinished Business. Steve Norgaard, Attorney for the applicant, said that Deerpath Woods LLC, is the owner of the 12 -acre parcel and is not affiliated with the institute in Basic Life Principles, IBLP, who previously owned this property. The proposal is for 5 lots on the 12 -acre parcel. The property is zoned R -1 and each lot will be in excess of the 2 acre minimum requirement per lot. The access will be from Adams Road and there will not be an entrance or access onto Breakenridge Farm Road. This was a point of contention from some of the neighboring parcels along Breakenridge Farm Road. They worked on a solution with a representative from Breakenridge Farm and on principal, they have an agreement. They believe the proposal is in conformity with VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 1 of 15 November 21, 2006 NEW sUSMSS NEW BUSINESS A. DEERPATH WOODS -- 12 ACRES OF VACANT LAND LOCATED SOUTH OF DEERPArH WOODS - 5 -LOT 35T11 STREET BETWEEN AD S ROAD AND BREAKENRIDGE FARM ROAD SUBDIVISION - 12 AND NORTH OF OGDEN — PRELIMINARY PLAT -- 5 -LOT SUBDIVISION PRELIM vPLANZ - PRELIM PLAT Steve Norgaard, Attorney for the applicant, said that Deerpath Woods LLC, is the owner of the 12 -acre parcel and is not affiliated with the institute in Basic Life Principles, IBLP, who previously owned this property. The proposal is for 5 lots on the 12 -acre parcel. The property is zoned R -1 and each lot will be in excess of the 2 acre minimum requirement per lot. The access will be from Adams Road and there will not be an entrance or access onto Breakenridge Farm Road. This was a point of contention from some of the neighboring parcels along Breakenridge Farm Road. They worked on a solution with a representative from Breakenridge Farm and on principal, they have an agreement. They believe the proposal is in conformity with VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 1 of 15 November 21, 2006 all of the Village codes and requirements for the proposed plat. They are not seeking any variations; and all lots meet the lot requirements. The revised plat should address all of the comments raised by Village Engineer Durfey. The owner intends to keep the land in its current natural wooded state to keep it harmonious with the rest of the area. The brush has been cleared and a tree survey has been done. The conceptual plan shows the 2 wet retention ponds on the property, which will help with the drainage especially the easternmost pond. It will look much nicer than the marshy area that currently exists. They met with the neighbors and provided them with an opportunity to comment and they have been speaking with Fred Cappetta, who is representing a number of the homeowners in the Breakenridge Farm Association. All applicable sections of the Zoning Ordinance and Subdivision Regulations have been met and request approval by the Plan Commission. Fred Cappetta, attorney said that he represents Breakenridge Farm Homeowners Association and individual owners of that area. They did have some concerns regarding the subdivision when it was previously before the Plan Commission. They have met with Mr. Willett, the owner and Mr. Norgaard several times. They are very satisfied to say that they have come to some agreement and understanding between the adjacent homeowners. The matters do not affect the zoning, but affects the relationship of the two subdivisions. They have not completed the agreements, but have come to an understanding in principal and hope to have it formally recorded in the near future, They do not have any objection from their perspective and believe the subdivision could be a harmonious addition to the community. Mr. Jon Green, Engineering Resource, and engineer for the project reviewed the plat. The access point for the 5 -lot subdivision will be from Adams Road onto Deerpath Woods Court, a private street The street will comply with the Village regulations and will have curb, gutter and storm sewers for drainage. There will be a cul de sac and it will meet the requirements of the Fire Department. They have met with Village Engineer Durfey and in response to his issues have submitted a revised preliminary plat, which addresses all of the comments in his memorandum. Some of the issues were with respect to the existing sanitary sewer and water main that traverses through the property. Another concern was that the utilities would not be adequately serviceable due to the location of the previous location of the road In response, they have shifted the location of the proposed road to the south to bring it within 15 feet of the water main as requested by the Public Works and Engineering Departments. They did a safe stopping distance of the site distance profile analysis along Adams Road. The location of the proposed street where it intersects with Adams will be safe and will comply with IDOT's safe stopping site requirements. Adams Road is a little hilly in that area and the street is located close to the top of the hill to provide adequate site from the north and the south. Storm sewers have been added to the proposed plat and there will be catch basins within the street and will be provided on lots in key areas to convey the storm water to the detention ponds. The two detention ponds will serve the property in the natural drainage VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 2 of 15 November 21, 2006 kdft pattern that exists today. There is a natural ridge point through the center of the project; the back lots drain to the west and the front two lots drain towards the east. The detention ponds are place on the natural low points of the property to collect the water in a