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Minutes - 03/06/2012 - Zoning Board of AppealsMINUTES OF THE MARCH 6, 2012 REGULAR MEETING OF THE ZONING BOARD OF APPEALS OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON MAY 1, 2012 1. CALL TO ORDER: CALL, TO ORDER The Meeting of the Zoning Board of Appeals was called to order by Chairman Champ Davis in the Samuel E. Dean Board Room of the Butler Government Center at 6:59 p.m. 2. ROLL CALL: ROLL CALL Gail Polanek called the roll with the following persons PRESENT: Chairman Champ Davis, Members Jeffrey Bulin, Natalie Cappetta, Baker Nimry and Alfred Savino. ABSENT: Member Steven Young and Wayne Ziemer IN ATTENDANCE: Mark Moy, Trustee and Robert Kallien, Jr., Director of Community Development 3. APPROVAL OF MINUTES: MINUTES REGULAR ZONING BOARD OF APPEALS MEETING OF FEBRUARY 7 2012 Motion by Member Bulin, seconded by Member Nimry to approve the minutes of the February 7, 2012 Regular Zoning Board of Appeals meeting as written. VOICE VOTE: Motion carried. 4. UNFINISHED BUSINESS UNFINISHED BUSINESS There was no unfinished business to discuss. 5. NEW BUSINESS NEW BUSINESS A. HUB GROUP — 2000 CLEARWATER DRIVE — MAP AMENDMENT — BUS GROUP - 2000 CLEARWATER DR REZONE PROPERTY FROM ORA -1 to 0-4 MAP AMENDMENT ORA -1 TO 04 Chairman Davis swore in those that testified at this hearing. Andrew Scott, Attorney for the applicant, of Dykema Gossett, located at 10 VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 1 of 16 March 6, 2012 00 South Wacker Drive, Chicago, IL introduced Andy Perille, Hub Group, Inc., the applicant, Martin Wolf, Solomon Cordwell Buenz, the project architect and Patrick Kennedy, V3, project civil engineers. Mr. Scott provided the background for the requested map amendment. The subject property located at 2000 Clearwater Drive is approximately 17 acres, currently zoned ORA -1 and improved with a multi - story, approximately 198,000 square foot office building. There is a lot of impervious surface on the site. Hub Group recently completed a lengthy corporate headquarter selection process. After looking at a number of other states and sites within Illinois, they ultimately decided on the 2000 Clearwater site, which is intended to be the Hub Group international corporate headquarters. They will be consolidating a number of locations in Illinois into Oak Brook. Within the next 2 -3 years there will be 350 -375 new Hub Group employees and affiliated subsidiaries at the new corporate headquarters. In order to accommodate all of these people the company proposes to build an approximately 140,000 square foot, four -story office building. There will be about 552 surface parking spaces and 45 below grade. Some of the impervious parking area on the site is intended to go away as part of the development project. There will be detention on the site. As part of the development project they are seeking a map amendment to rezone the property to 0-4 office. The principal reason is that the current zoning classification has a 100 foot setback off of Clearwater Drive, which substantially constrains the flexibility needed by the company in order to develop the property. The 0-4 District gives them a 40 -foot setback along Clearwater, which is much more manageable and gives them flexibility and more creativity in terms of the site and how they construct the building. It also provides the opportunity to increase the FAR slightly. The 17 acres was more space than needed, but they want to have the opportunity to expand in the fixture. They are a growing company and want to give themselves the opportunity to grow into the future. The company was founded in 1950 and wants to plan so that Hub Group is around for another 50 -60 years. Chairman Davis asked what the nature of the business was. Mr. Scott responded that they are a green firm that basically arranges for the transportation of materials from A to B. They will get freight off a boat and onto a truck, a train or to its ultimate location. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 2 of 16 March 6, 2012 QVt Chairman Davis questioned if Hub Group was the owner of the subject property. Mr. Scott responded that they are the current owner. Martin Wolf, Solomon Cordwell Buenz, the project architect provided an overview of the project. It is a preliminary design so what has been shown may not be exactly the way the project would be developed, but it does give an indication of the overall size and strategy for the corporate headquarters. The project is located west of York Road and north of 22nd Street. It has convenient access to the major arterials in the area. The frontage is on York Road and parking would be located behind the building (west). The property descends to the west side of the site. He reviewed the Preliminary Site Plan (page 7.a of the case file). He noted that it would meet the 100 -foot setback off of York Road and the relief being sought with the new zoning would reduce the 100 foot setback on Clearwater to 40 feet which would allow them to configure the site in a much more comfortable and functional way. The change would allow the front of the building to be oriented to face York Road. The primary entrance to the building would be on the west side of the building. There is a below grade level beneath the building and loading accommodations would be on the north end of the site. The parking, landscaping and detention, would be on the west side. They plan to keep as many trees as possible and would be developed during the further stages of design. The preliminary plan of the building elevation