Loading...
Minutes - 10/24/2019 - Planned Development Commission2. 4. VILLAGE OI OAK B Rg , K CALL TO ORDER: MINUTES OF THE OCTOBER 24, 2019 REGULAR MEETING OF THE PLANNED DEVELOPMENT COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON JUNE 25, 2020 The Regular Meeting of the Planned Development Commission was called to order by Chairwoman Marcia Tropinski in the Samuel E. Dean Board Room of the Butler Government Center at 6:59 p.m. ROLL CALL: Cathy Chiarelli called the roll with the following persons PRESENT: Chairwoman Marcia Tropinski, Vice Chairman Wayne Ziemer, Members Jeffrey Bulin, Natalie Cappetta, Thomas Doyle and Alfred Savino ABSENT: Member Raju Iyer IN ATTENDANCE: Trustee Michael Manzo, Development Services Director Tony Budzikowski, Public Works Director Doug Patchin, Fire Chief Barry Liss, Deputy Police Chief Jason Cates, Village Attorney Michael Castaldo III, Village Consultant Engineer James Patterson, Village Planner Rebecca Von Drasek, and Planning Technician Assistant Cathy Chiarelli APPROVAL OF MINUTES CALL TO ORDER ROLL CALL MINUTES REGULAR MEETING OF THE PLANNED DEVELOPMENT COMMISSION MAY 23, 2019 OF MAY 23, 2019 Motion by Vice Chairman Ziemer, seconded by Member Bulin to approve the minutes of the May 23, 2019 Regular Planned Development Commission meeting as written. VOICE VOTE: Motion carried. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 1 of 11 I� October 24, 2019 UNFINISHED BUSINESS NEW BUSINESS 5. A PLANNED DEVELOPMENT — CASE NUMBER 2019-12-ZO-PUD — OAKBROOK SHOPPING CTR, OAKBROOK SHOPPING CENTER, LLC, PROPERTY OWNER —1300 22ND LLC, PROPERTY ER - 1300 STREET (PORTION OF PARKING LOT AT SE QUADRANT OF SOT- PROPOSED 2� OAKBROOK SHOPPING CENTER) — PROPOSED RESTORATION RESTORATION HARDWARE HARDWARE RETAIL FURNITURE GALLERY WITH RESTAURANT RETAIL DEVELOPMENT — PLANNED DEVELOPMENT GAGER WITH RESTAURANT Chairwoman Tropinski announced the commencement of the public hearing for the proposed planned development for Restoration Hardware. All witnesses that testified were sworn in. Danielle Cassel, Vedder Price, 222 North LaSalle Street, Chicago, attorney for the applicant thanked staff for their hard work in reviewing the petition and providing helpful feedback. She introduced everyone that would be speaking on behalf of the request. Ben Freeman, Brookfield Properties (property owner), Vice President for Development, 350 N. Orleans Street, Suite 300, Chicago gave a brief overview of the history of Oakbrook Center and how it continues to evolve and thrive. He reviewed the PowerPoint that identified several major tenants at Oakbrook Center. He noted that many outdated buildings/businesses have been or are in the process of being redeveloped with a dedication to modernized retail offerings and that Oakbrook Center remains at the forefront of the retail revolution. He was excited with the opportunity to bring Restoration Hardware Furniture Gallery and Restaurant to the community. Dave Stanchak, Restoration Hardware, President and Chief Real Estate and Development Officer, 15 Koch Road, Corte Madera, CA thanked the commission for the opportunity to present the petition. He was familiar with and fond of the Oak Brook area. He gave a PowerPoint showing several Restoration Hardware Galleries throughout the United States. The galleries were all very high end, paying close attention to the geographic location, material used and landscaping details. Their vision is to transform small retail locations into beautiful, experiential spaces that stand out from the crowd. Attorney Cassel continued with a PowerPoint showing building elevations, artistic renderings, landscape plans and a massing study to provide a visual of the future development. Included were updated case file materials based on staff comments. The trash enclosure was moved further north of 22nd Street and the drive isle was reconfigured to be "right turn only" due to safety concerns. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page �2yof 11 October 24, 2019 The PowerPoint depicted the requested departures showing the exact setbacks that were requested along 22nd Street and how it compared with the previously approved setbacks along 22"d Street within the Hines Development. Also reviewed were the highlighted areas where the outdoor dining and outdoor sales would take place. Chairwoman Tropinski asked Attorney Cassel to review the requested departures and describe the rationale for the location chosen. Attorney Cassel responded that Restoration Hardware "RH" is currently located in an interior 12,000 square foot store within the shopping center. The RH Gallery and Restaurant demands a much larger stand-alone building. Current zoning regulations require a 300 -foot setback from 22nd Street. She presented a site map of Oakbrook Center, which included all surface parking areas and detailed the entire perimeter parking and noted that most of the existing parking spaces along the southwest corner of the mall are owned by Macy's and would not be available for their development. Other surface parking areas were either too narrow or too valuable to other businesses. The only feasible option was the location that is currently underutilized surface parking. The first requested departure is to construct the building south of the 300 -foot setback to 22nd Street. The entire 200 -foot building would be within that setback. The building was rotated so only the single -story portion would be along 22nd Street and the higher elevations would be behind the single -story. She stated that the setback relief was warranted due the provision in the Planned Development Regulations stating that plan developments within the commercial areas are to be in