controllable manner and they work to maximize the tree preservation on the site by limiting the amount of mass grading on the property. They are completing a detailed a tree preservation plan survey and the arborist has tagged and identified about 1200 trees. They are going to work to minimize the earthwork around the perimeters of all the building pads in order to keep the site wooded and try to preserve some of the natural aesthetic features of the property. They have identified where a preliminary entrance monument would be near Adams Road and the developer is proposing a gate on the private road. There will be a keypad for access and entry. They feel that all of the Village concerns have been addressed and comments with respect to engineering and planning that at the time of final engineering the site will meet all of the applicable Public Works and development standards for the Village. Member Wolin asked if the main issues that were not adequately addressed in the case file, were water and sewer and the road safety, had been resolved. Village Engineer Durfey advised that the drainage information has been sent the consultant and the revised plan Don O'Neil, 1224 Birchwood Road, resident said that this property was taken from a plat that was known as Breakenridge 2, which surrounds the proposed development. He questioned if that would now be a fragmented piece of property that could be sold in individual portions. Village Engineer Durfey responded that Breakenridge 2 preliminary plat was dated back in 1985. By Village Code the preliminary plat last for one year, so it is null and void now. However, the proposed plat, fairly well matches the previously approved preliminary plat. The entire Lot 6 was 19 acres; this proposal is for 12 acres. Mr. Norgaard responded that the remaining 7 acres is not part of the plat and remains vacant. Director of Community Development Kallien said that the remaining piece is not encumbered by any existing development and is just a vacant piece that can be developed at a later date. Village Engineer Durfey said that the preliminary plat from 1985 depicts 5 lots and a street that is fairly close to the proposal. There is a 7 -acre parcel to the south, which the applicant did not purchase is vacant land without a street, other than Adams Road. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 3 of 15 November 21, 2006 Bob Lindgren, 1020 Birchwood Road said that it appears everything in the subdivision is being done according to the plan so he did not have an issue with that. He said that until Breakenridge Farm put in a gate about 5 years ago, there were really no gated areas within the Fullersburg Woods Area, which has been characterized by a more open feel to the area. He is becoming concerned with the proliferation of gated sub areas. Callaghan plans to gate Brittwood, so this would be the third gated area. With such a small subdivision, he did not believe that a gate would be necessary and gating is a detriment to the area. Member Wolin commented that this is a very familiar piece of property to the Plan Commission. Previously there were serious objections and it is nice to see that steps have been taken to resolve the main issues that it had. Chairwoman Payovich asked Village Engineer Durfey, since he had not reviewed the revised plan, whether they could be issues that could be resolved prior to the Village Board meeting. Village Engineer Durfey responded that if the Plan Commission was comfortable with the five lots, the road may be need to be moved somewhat or a site distance study, but there was nothing real major. Director of Community Development Kallien said that if the preliminary plat is ultimately approved many times when it goes to a final plat stage there is tweaking that occurs because the final engineering is more stringent. The road may move and the ponds may become more formalized. With previously approved document from 1985 and the proposed plat that is very consistent to that will result in some type of development that is very similar to the concept that is proposed. Member Wolin said that there will be different views on gates and security is an increasingly important issue. He suggested that in this case there is an opportunity to move the gate further in so that it is not as obvious from Adams Road. Director of Community Development Kallien said that many of the subdivisions, which have private streets, have been afforded the ability to have a gated system. A separate pen-nit is issued for the gate and staff works with the applicant to ensure that there is proper distance between the roadway and the gate itself to ensure there is enough room to store a number of vehicles and delivery vehicles. It is done on a case -by -case basis because each subdivision has different characteristics from it to the road. Member Wolin noted that it appears that there is enough room to move the gate farther back from the road from an aesthetic viewpoint as well as safety, which would be highly desirable. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 4 of 15 November 21, 2006 la Motion by Member Wolin, seconded by Member Adrian to recommend approval of the applicant's request for a 5 -lot preliminary plat of subdivision of the 12.02 acre parcel of land subject to the following: 1. Access to the subdivision will be from Adams Road to Deerpath Woods Court, which will be a private cul -de -sac designed to Village standards. 2, Engineering approval of the road design, which includes the water and sewer lines and the safety issues on Adams Road. 3. The developer is to move the gate further in from Adams Road so that it is not too obtrusive from the road. 4. Engineering approval. ROLL CALL VOTE: Ayes: 5 — Members Adrian, Saiyed, Tropinski, Wolin and Chairwoman Payovich Absent: 2 — Members Iyer and Lalmalani Nays: 0 -- None. Motion Carried. 