from the southeast perspective (page 7.b of the case file) shows a very simple looking building. They are trying to achieve a high level of energy efficiency and sustainability. They are targeting a LEED gold as their threshold. The building would have high performance glass to allow an abundance of daylight to permeate into the office space interior and at the same time the high performance glass is highly energy performing in the sense that it reduces solar load with a combination of coatings and tinting on the glass. There are four levels of approximately 30,000 square feet; 140,000 gross square feet sitting on top of a below grade parking level. The preliminary aerial perspective (page 7.c of the case file) from the southwest facing the northeast shows the main entry to the building. There is a large elliptical shaped courtyard that accommodates the drop off function, handicapped spaces and entry to the building. The employee parking extends to the west. Landscape elements would be provided per the ordinance as the design is developed. They believe the building would be an enhancement and a VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 3 of 16 March 6, 2012 QU4 welcome addition to Oak Brook. It is a forward looking modern building, which keeps Hub, a forward looking green company with a high profile corporate neighborhood in Oak Brook. They believe that the rezoning would augment the ability of Hub to do a first rate development on this property. Mr. Scott noted that there was correspondence from the Forest Preserve District Patrick Kennedy, V3 Company located in Woodridge, Illinois, project civil engineers reviewed the engineering drawings to show the area of concern that was raised by the Forest Preserve District, which is located along Salt Creek. They were concerned with storm water runoff from the property and requested all the appropriate codes be followed. They intend to follow the DuPage County Storm water Ordinance as administered by the Village of Oak Brook and have a preliminary design, which accomplishes that. Their next concern was the water quality. As the property sits today there is a lot of impervious parking lot area. They would take some of the existing parking lot area and actually put in green detention and storm water management facilities, which would be all green open space. As the water would come off the parking lot it would filter through there and improve the water quality aspect of the Salt Creek corridor because it would act as a natural filter for the storm water. They also questioned the buffering along Salt Creek. By putting the detention and storm water management in place they would be creating a natural buffer to the area. The project would not decrease the buffer zone, but rather increase the buffer areas by putting their natural facilities in place. Chairman Davis thanked them for addressing those issues that would be handled during the permitting process. Mr. Scott addressed the standards for a map amendment as follows: 1. Character of the neighborhood RESPONSE: Surrounding the subject property is 0-4 zoning so they would be consistent with other zoning in the area. It also meets the Village's long range plan for this particular area. There are a lot of commercial uses and Hub would be in line with the character of the neighborhood. 2. The extent to which property values are diminished by the particular zoning restrictions. The applicant is seeking rezoning from ORA -1 to 0-4 to permit the development of a new 140,000 square foot office building. The existing zoning has site constraints due to the floodplain and the existing 100 foot setback along VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 4 of 16 March 6, 2012 V-W Clearwater controls what can be done with the property and would diminish the property value. 3. The extent to which the removal of the Existing Limitations Would Depreciate the Value of Other Property in the Area. The new 140,000 square foot office building would enhance property values in the surrounding area. 4. The suitability of the Property for Zoned Purposes The property is more than suitable for commercial uses in the surrounding area. 5. Existing Uses and Zoning of Nearby Properties. Surrounding the subject property is 0-4 zoning so they would be consistent with the other zoning 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. This standard is not applicable. 7. The Relative Gain to the Public as Compared to the Hardship Imposed on the Individual Property Owner. The gain to the public is the new development and it solidifies Oak Brook. It would be a corporate base for the corporate headquarters. There would be enhanced taxes and more people in the surrounding area that will be visiting nearby businesses. There would be public gain compared to the constraints that would face the Hub Group in trying to develop the property. 8. The Extent to Which the Proposal Promotes the Health, Safety, Morals or General Welfare of the Public. It would enhance property tax values and enhanced economic opportunities. The project would comply with all applicable codes and ordinances 9. The Relationship of the Proposed Use to the Comprehensive Plan. The proposed use is consistent with the long term vision for this area for 0-4 zoning. 