substantial compliance with the goals of the Commercial Areas Revitalization Plan "CARP". The CARP strongly advocated redevelopment of Oakbrook Center's perimeter parking lots into something more purposeful and attractive. Included in the response to the required standards is a detailed response to the CARP in the case file under Tab 4 that noted a building in this location was not only permitted, but also encouraged. She noted that there are a variety of zoning districts and setback requirements along the long stretch of 22"d Street. The location of the building will not be disruptive to the streetscape and would be consistent with the Hines Development. The other requested departures consisted of the outdoor dining and outdoor sales zoning codes. Chairwoman Tropinski asked Ms. Cassel to describe the flow of traffic into and out of the building parking areas. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 3 of 11 October 24, 2019 Ms. Cassel reviewed the drive patterns and pointed out the main entrance, the trash enclosure and all parking isles. The actual parking space size will be consistent with the all other parking space dimensions throughout the mall. David Carlin, President/CEO, Greater Oak Brook Chamber of Commerce was in support of the project. The chamber members were very excited that such a first- class development would be coming to Oak Brook. The finished product would create an atmosphere that is not currently available in the suburbs. The project will provide revenue to the village through sales tax and permit fees. Oakbrook Center has continued to reinvent themselves and revitalize the commercial area surrounding it. The chamber was very enthusiastic about the project. Vice Chairman Ziemer asked if the main entrance drive was two-way traffic. Ms. Cassel confirmed that it was a two-way drive. Clarification was provided as to which lane was right turn only onto the ring road. Maximillian Sprovieri (member in the audience did not provide his address) questioned how building the RH Gallery south of the ring road would help bring commerce to Oakbrook Center. Ms. Cassel replied that experience has shown that whether customers go to the adjacent mall or to the RH Gallery they access each other due to the proximity. The proposed walkway from Neiman Marcus to RH Gallery will also benefit both retailers. Member Cappetta asked if the parking and landscaping plan shown along 22,d Street existed or was it proposed; and who would be responsible for maintaining it. Ms. Cassel responded that Oakbrook Center is in the process refreshing much of the current landscaping. The final design will be subject to staff review and will balance Oakbrook Center's landscaping along with RH Gallery's interior landscaping design. RH Gallery will be responsible for the landscape maintenance on their property and Oakbrook Center will be responsible for all surrounding landscape maintenance. Trustee Manzo said that he was excited about RH Gallery coming to Oak Brook. However, he was concerned that a reduced setback along 22nd Street would be setting a precedent. The Hines development, which was a half billion -dollar project, was an exception and filled the void left by McDonald's leaving Oak Brook. Member Savino said that he too was initially concerned with the reduced setbacks, but thought reconfiguring the building may not work in the space. Although he was VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 4 of 11 October 24, 2019 �6 concerned there may not be enough landscaping, he noted that the building was so beautiful that perhaps it should not be hidden behind landscaping. He questioned who approves the landscaping. Planner Von Drasek responded that the village would approve the final landscape plan. It is likely that Brookfield Properties will have their landscape improvements completed prior to delivering the "building pad" to RH Galleries to apply for the permit. RH Galleries will have their own landscape plan for the building pad area. Member Savino questioned who would own the building and who would make the decision on the building contractors. Ms. Cassel responded that Oakbrook Center will be the building owner and RH Gallery will lease the property and will do the site preparation work. RH Gallery will be responsible for constructing the building and will pay rent. Member Savino cited several safety hazards with the pedestrian flow from the RH property to the new pedestrian walkway and the curve shown on the plans. He asked if there might be a better location for the pedestrian walkway. Ms. Cassel responded that this part of the planned development is continuing to evolve and they will continue to work with staff to ensure that the trellis covered walkway final signage placement alerts pedestrians and drivers. That particular location will have very low landscape plantings to ensure visibility along with yield and stop sign placed as needed. Mr. Freeman added that the other pedestrian walkway locations considered were found to be less desirable. Proper signage and special paving should help to make the proposed site safer. It is also a smoother transition being curb to curb and not having too many inlets to navigate. Deputy Police Chief Cates agreed with the current proposal and supported that the walkway should not be moved closer to the intersection, as there would not be a clear line of sight from cars turning right from the intersection onto the ring road if the walkway were shifted west. Member Bulin questioned how the development would change the flow of traffic from the intersection to the ring road as well as the road coming from Neiman Marcus. He asked for a recap from the Traffic Study detailing