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Minutes - 07/06/2000 - Zoning Board of AppealsVILLAGE OF OAK BROOK ZONING BOARD OF APPEALS MINUTES July 6, 2000 I. CALL TO ORDER The regular meeting was called to order at 7:32 p.m. MEMBERS PRESENT: Chairman Champ Davis Members Paul Adrian Richard Ascher Manu Shah Ayesha Zaheer MEMBERS ABSENT: Louis Aldini George Mueller ALSO PRESENT: Trustee Alfred Savino A quorum was present. IL APPROVAL OF MINUTES Member Shah moved, seconded by Member Adrian, to waive the reading of the July 6, 2000, regular Zoning Board of Appeals meeting minutes and to approve them as written. VOICE VOTE: All in favor. Motion carried. Ill. FOREST PRESERVE DISTRICT OF DuPAGE COUNTY — 3800 YORK ROAD (GRAUE HOUSE) — MAP AMENDMENT TO REZONE THE PROPERTY FROM R3 TO CR AND A SPECIAL USE PERMIT TO USE THE FACILITY (GRAUE HOUSE) FOR CULTURAL AND RECREATIONAL PURPOSES Andrea Hoyt, Manager of Project Development for the Forest Preserve District was sworn in by Chairman Davis. Robert Mork, of Bond, Mork & Dickson, P.C., attorney, represented the Forest Preserve District of DuPage County (hereinafter referred to as "District ") and reviewed their request for map amendment and special use. They are seeking to change the zoning district from R -3 to CR and approval of a special use, which would allow a historical facility to be available to the public and used primarily for educational, cultural and historic purposes. The Graue Mill is noted as a historic location in Oak Brook and has been operated by the District for over fifty hears. The District acquired the Graue House that is adjacent to the Graue Mill in 1988, and the house has been vacant since 1989. In 1998, the District received a grant from the state to renovate both the interior and exterior of the Graue House facility. It is the District's intent and desire that the Village allow the District to fully use the Graue House as a compliment to the Graue Mill. ZONING BOARD OF APPEALS Minutes -V f 4., July 6, 2000 T Over the years, there have been different proposals on how to use the property. The public has urged the Forest Preserve to restore the building historically. At their meetings, the public described this area as the gateway to the historic district. The Forest Preserve District ultimately applied to the State and two grants totaling one million dollars was received toward the renovation. To date, they have spent approximately seven hundred thousand dollars. There is still some interior and site work to do. He said that they were advised by the Village attorney to apply for a rezoning of the property from R -3 to CR, which would be consistent with the adjoining properties that the Forest Preserve District owns. In conjunction, with that to apply for a special use permit to allow the use of the facility contemplated by the Forest Preserve District. The District has planned the ground floor of the Graue House for staging and welcoming of guests to the Graue House; a small exhibit room in which artifacts of the period related to the interpretation of life during the period of active mill operation; and also a space to show the use of the Graue Mill as a stop on the underground Railroad. The ground floor will also be used for meetings, educational and cultural programs, and for social events such as teas and receptions. They may also have a gift shop for the sale of items related to the Graue Mill and House. To the extent that District policy and state law allows, and any local ordinance, they would also propose allowing the District to allow the consumption of light spirits in the event a wine and cheese reception were to be planned at the facility. The second floor of the Graue House will be used as office space for volunteers and /or employees of the Graue Mill Corporation, which assist the District in the operation of the Graue Mill and Graue House. There may be more than just 2 or 3 people working in the House itself, but there would be only 2 -3 working in the offices on the second floor. In the event of a class or a cultural event, they may have more than 3 people who are either staff or volunteers in the facility. Hours of operation of the second floor of the business office will coincide with the hours the Graue Mill is open to the public, which is currently 8 a.m. to 5 p.m. seven days a week. They would also seek the potential to have some evening meetings and evening availability to use the house for a reception or a tea. The Graue House does have a basement, but will only be used for placement of the utilities. The Plan Commission gave its unanimous approval, along with two conditions. These included limiting the number of staff to 8 and stipulated the hours of operation. The Forest Preserve District was in agreement with the conditions. Member Zaheer questioned if the parking area has a sign that shows it is parking for the Graue Mill. Andrea Hoyt responded that they have a large entrance sign that is labeled Fullersburg Woods. It is also located at an intersection with a light that makes it very easy to find. There is also a pedestrian crosswalk at the light and an additional walkway under York Road. Chairman Davis questioned the age of the house. Andrea Hoyt answered that they believe it was built around the 1860's- 1870's. On the south side of the building there is actually a stone that was found during construction that had a portion of the date on it. Chairman Davis asked why there was a limitation placed on the staff. Andrea Hoyt said that they were concerned as to how many people would be in the building at the same time. The Forest Preserve does not want the second floor used for the general public. Only 2 or 3 people will occupy that space. Mr. Mork reviewed the factors that are addressed on page D -1 through D -3 of the petition file. The map amendment will bring this small parcel of District property into conformance with neighboring zoning. The property values will not depreciate because of a change in zoning classification or by granting the special use request. No individual property owner will be affected by the request. Present zoning does not properly reflect the use of the Graue House. The Graue House and surrounding property are publicly owned and the relative gain would be to the public and