5, UNFINISHED BUSINESS 5. A. CLEARWATER — YORK ROAD EW LLC c/o THE JOHN BUCK COMPANY — 2100 and 2122 YORK ROAD — TEXT AMENDMENT AND SPECIAL USE Director of Community Development Kallien said that at the last meeting there were many ls�ues staff had previously identified that needed to be addressed. The Engineering;`Rublic Works, Fire Department and Community Development staff has had a series of meetings with the applicant's development team to discuss issues and seek a resolution. Many of the documents that have been added to the case file address each of those concerns. John Brechin, 619 Addison Road, Addison, Illinois, Attorney for the petitioner said that the meetings have been long and productive; and they feel that they have addressed every staff issue concerning the text amendment and special use. They recognize that there are permit issues, but do not necessarily need to have solutions to those now. They have been and will continue to work on those to satisfy the concerns of the Fire Department as well as the drainage issues. All of the concerns regarding the application before the Village have been addressed adequately with staff. Director of Community Development Kallien clarified that the project goes through the process of Plan Commission review, Zoning Board of Appeals review, and approval by the Village Board. The applicant is seeking the approval of a very specific concept. There are issues relative to the Building and Fire Prevention VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 5 of 15 November 21, 2006 UNFINISHED BUSINESS CLEARWATER -- YORK ROAD EW LLC coo JOHN BUCK CO — 2100- 2122 YORK RD — TEXT AMEND and SPECIAL USE Codes and Engineering standards that the applicant will still have to meet, regardless of what is done before the Village boards, at the time of building permit and as the project is refined, those are the things that they will continue to work with. There may be slight modifications as to how the fire trucks are provided access to the building, which will be worked out through the other relevant codes and code requirements of the Village. It will be tweaked as they deal with individual permits. The same concept fell true with the Oak Brook Promenade. Some accommodation had to be made as the buildings were actually going through the building permit process because what originally had been anticipated on paper had to be modified when it was actually constructed in the field. John Brechin said that the issues left are due to compliance with Building Department issues and they are confident that they will reach a resolution on all of them, before they get to that point. Member Wolin said that the residents are concerned with the traffic and those issues should be addressed. Susan Hammersley, Senior Vice President, John Buck Company provided an overview of the project and the modifications that have been made since the last meeting. Many of the staff issues really had to do with permits, so they are not really visual in nature. The project is located at the northwest corner of 22'd Street and York Road. The property is currently improved with an office warehouse building located on the north side of the property, which will be demolished. All of the tenant leases have been terminated and the tenants will be moving out around the beginning of 2007. The existing office building will remain and it is substantially leased with long -tern leases. Their goal is to create a mixed -use project for this area. It is not only an amenity to the Village, but also to the surrounding communities as well as Oak Brook's daytime population, which is about 100,000 people who are in Oak Brook every day, working, living, shopping, etc. They have created a number of uses for the project. There is an approximate 50,000 square foot full service health club. They are also working with Starwood to do, what is called a "Loft," which is a W brand hotel, designed for the suburbs and will provide all of those basic services. They are also planning a 16 -story condominium building. They are working through floor plans and estimate there will be around 65 units. There will be retail tenants and they have tried to create some out -lots for restaurants with visibility from 22nd Street. They have created some special areas that will serve a number of purposes. There is a park in the center of the site and a lot of green all around the project. They intend to put in a place for coffee or food so that people can sit outside during the warmer months. The condominium building will have its own underground parking garage that will be gated with keycard access. There is shared parking throughout the site. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 6 of 15 November 21, 2006 Since the last Plan Commission meeting, they have met with the Fire Chief to work with him regarding fire related issues such as fire lanes and access to all sides of the building; as well as code requirements to the building. They revised the loading areas so that a truck will not block any part of the road. There were concerns about a left hand turn being made near the entrance at Clearwater and York. It has been revised so that they will design a median and will allow access right in, but not a left into the site. It will also allow a right out and left out access onto Clearwater. All driveway and parking stall widths will meet village standards. There is now a full sidewalk around the entire site. The hotel canopy has been relocated within their property line. In regards to signage, they had originally asked for 45 square feet and now realize that is too big and have reduced the request to 20 square feet per sign. Originally, that had requested 750 square feet of signage relative to the hotel, which had been based upon the measurement of a very large rectangle. They now understand that the Village bases the signage upon the letters and have reduced their request to 300 square feet. Dave Miller, President, Metro Transportation Group said that traffic counts were conducted on York Road, 22nd Street, Clearwater, the 1 -88 off ramp and at 22nd Street at Clearwater, which resulted in the peak hours being between 7:30 -8:30 a.m. and between 4:30 -5:30 in the evening. A mixed -use development versus an office use is preferable from a traffic standpoint. With a variety of mixed uses there is the opportunity for people to do multi - purpose trips, such as going from the office to a restaurant or health club; or going from the hotel you can go to one of the other uses on the site. The traffic for this was reduced by about 15% because of the internal capture. (This was a conservative estimate and may be higher.) There is also pass by traffic, which means that a certain percentage of traffic from York or 22nd Street that would go to the site as part of another trip. It reduces the amount of traffic on the existing road versus what is coming specifically into the site. An advantage of mixed use versus a single use, such as office, is that it provides an opportunity to actually reduce the traffic by using both internal and pass by traffic. They took the traffic generated and applied it to the surrounding roadways and intersections. Based upon the traffic counts, there is enough traffic at the intersection of Clearwater and York to generate a traffic signal and that location; and is a recommendation as part of this development. They have also recommended widening the west leg of Clearwater from 28 feet to 36 feet, which would allow 2 lanes outbound and 1 lane inbound and to align it with the east leg which is also 36 feet wide and to restripe it so that it is similar to the west leg. In conjunction with the traffic signal, there would be some widening of Clearwater west of York Road. On York Road, a southbound right turn lane extends about 40 feet north of the right in/right out. They have recommended extending it an additional 60 feet, so there would be a 100 -foot right turn lane in advance of the right in/right out because they are anticipating traffic from York Road to turn right into the site. The intersection of Clearwater and 22nd Street is a very wide intersection, it is currently striped for one VILLAGE OF OAI� BROOK Regular Plan Commission Minutes Page 7 of 15 November 21, 2006 lane, and it is wide enough to be restriped to create a small southbound left turn lane and separate right turn lane and have one lane going northbound. It will allow right turns to turn more easily onto 22 "d Street. They can adequately accommodate the traffic of the surrounding roadways with these recommendations. One of the concerns raised was what the development would do to York Road traffic south of 22 "d Street. The two peak directions are northbound in the morning and southbound in the evening. In the morning, they would be adding about 3.6 percent of this traffic as a ratio to the existing traffic. They would be less than 4% in the northbound direction in the morning and 4.4% in the southbound direction in the evening. The added traffic is within reason of what would be expected with a development. The other traffic would be assigned west and east on to 22 "d Street and north on York Road. They did a parking analysis to determine if there was adequate parking for all of the proposed uses and did a shared parking analysis. When there are several uses, as proposed on this site, the peak parking time does not always occur at the same hour. Some will occur earlier and some later. The hotel will typically have its peak at 6:00 a.m. in the morning and others will be mid -day or in the evening. They did an hourly variation for each of the uses as to what its parking demand would be based upon studies by the Institute of Traffic Engineers (ITE) parking analyses and found that for this particular use, the peak parking demand for all six uses together actually occurs from 6 p.m. to 7 p.m., including the condo, which was 891 spaces. This is quite a bit less than what is being planned for the site. The parking demands do not all occur at the same time. They feel that the traffic and parking can work satisfactorily for this development. Member Adrian questioned what the percentages meant in the term of the actual number of vehicles. Mr. Miller responded that in the morning, in the northbound direction on York Road, the development will generate about 45 cars and in the evening, it will add about 80 cars going southbound during that peak hour of 4:30 to 5:30 p.m. Terry O'Malley said that he represented the Fullersburg board, which is located south of the site and said a lot of discussion has taken place regarding the traffic on York Road. He applauded the mixed -use development and the fact that it would generate less traffic, but was surprised that there would be an additional 80 cars going southbound. For the people that live on York Road, it is a problem every evening, although he does not know if there is a solution. Every added car will help to create more havoc toward Hinsdale at York Road and Ogden Avenue. Harry Peters, President of the Forest Glen Homeowners Association said that they