the counts. Ryan Wagner, Project Engineer, V3 Companies, 7325 Janes Ave #100, Woodridge, IL responded that the ring road would maintain its current flow since they will not VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 5 of 11 October 24, 2019 T3 be stop sign controlled. The north/south movements from the Neiman Marcus road will be stop controlled. A count was not conducted for the Neiman Marcus road. The intersection to the ring road counts go up with minimal delays. There would be need for additional safety measures. Member Bulin commented that there should be more pedestrian access along 22nd Street. The plan showed a sidewalk at the south entrance of the building that he thought would not be usable due to access. Ms. Cassel responded that 22nd Street is owned by the State of Illinois and IDOT controls the easement along 22nd Street. They hope that there would be a public sidewalk in the near future. There was previous discussion about adding a pedestrian crosswalk at the southeast corner of the intersection (southwest corner of the RH Gallery), but grading changes were a problem. Member Bulin pointed out how difficult it was for pedestrians to get to Oakbrook Center from 22nd Street and thought they should come up with a solution to try to provide some pedestrian movement. It would be more urban to create a grand entrance along 22nd Street. Ms. Cassel noted that the drop off location is on the east side of the building. It was equal distance to both the north and south entrances of the Gallery. Member Bulin asked if they could consider shifting the drop off location south in order to generate a better pedestrian flow at the south entrance along 22nd Street. It would create a grander south entrance that could possibly incorporate bicycle parking. Ms. Cassel agreed that they should develop a plan to encourage more customers to use the south entrance. Member Ziemer believed a development that calls itself urban should have more sidewalks and a street presence. He questioned how many parking spaces would be lost for the development. Ms. Cassel replied there would be a net loss of 56 parking spaces. Oakbrook Center is at about 4.4 parking spaces per 1000 square -feet of retail space. Mr. Freeman added that the development would be using underutilized parking spaces and with the development, the Center would continue to be fully compliant with the parking ratios required in the zoning ordinance. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 6 of 11 October 24, 2019 Member Doyle asked if the bluestone surrounding the building was permeable and whether the sidewalk surrounding the building could be converted to a permeable surface. Mr. Stanchak responded that the bluestone and the decomposed granite surrounding the building are both permeable. Pending compliance with the handicap parking requirements, they would be happy to convert the concrete sidewalk to a permeable surface. Oakbrook Center representatives were in agreement with this request. Member Doyle suggested there was no consistency with the RH Gallery walkway, the trellis covered walkway, and that it would make sense to maintain consistency in both walkways and make them both permeable surfaces. Trees surrounding a non - permeable walkway would have a difficult time flourishing. A single walkway surface could create a safer path. Mr. Freeman agreed to revisit the pathway plans during the final landscape planning process and agreed that a single surface may be a safer pedestrian path. Member Bulin said that the development would nearly double the amount of permeable space in the area. Member Doyle requested clarification on Direct Sales Tax Revenues. Michael Selig, Vice President, Tax at Restoration Hardware, responded that Restoration Hardware is a California based corporation and are considered an out- of-state retailer for Illinois purposes. Distribution of their products comes from California, Maryland and Ohio, none in the State of Illinois. Sales tax goes to where the product is delivered. If you live in Oak Brook, it would go to Oak Brook, which is what they follow throughout the country in accordance with applicable laws. Sales tax from the Oak Brook store would be from purchasing retail items directly from the store that are taken with the customer. Retail items and the restaurant result in sales tax to Oak Brook. Member Cappetta asked if there would be ground level outdoor seating and was concerned about the lack of protective barriers. Mr. Stanchak responded that the ground level outdoor seating was for outdoor furniture display only and not for outdoor dining. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 7 of 11 October 24, 2019 j/ 1� Member Cappetta believed the current zoning setbacks for the mall were outdated and she supported the buildings coming closer to the roads and the proposed location. It appears to be the only location that RH fits, as Macy's owns the rest of the mall area west of the proposed site, so it is a hardship as it is the only viable site. Ms. Cassel said that the precedent goes beyond the Hines development. It is the setbacks along Enterprise Drive and down 22nd Street. Not only the 2019, but also the 2007 Commercial Areas Revitalization Plans called on businesses to follow modern planning principals and bring retails buildings closer to the street edge to reduce the visible seas of surface parking. Trustee Manzo tried to explain the sales tax model used by Restoration Hardware. Ms. Cassel explained that the taxing is like that with Carvana, in that where the car is delivered receives the tax benefit of the sale, only it applies to couches and furniture not stocked in the RH store. Trustee Manzo