would be a second historic use to complement the existing Graue Mill. ZONING BOARD OF APPEALS Minutes V r July 6, 2000 2 There was a discussion regarding the zoning and uses surrounding the property. Chairman Davis said that the Graue House has been there since the 1800's and the parking will be across the street where there is already a public use. Member Ascher questioned the parking agreements between the businesses that have agreed to allow their lots to handle the overflow parking. He also wanted to know what and how many occasions would require the need for that type of parking. Andrea Hoyt said that the majority of the parking if there is a special event is actually farther north on Spring Road and into where the nature center parking lot is located. The Halloween walk is very popular and has filled up the parking lot on Spring Road. They have had civil war encampment days that spill out into the area. They make arrangements with adjacent property owners to handle overflow parking during those times. Those are special events and not necessarily things that happen on a weekly basis. Member Ascher asked what types of events will be planned for the new facility and if the building will accommodate large crowds. Andrea Hoyt responded that the parking lot on the east side of York Road will accommodate two buses. The evening events are meetings and are held on the first floor. School groups are the main visitors to the facilities. Member Ascher noted that the area is zoned residential, and if crowds will be there, will there be a parking and /or capacity problem. Robert Mork responded that this facility is not intended to generate the type of use that will trigger massive parking and crowds. It is important to note that the parking lot that gets filled up now and the events go on whether the Graue House is there or not. The structure is not going to lead to increased crowds related to those particular events. Those go independently of the use at the Graue House. The Graue Mill Corporation has some interest in having small groups come in to utilize the first floor as a meeting area and in conjunction with some of their programming, they may put on a wine and cheese social event. They are not talking about huge crowds. Chairman Davis noted that there would be no additional parking added for the Graue House and the parking will still be across the road. If the zoning amendment is granted that will not change the house or additional parking. If the special use is granted there will be a use of the house that does not exist right now. The requested use of the house will not affect the neighboring residential properties. Mr. Mork said that it would not have a negative impact on the neighbors. The programming is for educational programs related to the use of the buildings as part of the Underground Railroad that ties into the historic nature. There will period type of displays that were in use during that time. Chairman Davis noted that people would park across the street and use the underpass to approach the Graue House. Member Ascher was concerned that if this were a commercial development the Village would want to know the exact nature of the programs and would have strict parking requirements. As a governmental body with facilities that are used by the public, the importance of parking and programs is forgotten, then a few years later there is a problem. Mr. Mork said that the existing parking already considerably exceeds any parking requirements for both the Graue Mill and the Graue House. No correspondence was received from any surrounding residences in opposition to the request. No one in the audience spoke in support of or against the proposal. Member Adrian moved, seconded by Chairman Davis that the petitioner has met the requirements necessary to recommend for approval of the Map Amendment as requested to change the zoning of the property located at 3800 York Road from R -3 to CR to conform with surrounding Forest Preserve District property. ROLL CALL VOTE: Ayes: 5- Nays: 0 - Absent: 2- Motion Carried. Adrian, Ascher, Shah, Zaheer and Davis. Aldini and Mueller. ZONING BOARD OF APPEALS Minutes 174-Ile July 6, 2000 3 Mr. Mork addressed the factors required for approval of a Special Use. They have been informed that when construction is completed, it will qualify for listing in the national register as a historic building, which is significant for the Forest Preserve District and Oak Brook. The parking lot and use of the underpass provides pedestrian access and safety issues are addressed. It will not cause substantial injury to the value of other property in the neighborhood in which it is located. A large part of the property in the neighborhood is Forest Preserve District property, in excess of 200 acres, and is a logical extension of the property immediately to the north of Graue Mill and will be part of that facility when completed. The special use granted for this property will not diminish the value of the surrounding properties. Member Zaheer moved, seconded by Chairman Shah that the petitioner has addressed factors as required by the Ordinance to recommend for approval the Special Use Permit at the proposed location as requested and is so designed, located and operated that the public health, safety and welfare will be protected and will not cause substantial injury to the value of other property in the neighborhood. Recommendation for approval is subject to the following conditions: A maximum of 8 staff /volunteers will be able to work at the facility, with the exception of special events. 2. The normal hours of operation will be 8 a.m. to 5 p.m. — seven days a week (to coincide with the hours of operation at the Graue Mill) 3. During special events and for Forest Preserve District board meetings: a. 8 a.m. to 11 p.m. — Sunday through Thursday b. 8 a.m. to midnight — Friday and Saturday ROLL CALL VOTE: Ayes: 5 - Adrian, Ascher, Shah, Zaheer and Davis. Nays: 0- Absent: 2 - Aldini and Mueller. Motion Carried. Ill. ADJOURNMENT Member Shah moved, seconded by Member Ascher to adjourn the meeting. VOICE VOTE: All in favor. Motion carried. Meeting was adjourned at 8:23 p.m. L . Director of Community Devel t Secretary August 1, 2000 Date Approved ZONING BOARD OF APPEALS Minutes July 6, 2000 4