10. Community Need for the Use Proposed by the Property Owners. It is an opportunity to enhance and further establish the corporate headquarters and commercial base of the Village along with all of the benefits that come VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 5 of 16 March 6, 2012 from a corporate headquarters being located here, which includes new taxes and new opportunities for corporate sponsorship and it would be a benefit to the community. Chairman Davis questioned the expected timetable should the request be granted. Mr. Scott responded that commencement of construction would be mid -2012 with the ability to move in by the end of 2013. Member Cappetta questioned the change of zoning in that area and whether the parcels were being changed one -by -one. Director of Community Development Kallien said that the Village created the 0-4 District (around 2000) with the idea of providing a district to accommodate redevelopment. This area was identified as a prime area. John Buck Company built the 2000 and 2001 York Road building and the Clearwater development was rezoned to 0-4 to accommodate a mixed use and Duke Realty rezoned the property north. The future was really predicted Hub Group could have either chosen to rezone the property to 0-4 or gone through the Planned Development process. The conceptual high quality building design is what you would expect from the Planned Development process. It is a win -win for Oak Brook. Member Savino questioned the possible expansion on the west side of the lot and questioned how parking could be accommodated. Mr. Scott responded that at their present location they are busting at the seams and wanted to acquire a piece of property that had sufficient space for additional growth and it could be for possible future expansion or a parking deck but they had not thought it out as yet. Member Savino asked how the Hub Group would be a responsible partner with Oak Brook. Mr. Scott responded that they would integrate themselves into the community, not only socially, but also into the business community. In all of the municipalities that were visited and considered, Oak Brook was the most welcoming and warm community, which impressed and overwhelmed the Chairman. That includes the people, the Village, the staff and everyone had been very accommodating and willing to work with them. Hub Group is a good corporate citizen that interacts and works with government. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 6 of 16 March 6, 2012 Member Savino complimented the project, which he said would be an asset to the Village. Member Ninny questioned the need for a traffic study. Director of Community Development Kallien responded that a traffic study was not requested since the original office building had more employees than what was envisioned by the Hub Group. Also, as part of the Clearwater Development York Road was expanded and a traffic signal was added at York and Clearwater Drive. William Lindeman, 11 Pembroke Lane questioned if the change in the zoning would reduce the setback would that allow the cars to be parked closer to Clearwater Drive. He said that by nature parked cars are unsightly and that sometimes you need to compensate for those changes. Mr. Scott said that under the current zoning classification the setback is 100 feet and the proposed setback would be 40 feet. Member Bulin noted that there were two site plans were included in the file and requested that the original one be eliminated, which to him indicated a clear cutting of the trees on the property and whereas the site plan on page 7.a. did not. Director of Community Development Kallien responded that the plans are conceptual in nature and that the applicant was seeking a change in the zoning, but would meet all of the 0-4 district requirements. Mr. Scott noted that page K was a preliminary plan that was for the sole purpose of having a site plan at the time of application. This was prior to the engagement of Mr. Wolf s firm. Member Nimry noted that the plan could be completely different at the time of permit application. Director of Community Development Kallien said that the applicant has been responsive when encouraged by staff regarding the enhancement of landscaping with greater open space. He felt confident that the comments would be taken to heart. He noted that typically under a map amendment it is not a requirement. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 7 of 16 March 6, 2012 'A" Chairman Davis said that if there were a recommendation to approve the rezoning, the suggestion could be made to the Village Board that consideration be given to the landscape plan Mr. Scott responded that this would be their corporate home for many years to come and they want it to be a nice place to go to work every day, unlike a developer that would be constructing a building just to draw tenants. Chairman Davis said that the standards had been addressed in their testimony and in writing on page D of the case file. Motion by Member Nimry, seconded by Member Bulin to recommend approval of requested map amendment to rezone the property from ORA -1 to 0-4 and to note the comments regarding the site plans on pages 7.a and K. ROLL CALL VOTE: Ayes: 5 — Members Bulin, Cappetta, Nimry, Savino and Chairman Davis Nays: 0 Absent: 2 — Members Young and Ziemer. Motion carried. 