referred to Member Cappetta's comment regarding the setbacks and he said that they did not want to create a tunnel effect along 22nd Street with large buildings on both sides of the street. He questioned if there was a possibility to change the business model in order to capture some of the sales tax revenue. Ms. Cassel responded that they were not familiar with the Carvana agreement, but would be happy to look at it. Member Doyle asked if extra safety consideration were given to prevent someone from driving through the RH south entrance. Mr. Stanchak supported the idea of extra safety features at the entrance and suggested that perhaps they would use decorative wrought -iron gates as shown on several other RH Galleries during his PowerPoint presentation. Ms. Cassel suggested they be mindful of maintaining emergency personnel's access. Director Budzikowski asked if RH Gallery's primary customers were residential. He pointed out that Oak Brook has eight hotels and numerous restaurants and offices that would be potential commercial customers and that clientele would bring the sales tax directly to Oak Brook. Mr. Stanchak responded that the RH Gallery aesthetic plays well with all hospitality (hotels and restaurants) as well as offices. Oak Brook has a unique market and they could have a substantial amount of office furnishing sales. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 8 of 11 October 24, 2019 Director Budzikowski explained that the 300 -foot building setback along 22nd Street has been in place since at least 1962. Shopping malls have evolved and the Commercial Areas Revitalization Plan provides a guide for future developments. The plan development process allows the commission the ability to be discriminative, deviate or depart from the zoning regulations, as well as provide conditions. Trustee Manzo mentioned that open space in the commercial district was not a deficiency, but was by design. He did not believe that following the pattern of "malls evolving" was best for every community. He was in support of the development, but did not want to lose the character of Oak Brook. Planner Von Drasek noted that the open space that would be lost for this development was existing surface parking. Member Cappetta asked if the south sidewalk could be extended to reach the road so that pedestrians would not have to walk across a grass area. Ms. Cassel responded that there were concerns about pedestrian safety with westward moving cars turning into the mall at that location. Mr. Wagner added that there were significant challenges in extending the sidewalk to the street. The entire grading would need to be changed as well implementing ADA requirements. Director Budzikowski asked that the south sidewalk extension request be evaluated through the engineering process as a condition. He reviewed the additional requested conditions. Member Bulin said that the condition should be to reevaluate the entire south entrance as well as the east -side pedestrian drop-off area in order to create a more urban feel. Motioned by Member Bulin, seconded by Vice Chairman Ziemer to recommend approval of the planned development as requested, subject to the following conditions: 1. Compliance with Plans: The development, maintenance and operation of the property will be in substantial compliance with the plans and documents as submitted, except for minor changes approved by the Development Services Director and Village Manager in accordance with Section 13-15-8 of the Zoning Ordinance. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 9 of 11 October 24, 2019 2. Final Engineering approval shall be required prior to the issuance of the building permit for the development. 3. Final landscape plan approval shall be required prior to the issuance of the building permit for the development. All landscaping for both the RH and the plans for the larger site will be installed as part of the development (including landscape labeled "Existing Trees per Previous Plans by Others"). 4. The outdoor dining and display areas shall be approved in accordance with the approved site plan and separate special use approval shall not be required. Final review and approval of the outdoor seating areas shall be provided with a building permit and reviewed/approved by the Development Services Department. 5. Trash enclosures and other service areas shall be screened with a material that matches the gallery building. 6. All sign proposals shall comply with applicable sign code regulations of the Oak Brook zoning regulations. 7. Comply with all other Village Ordinance requirements at time of building permit application except as specifically varied or waived. 8. Reevaluate the entire south entrance as well as the east -side pedestrian drop-off area. 9. Reevaluate the safety of the pedestrian connection to Neiman Marcus. Create consistency with the aesthetics of those pathways and ensure permeability. 10. Add bicycle racks. ROLL CALL VOTE: Ayes: 6 — Members Bulin, Cappetta, Doyle, Savino, Vice Chairman Ziemer and Chairwoman Tropinski Nays: 0 — Absent: 1 — Member Iyer. Motion carried. The public hearing was concluded. VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page 10 of 11 October 24, 2019 6. OTHER BUSINESS There was no other business to discuss. 7. PUBLIC COMMENT There was no public comment. 8. ADJOURNMENT: Motion by Member Cappetta, seconded by Vice Chairman Ziemer to adjourn the meeting at 9:04 p.m. VOICE VOTE: Motion carried ATTEST: /s/ Tony Budzikowski Tony Budzikowski Development Services Director Secretary VILLAGE OF OAK BROOK Regular Planned Development Commission Minutes Page I 1 of 11 -rb October 24, 2019 OTHER BUSINESS PUBLIC COMMENT ADJOURNMENT