represent some of the Oak Brook population that is located north of the proposed development going toward Roosevelt Road. They do applaud this type of VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 8 of 15 November 21, 2006 development coming into Oak Brook. It is good for Oak Brook and they like to see that, but they want to make sure, since they only have one access for ingress and egress into their subdivision, which is located on York Road and is already a mess because it was developed in the 1970's, and traffic has expanded. Unfortunately, that roadway, which they use every day and they rely on was built and developed in the 1970's. They have seen increased traffic and currently have some problems with the roadway and do not want the officials to forget that it is part of Oak Brook. They want to make sure that the road is properly configured for the additional traffic because this may be the straw that breaks the camels back. Although a 4% increase does not sound like a lot, they want to make sure that the roadway is improved and that close attention is paid to how it can be improved, which he deferred to the experts. He has made comments privately to staff and village officials, but wanted to be on the record to understand that they have concerns and would like to see it carefully addressed as it proceeds. John Brechin said that it is important to point out that they are proposing signalization at the intersection of Clearwater and York Road. One of the advantages will be that the signal will create gaps that will benefit the subdivision, because it will be stopping traffic, which will allow the residents to get in or out a little easier than it is now. After this development, the traffic at the subdivision entrance will probably be better. In response to the traffic going southbound in the evening, is that one of the advantages of this development is that it is an attractor. Some of the traffic that would otherwise be using York Road during the peak hour will not be using it, because they will be stopping in at the development to shop, eat or use the fitness center. The use will help to minimize the increase in traffic that is associated with the rush hour time period. Not only do they exceed the minimum parking requirements on the site, but John Buck also owns the property immediately east of the project, which is an office complex, so they will have the flexibility in non - office hours to utilize the parking for any needs of the site. Director of Community Development Kallien questioned where the traffic going south was heading. Mr. Miller responded that they did not get into that type of detail, however, some of it was going to I -294, and some of the people going to the development will be living in the area. There is no way to know how many would continue onto Ogden Avenue. Director of Community Development Kallien asked if the analysis looked at any type of capacity improvements that perhaps the County should undertake to the north of the project on York Road. Mr. Miller responded that in terms of capacity on York Road there is sufficient capacity on the road itself They did not analyze all of the intersections north of the off ramp. As far as the intersections to the north, there may be at some time some additional improvements if traffic continues to grow in the area, but they did not get into that level of detail. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 9 of 15 November 21, 2006 Member Wolin said that he also agrees it is a very nice development; however care needs to be taken in some areas, especially the traffic. His personal opinion was that a 4% increase is a lot. He questioned how it was determined that there were an additional 85 cars going south, which seems high for this type of development. Mr. Miller responded that they look at the distribution from the development and determine how much is going west and east on 22nd Street, north, and south on York. Based on existing traffic volumes and other constraints on the roads, they estimated about 15% of the development would go south on York. Member Wolin said that looking at the type of uses on the site, he did not understand where the cars would be coming from. Mr. Miller responded that some will be going to residences and some will continue south to Ogden to get onto I -294. He said all the traffic on the site is totaled and then distributed. An assignment was not given to each and every one of the uses. Looking at the capacity of the road, it was his feeling that the 4% increase seemed to be reasonable; that may be a high projection, but they felt it was conservatively high. The traffic from the existing 3- story office building was included in the existing count. Member Wolin said that he has been on York Road between 4:30 and 5 and it is a busy road both ways during that time and adding 4% to it is a problem. It was his personal opinion that he does not believe that would be a true number based upon the kind of buildings that are being proposed. During the peak hours be believes the percentage of increase will be less. Director of Community Development Kallien said that the office warehouse building that is being eliminated could be converted under the 0 -4 zoning to an office use and could generate a tremendous amount of traffic leaving at rush hour. In essence, they are taking that use out of the equation and replacing the office use for retail space, condominium, and health club users. Mr. Miller said that if the whole project were office, there would be a higher traffic generation, there would be no discount for internal use, and all users would arrive and leave during peak