5. B. 600 TMBG LLC — 600 HUNTER DRIVE — VARIATION — TO ALLOW AN ADDITIONAL 25 PARKING SPACES IN THE REQUIRED FRONT YARD Chairman Davis swore in those that testified at this hearing. Michael Grace said that he and his brother Thomas Grace purchased the 600 Hunter building in October of 2011. Many people probably never saw the building for years because it had large trees in the front, which came down due to the storms. The building now has a very prominent view on 22 "d Street. They saw an opportunity to enhance the building and understood that Oak Brook has a high level of standards for buildings. When they purchased this building the idea was to bring it up to a new level of standard and to compete with the other Class A and B buildings in Oak Brook. The first project they started was an interior renovation of the first floor lobbies and bathrooms. The building had the original dated 1970's paneling on the walls. They have had phenomenal feedback from the tenants. When they purchased the building they were only at 50 percent occupancy and have increased that; and the traffic through brokers have actually seen work being done on the building, both aesthetically and on the infrastructure. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 8 of 16 March 6, 2012 600 TMBG LLC - 600 HUNTER DR- VARIATION - TO ALLOW 25 PARKING SPACES- FRONT YARD The majority of the parking is accessed through the rear of the building and is a very unpleasant first impression because you have to come in through the back through smaller doors into a long narrow hallway in order to get to the front of the building to where the lobby and directory are located. The idea is to bring people more to the front of the building. They are looking to add 25 parking spaces to the front of the building, which would allow for better visibility, parking for the tenants, visitors and for brokers to bring their clients so that they can hopefully get the building to a better occupancy rate. They are currently only at a 3.2 parking ratio, which at today's standards is quite low. People typically like to see a 4.0 per 1000 square feet. They understand that they cannot get to that rate, but would like to get as close as they can. In addition to the parking they also have planned a landscape beautification project. Looking over Oak Brook's streetscape beautification, what they are proposing would go hand in hand nicely with what is being planned by the Village. A conceptual plan is included in the case file and they would also comply with all Village requirements for berm height and restrictions. They were working with a landscape architect and the photo with the proposed landscape berm also has cars parked to show that they would be almost screened from the street by the plantings. The landscape also ties into the Illinois prairie look. The reason for the look is because it requires minimal water usage and is natural to Illinois. The landscape architect advised them that it is also good for bringing back butterflies. Chairman Davis asked what kind of tenants were in the building. Mr. Grace responded that there were mortgage companies, appraisers, a health care administration office, financial services, and they are talking with a few psychologists, psychiatrist and another financial planning and services company. They have recently renewed a lease for a long -term tenant and his main concern was that the building had not been kept up and he was concerned that the parking was at a minimum. They just signed another tenant based on the plan that they have proposed here. Mr. Grace responded to the Variation Standards in part as follows: 1. a. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located. RESPONSE: Based on the current conditions of the property they feel that they are at a great disadvantage compared with other buildings that do have sufficient parking. There have been a few variations granted to other buildings VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 9 of 16 March 6, 2012 go in the vicinity along Commerce and Clearwater, and they are at a disadvantage because they can offer the additional parking and convenient frontage parking for their clients, tenants and visitors. 1. c. The variation, if granted, will not alter the essential character of the locality. RESPONSE: The essential character of the locality will not be altered and it would be a tremendous enhancement, not only to the building, but also to all the passerby's on 22 "d Street, not only because of the parking, but because of the beautification of the landscaping that would be provided, which would be consistent with the Village of Oak Brook beautification street plan. Member Savino questioned how many variations have been granted to allow additional parking spaces in the front yard. Director of Community Development Kallien responded that over 50 parking spaces were added at 814 Commerce, The Clearwater development was granted relief for additional parking along the York Road frontage. A building at 2020 Swift had a very similar situation that had very little parking and McDonald's along 22 "d Street. Director of Community Development Kallien noted that this building does not even meet the minimum amount of parking spaces and some of the parking spaces shown on the site plan may not be usable due to the odd angles of the spaces. Chairman Davis noted that may contribute to the unique circumstance since they do not meet the existing minimum parking requirements. Thomas Grace said that they are marketing the vacant space, which is about half the ground floor space and in allowing the requested variation would provide a very nice first impression for people coming to the property. It would allow visitor parking in the front, which may be crucial to leasing that space. The overall landscaping plan would beautify the whole property. Member Savino noted that Page I showed a picture of the building and with the landscaping shows that the cars cannot really be seen. He visited the property and 22 "d Street sits up high so that you are looking down into the site and thought it would give more visibility to the site than if it were level. He questioned if there was a requirement in any ordinance regarding the type of plantings to be used in the berm. He was concerned that in the winter foliage would be lost. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 10 of 16 March 6, 2012 Director of Community Development Kallien responded that Section 13-12 - 4B.1 — Screening and Landscaping in the front yard (parking lots) requires "Permanent screening at least four feet (4') high shall be installed in front yard areas adjacent to parking areas. This screening may consist of a planted earth berm, densely planted shrubs or trees, or a combination of both." There would be an expectation that it be as solid as possible. He noted that staff would work with the applicant to ensure the highest level of screening. A landscape and screening schematic had been provided, which could be approved in concept and they would be required to meet the code requirements. Part of the applicant's challenge is that this property and the properties to the west are significantly impacted and restricted by floodplain and stormwater management, so their ability to build the berm would be a challenge and they would continue to have meetings with the Engineering Department to make sure that they meet the screening along with the floodplain and stormwater management requirements. Member Bulin questioned the proposed height of the berm is four feet and noted that a plant list was not included. Mr. Grace responded that they would comply with the Village Code, which would depend upon Engineering Department approval. He noted that the mature trees in the front would not be removed and would be incorporated into the landscape design. Member Nimry noted that this is the front of their building and felt that they would intend to provide nice landscaping. Director of Community Development Kallien noted that they have made a substantial investment in the building to upgrade a building that was bad and are doing whatever they can to accomplish that. Member Savino questioned if the building would become a Class A when the renovations were completed. Mr. Grace responded that the building could never become a Class A building. They are seeking to compete for tenants and aesthetically they can get there, but could not charge the rates for a Class A building. Their goal is to become a solid B or B+ classification, with a good location. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 11 of 16 March 6, 2012 -av Member Cappetta questioned what would happen to an approved variation should the building ever be demolished. Director of Community Development Kallien responded that if the building were ever demolished, due to the site constraints, they would be required to go through the Planned Development process. The existing flood plain in the area is a significant impediment. The building located to the west of this building has been flooded numerous times and is vacant and may be demolished at some point. No one in the audience spoke in support of or in opposition to the request. Chairman Davis said that the standards had been addressed in their testimony and in writing on page C of the case file. Motion by Member Nimry, seconded by Chairman Davis to recommend approval of requested variation to allow an additional 25 parking spaces in the required front yard, subject to the following conditions: 1. That the proposed addition shall be constructed in substantial conformation to the approved plans. 2. Notwithstanding the attached exhibits the applicant shall meet all Village Ordinance requirements at the time of building permit application except as specifically varied or waived. ROLL CALL VOTE: Ayes: 5 — Members Bulin, Cappetta, Nimry, Savino and Chairman Davis Nays: 0 Absent: 2 — Members Young and Ziemer. Motion carried. 5. C. OAK BROOK PARK DISTRICT — 1300 to 1500 FOREST GATE ROAD oB PARR DISTRICT 1300 - 1500 FOREST — SPECIAL USE — PHASE ONE OF THE PARK DISTRICT MASTER GATE RD - SPECIAL PLAN USE - PHASE ONE MASTER PLAN Chairman Davis swore in those that testified at this hearing. Laure Kosey, Executive Director of the Oak Brook Park District reviewed the request and said that they have officially approved its first Master Plan. Phase One includes a synthetic soccer field, detention, sledding hill, maintenance facility and renovations to the existing splash pad. They are also going to make improvements to their pathway system throughout the Central Park. These improvements are planned over the next two years. They are looking at Phase VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 12 of 16 March 6, 2012 VA& Two in around five years and Phase Three would be in around 10 years. They have met with the neighbors to let them know exactly what was going on. They met with the Forest Gate Homeowner Association and also sent them a pdf of the proposal so that it could be shared with all of the Forest Gate residents. They also contacted and advised McDonald's of the plans. She received comments thanking the Park District for the communication and Forest Gate did not believe that it would affect them due to the location of the improvements. They did question the renovation to the Splash Pad as to whether tall slides would be added that could be seen over the fences and asked about the location of the maintenance facility. Tall slides would not be constructed as part of the renovation. Other than those questions, they were supportive. Ms. Kosey reviewed the special use standards, which were addressed in writing on pages C -CA of the case file. 1. Is of the type describe in subsection Al of this Section, is deemed necessary for the public convenience at this location. Response: It has been a massive project. They hired SRBL Architects, held an open house and did 7 focus groups. It was all helpful to get the input with the phases of the Master Plan. They had staff and Park Board input. The proposed improvements (page C -1 of the case file) are listed according to the phases. 