hours. This development does not have nearly the amount of morning peals hour as an office use would. There are a lot of benefits of a mixed -use development from a traffic standpoint. Member Wolin said that in total this development would be a net minus for traffic. If this use would not be approved, at some later date a developer could come in and construct offices in that area and that would be a much worse solution from a traffic standpoint. Traffic is a concern on York and the Village and others need to address it. In conclusion, he said that he feels good about this project. Village Engineer Durfey said that the Village from the northern Village limits south to Golf Drive controls York Road. South of Golf Drive it is a County controlled road, VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 10 of 15 November 21, 2006 Director of Community Development Kallien said under the 0-4 zoning the property has the ability to develop at .8 FAR; and the development as shown, is under that. As office, it could be built as 500,000 - 600,000 square feet of office, which would generate incredible amounts of traffic. Member Saiyed questioned the sales tax revenue for the Village. Susan Harnmersley responded that the estimated sales tax to the Village in the first year to be about $430,000, which would go up each year; and a hotel tax of approximately $50,000 per year. Member Wolin said that the developer has pointed out addition of a traffic signal at Clearwater Drive and York Road as well as an extension of the right turn lane on York Road. He questioned a contribution from the developer toward those expenses. Susan Hammersley responded that the John Buck Company is paying for all the roadway improvements. Member Wolin commented that York Road is a problem and hopefully it is somewhere within the Village priorities to get it resolved. He asked if the concerns regarding the signage had been resolved. Director of Community Development Kallien responded that they had received updates and revisions almost daily and the meetings between the development team and staff have helped. He is comfortable with the way the signage should be calculated for the hotel. The resulting signage would be well within any other retail center. The graphics provided and the type of signage to be installed would be very tasteful like the signage is for the rest of Oak Brook. It will provide enough signage for people to know what is there, which is necessary. Member Wolin questioned the concerns and standing regarding stormwater management. Village Engineer Durfey responded that it is under review. The applicant before the Plan Commission is for zoning and a text amendment, which are independent of the drainage issues that are ongoing, but are not on the table at this meeting. Member Wolin questioned whether the Village Board should be considering an independent path regarding the impervious property as well as the revitalization program. Director of Community Development Kallien responded that as part of the commercial revitalization program, there is an expectation on everyone's part that there would be a list of code amendments. This would include additions and deletions that will come about and he would anticipate that the consultant would do that. There are other code issues, not related to zoning. Stormwater is one of those things to be addressed. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page I 1 of 15 November 21, 2006 0000"PI-61 Member Wolin said that if John Buck comes in with the 80% request that has not yet been approved by the Village Board, it could be a showstopper. John Brechin responded that they are very confident the issue will be resolved. It is a very complex issue and Village Engineer Durfey had told him he might reach out to other engineers to see how they would handle a similar situation. Lombard recently went through it with the convention center that is under construction and they surely are not providing detention for the entire Yorktown Shopping Center. They will work through it and find something that works for both the Village and the development. The issue will be resolved, not right away, but before they receive a building permit. Member Saiyed asked about who controls the traffic that is generated from access to and from the tollways. Director of Community Development Kallien responded that as part of the revitalization project, which is well underway with plans to be adopted by the end of 2007, traffic is one of the main elements of the plan. McDonough and Associates has been retained to look at the whole issue of traffic and it is expected that they will offer a number of alternatives to mitigate traffic on 22nd Street. It may include recommendations to reconfigure the signals, widen the pavement, additional on and off ramps off the various tollways. They have had very preliminary discussions with the John Buck Company regarding an alternative that may be available to get access to I -294 that would be directly east of this project. There are some opportunities. This project, if approved, will take several years to build so it provides a window as to what needs to be done in a more global context. Member Saiyed questioned whether the Village could use leverage to talk about that to get some sort of commitment. John O'Donnell, Principal with the John Buck Company said that they do not know how it would affect their properties, so it is hard to respond. The better the traffic the better it would be to their land value as well and they would welcome it as well as everyone else; however, without a specific plan, it is hard to respond, but they are positive toward