2. Is so designed, located, and proposed to be operated that the public health, safety and welfare will be protected. Response: They have the utmost interest in the safety and health, not only in regards to the synthetic athletic field, but also the sledding hill by making sure that it is deemed appropriate with the guidelines so that no one goes sledding in the wrong direction. 3. Would not cause substantial injury to the value of the property in the neighborhood in which it is located. Response: Beautifying the Central Park would definitely enhance the neighborhood and increase housing values. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 13 of 16 March 6, 2012 Chairman Davis questioned whether there were any issues at the Plan Commission meeting. Ms. Kosey responded that the only concern was in regard to the synthetic fields vs. natural fields, such as whether or not there were more injuries, maintenance costs and the heat of a synthetic field. Chairman Davis noted that the Plan Commission recommended approval of the request by a vote of 5 to 1. He questioned the reason for the descending vote. Ms. Kosey responded that although she did not want to guess why, however, the person making that vote had asked all of the questions regarding the synthetic field. Member Bulin questioned the difference on some of the plans. Ms. Kosey noted that the sledding hill had been relocated closer to the sand volleyball courts so as to prevent the removal of some trees. Member Bulin commented on the location of the maintenance building. Ms. Kosey responded that they changed the location of the building due to the access to water, utilities Member Savino questioned whether there would be screening provided around the maintenance building. Ms. Kosey responded that they were adding vegetation as well as additional vegetation around the Splash Pad and soccer fields Member Bulin confirmed that no objections were received from the residents of Forest Gate. Ms. Kosey responded there were none after discussing the location of the soccer field and reassuring them that there wouldn't be any tall slides added to the Splash Pad. Chairman Davis questioned the enhancements that would be added to the Splash Pad. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 14 of 16 March 6, 2012 lak Ms. Kosey responded that they were going to make it a little more exciting and interactive. Chairman Davis confirmed that there would be no additional night lighting. William Lindeman, 11 Pembroke Lane said that his concern was for safety with the use of the soccer fields and the sledding hill. He was also concerned with the location of the maintenance building. He noted that the Park District had a maintenance issue with the railing on the property by Jorie Blvd. Ms. Kosey responded to Mr. Lindeman's concerns stating that the Park District upholds the highest levels of safety and health concerns with all of their participants. The sledding hill would be used under the risk guidelines of their insurance agency. They are looking at any issues involved in the use of the synthetic field, including if it should get too hot, proper maintenance and there have been no facts found at present stating that there would be more accidents on a synthetic field versus a natural field. All issues were being addressed and looked at by the Park District. The railing, which was on Village property, was repaired by the Village. Member Nimry questioned the bond issue, noting that the bonds were maturing this year. Ms. Kosey explained that the bonds were expiring in 2012 and they were reissuing those bonds and that it would not impact the residents of Oak Brook. Other than cost of living increases, the taxes paid would be the same for the Park District. She discussed this with the Bond Council and was told that they would be reissuing the bonds. Chairman Davis noted that the standards for the requested special use had been adequately addressed to recommend approval. Motion by Member Savino, seconded by Member Bulin to recommend approval of requested special use to amend special use ordinance S -791 to incorporate the Park District's Phase One improvements for its Master Plan subject to the following conditions: 1. That the development shall be in substantial conformation with the Phase One Plan on page H of the case file. 2. That all other provisions of Ordinance S -791 remain in full force and effect. VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 15 of 16 March 6, 2012 3. Notwithstanding the attached exhibits the applicant shall meet all Village Ordinance requirements at the time of building permit application except as specifically varied or waived. ROLL CALL VOTE: Ayes: 5 — Members Bulin, Cappetta, Nimry, Savino and Chairman Davis Nays: 0 Absent: 2 — Members Young and Ziemer. Motion carried. 6. OTHER BUSINESS There was no other business to discuss 7. ADJOURNMENT: Motion by Member Bulin, seconded by Member Nimry to adjourn the meeting at 8:35 p.m. VOICE VOTE: Motion carried ATTEST: /s/ Robert Kallien, Jr. Robert Kallien Jr. Director of Community Development Secretary VILLAGE OF OAK BROOK Zoning Board of Appeals Minutes Page 16 of 16 March 6, 2012 OTHER BUSINESS ADJOURNMENT