it. Member Saiyed commented that the Elmhurst Hospital is going to be north of the development and that will create more problems in terms of traffic. Mr. O'Donnell said that they would be happy to help, but they do not know what is being proposed. If it were something that would not reduce the value of their property in any significant way, they would be more than happy to do that. Director of Community Development Kallien said that the key thing is that it will take a lot of different parties to fix the problem, including the Tollway Authonty, VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 12 of 15 November 21, 2006 IDOT, a number of municipalities are involved as well as the County. As these projects move forward, such as the Elmhurst hospital and other things, meetings will be needed to strategize as how to fix the problem. The Village has been very patient over the years and now the widening of 22nd Street and the I -88 bridge is coming to fruition, so over time, good things do happen and we will eliminate that bottleneck. Greg Luczak, 510 Abbeywood Court, a resident of Forest Glen asked if they could see a picture of the area as it exists right now. A picture of the area was provided on the screen showing the existing office building and warehouse on the site. Harry Peters asked that Village staff look into the capacity on York Road. They would like to know where the capacity is at, what this development will add, and what we need to improve the north end of York Road. This new development has got to bring more traffic, especially retail. The traffic will not only be increased during peak hours, but all day and the weekends as well, because of the coming and going from the site. Chairwoman Payovich said that the John Buck Company, village staff and everyone on the Commission, would be looking at the traffic issues. Member Wolin responded that he agreed with Mr. Peters, that there will be more traffic due to the development, but the reference he made earlier was in regards to his concern during the peak hours of traffic. Ms. Hammersley reviewed the site plan showing the existing site with a 2 -story office structure and the warehouse. Director of Community Development Kallien said that he had heard a comment from someone regarding the height of the proposed condominium building. The applicant has provided an analysis and the tallest existing office buildings are on 22nd Street and are about 14 stories. However, the proposed condominium building with the penthouse is about 10 feet taller, so it is clearly within the realm of the scale of building sizes that exist in our corridor. They previously identified a number of schematics that showed how it would look from various points and in many cases the building is actually hidden from view. Member Wolin said that the Elmhurst hospital will add a lot of traffic and it will be during peak hours and throughout the day. It behooves the Village to work with the City of Elmhurst to the extent we can in regards to the traffic issues it may cause for the Village. There was a brief discussion regarding continuing the matter for another month or to move it forward to the Zoning Board of Appeals. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 13 of 15 November 21, 2006 Trustee Sanford said that the proposal has been well reviewed and studied. It is a very good plan and he is delighted to see that it is not going to have a massive impact upon traffic. TEXT AMENDMENT Motion by Member Wolin, seconded by Member Saiyed, to recommend approval of the applicant's request for a text amendment to create a special use in the 0 -4 District to permit a mixed use development on parcels of 15 acres or more and to contain a variety of uses including, office, retail, retail, hotel, health club and condominium housing as revised. ROLL CALL VOTE: Ayes: 5 -- Members Adrian, Saiyed, Tropinski, Wolin and Chairwoman Payovich Absent: 2 — Members Iyer and Lalmalani Nays: 0 — None. Motion Carried. SPECIAL USE Motion by Member Wolin, seconded by Member Adrian, to recommend approval of the special use for a mixed -use development in the 0 -4 District in the conformance with the plans submitted and as revised, subject to the following conditions. 1. The applicant's agreement to pay for the proposed traffic signal, the extension of the right lane on York Road and all associated roadway improvements for the development of the Clearwater project. 2. The applicant is to work with the Engineering department to resolve the stormwater management issues. 3. The applicant agreed to work with the Village on the principles of the related traffic issues on York Road. 4. Subject to final plans as revised and predicated on the ability to adhere to all other village codes and ordinances relative to building, fire prevention, engineering, etc. at the time of building permit. 5. Continue the dialogue with village staff and all other parties regarding the long -term traffic solutions. ROLL CALL VOTE: Ayes: 5 — Members Adrian, Saiyed, Tropinski, Wolin and Chairwoman Payovich Absent: 2 -- Members Iyer and Lalmalani Nays: 0 — None. Motion Carried. 6. OTHER BUSINESS A comment was made that there may not be a December Plan Commission meeting. There was no other business to discuss. VILLAGE OF OAK BROOK Regular Plan Commission Minutes Page 14 of 15 November 21 , 2006 nz�w OTHER BUSINESS 7. ADJOURNMENT: Motion by Member Wolin, seconded by Member Adrian to adjourn the meeting at 8:45 p.m. VOICE VOTE: Motion carried. ATTEST- Robert Kallien6sp6r of Community Development Secretary VILLAGE OF OAK BROOD Regular Plan Commission Minutes Page 15 of 15 November 21, 2006 Oak. ADJOURNMENT