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HomeMy WebLinkAboutPZ - MINUTES 2026-05-132. 3. 4 U VICLACF 6F i OAK BRgp K V 0AUNT1 CALL TO ORDER: MINUTES OF THE MAY 13, 2026 SPECIAL MEETING OF THE PLANNING & ZONING COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON JUNE 3, 2026 The Meeting of the Planning & Zoning Commission was called to order by Vice Chairman Kenneth Wilczak at 6:30 p.m. ROLL CALL: Rama Raman called the roll with the following persons: PRESENT: Chairman Wayne Ziemer (attended remotely), Vice Chairman Kenneth Wilczak, Members Jeff Bulin, Richard DiBemardo, Natalie Cappetta, Rahma Hasan, Baker Nimry and Marc Simon IN ATTENDANCE: Village Attorney Michael Castaldo III, Director Rebecca Von Drasek, Chief Kevin Fleege, Field Operations Supervisor Shawn Rice, Village Engineer James Patterson, Deputy Chief Erica Huff, Civiltech Engineering Consultant Steven Pautsch and Village Planner Rama Raman APPROVAL OF MINUTES REGULAR PLANNING & ZONING COMMISSION MEETING OF MARCH 4 2026 Motion by Member Hasan, seconded by Member Bulin to approve the minutes of the March 4, 2026 Regular Planning & Zoning Commission meeting as written. VOICE VOTE: Motion Carried. UNFINISHED BUSINESS There was no unfinished business. CALL TO ORDER ROLL CALL MINUTES MARCH 4, 2026 UNFINISHED BUSINESS A. 2901 BUTTERFIELD RD — PLANNED DEVELOPMENT — GTZ AMAZON 2901 BUTTERFIEL RD PLANNE PROJECT DEVELOPMENT GTZ AMAZO PROJECT Vice Chairman Wilczak announced the commencement of the public hearing for the petition and swore in everyone that was presenting for the petition. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes page I of l� May 13, 2026 t9•� . Director Von Drasek provided an overview the application. She indicated the 27-Acre property comprised of 7 office buildings and was in the ORA-I District. Katie Jahnke Dale, DLA Piper, 444 W Lake St., Chicago, attorney for Amazon thanked the commission and staff and introduced the other project representatives. She reviewed a PowerPoint including the site plan, engineering plans and elevations. She described the existing and proposed building square -footage as well as the retail concept. She said their plans would reduce building square -footage by nearly 375,000 square -feet. Kyle Smith, Manager of Economic Development and Public Policy, Amazon, 410 Terry Ave. Seattle, WA mentioned that Amazon wanted to purchase the property not just lease it, which was something they didn't often do. The store would be one of the first of its kind in the country. Jared Kenyon, Civil Engineer for Kimley Horn, 4201 Winfield Road, Warrenville described the traffic flow from the entrances using the PowerPoint presentation. Luay Aboona, Principal at KLOA, Inc., 9575 W Higgins Rd, Rosemont explained the traffic patterns and why their plans were selected for each entrance and exit. He said their plans and traffic studies had been submitted to Illinois Department of Transportation (IDOT), and they were awaiting final results. Greg Nakata, Architect, BRR, 2200 61h Ave Settle, WA described the building elevations in detail as provided on the PowerPoint. Several people spoke in favor of and in opposition to the project. The list can be found under Agenda Item 7, Public Comments. Chief Fleege was concerned about the available water and fire hydrants locations. He mentioned that the circulation aisles for the fire trucks appeared smaller than standard and requested that they be widened. He also disagreed with the traffic report regarding the number of accidents listed. Deputy Chief Huff was pleased that the traffic study will be reviewed by IDOT as she saw inconsistencies. She requested that Amazon install LPRs at entrances and exits and a robust camera system. Field Operations Supervisor Rice requested that Amazon install a new watermain and add fire hydrants. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 2 of 8 May 13, 2026 Civiltech Pautsch, village traffic study engineer, commented that the Amazon engineers had resolved the access issue on Meyers Road by restricting it to right -in, right -out traffic movements. However, he noted that there were still additional matters to be resolved with Illinois Department of Transportation (IDOT). Village engineer, Patterson mentioned the floodplain on the property and noted that Kimley-Horn had agreed to provide compensatory storage. He discussed the existing detention facilities and requested additional detention to increase stonmwater storage capacity. According to Patterson, significant questions remained unanswered regarding the stormwater issues and the reviews by DuPage County Division of Transportation (DDOT) and Illinois Department of Transportation (IDOT). Monica with RVI Planning & Landscaping Architecture said they continue to work with the applicant regarding green space and plantings on the property. Chairman Ziemer questioned the detention ponds, the watermain requirement, the parking, signage, liquor license, outdoor dining and cart corrals. All questions were answered. The exact detention ponds, the liquor licensing, outdoor dining and cart corrals are to be determined. The watermain would be a condition in the ordinance, the parking and signage required waivers. Member DiBernardo was concerned with the traffic study and questioned the traffic effect on the Towers condominiums. He was also concerned with the possibility of Amazon closing the store at a later date. Civiltech Mr. Pautsch noted the Towers would be limited to right -in right -out on Butterfield Road. Member Nimry was concerned with the Meyers Road ingress/egress points. He mentioned Amazon's competition with Costco. Member Hasan appreciated that Amazon chose Oak Brook as one of the first locations for this retail model. She advised against the public and commissioners dictating how a business should be operated. Member Bulin stressed the importance of creating cross -access with the neighboring property. He felt that the out -lot shown on the site plan should be used for additional parking or green space and also mentioned adding bicycle racks. He wanted the site plan to include berms along roads as required. Member Cappetta went through pages of the application and asked staff if their questions outlined on page 5 of the Staff Report had been answered by Amazon. She also asked the applicant to reply. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 3 of May 13, 2026 �.a .V ' Several staff members responded to the question. Ms. Jahnke Dale approached the podium stating she did not see any issues with the comments or conditions other than having their security team work with the police department on the LPRs and security cameras. Member Cappetta questioned the staff comments and requirements — fire, police, public works, etc. and asked each department representative if their concerns had been addressed. For any items that had not yet been addressed, she asked Ms. Jahnke Dale whether they would be addressed. Ms. Jahnke Dale replied that they would. Member Cappetta went through the requirements for a planned development. Ms. Jahnke Dale noted there would be a significant upgrade to the mostly impervious current lots. Mr. Kenyon said the landscape plan was still evolving, but they were working with Nicor to create a more naturalized, prairie -style landscape on their lots. Member Cappetta disagreed with the answers provided by the applicant regarding the Planned Development Standards. Also, she did not like the look of the building, the signs, the lighting examples and the fact that the parking lot was not concealed from the street. Mr. Kenyon addressed Member Cappetta's concerns regarding the concealed parking — elevations. He explained that the parking lots are 5 feet lower than Butterfield Road. Member Simon asked the applicant about their final offerings and when they plan to have them finalized. He also inquired about the traffic study and asked if it included Ginger Creek's concerns regarding Baybrook Lane. Mr. Smith replied that they were very close to finalizing the offerings, retail, grocery, fresh food, etc. Mr. Pautsch noted Civiltech believed they conducted a comprehensive review of the traffic study and it did not include Ginger Creek. Director Von Drasek offered that it could be included in an updated traffic study. Member Simon questioned light pollution. Mr. Smith referred to a light study that was included in the application. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 4 of May 13, 2026 Member Bulin asked why the parking lot was shifted north toward Butterfield Road and removed from the southern area near Interstate 88. Mr. Kenyon replied that the parking lot was shifted to eliminate potential conflicts Nicor and CornEd since the existing parking is over their easements and to be removed from the floodplain. Vice Chairman Wilczak said the Amazon project was well suited for what he described as an economic corridor, replacing vacant office buildings that he believed would not return to their previous use due to COVID-19. He added that the outstanding issues could be managed. Members discussed the outstanding items and the next steps. Motioned by Member Hasan, seconded by Chairman Ziemer to recommend approval of the setback variations, 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. 2. Architectural Components: a. Exterior insulation finish systems ("EIFS"), stucco, and materials deemed comparable by Development Services Director, shall occupy no more than 25% of any building elevation, and shall comply with all Village Code requirements concerning maintenance and installation. The final design elevations shall be consistent with the design prototypes included in the application materials, with improved facade openings to break up the solid wall appearance. b. Trash enclosures and dumpsters shall be screened and of a building material to match the proposed building's materials incorporating brick, stone or a similar product for design consistency, aesthetics and long-term durability. c. All mechanical equipment ground -based and roof -mounted and dumpsters must be fully screened from view at the property lines per Village code. d. Separate sign permits are required for all signage. All sign proposals shall comply with applicable Village sign regulations unless specifically waived. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 5of8 ?a0. May 13, 2026 3. Engineering: a. Final engineering approval (including stormwater) shall be required prior to the issuance of the building permit for the Development. b. A Letter of Map Revision (LOMR) will be required. c. Traffic improvements are the responsibility of the applicant. Traffic plans must be approved by Illinois Department of Transportation (IDOT) and DuPage County Department of Transportation (DuDOT). d. A median is required to be installed on Meyers Road to limit the driveway to right-in/right-out access only. e. Coordination with NICOR and ComEd shall continue. f. All future site plans shall reflect total area of proposed improvements, including the intersection of Meyers and Butterfield, the improvements proposed on Butterfield, and the Nicor parcels. 4. Landscaping: a. Final landscape plan approval shall be required prior to the issuance of the building permit for the Development. Specific emphasis shall be given to the perimeter landscape screening adjacent to Butterfield Road parking areas whereby a continuous screen in the form of an earth berm and landscaping of at least 4' high shall be provided at the time of installation. b. Sidewalk shall be provided along Butterfield Road for the entirety of the site. S. Deed/Covenants/Easements: a. Final Subdivision Plat approval for the development and vacation of easement shall be required prior to the issuance of any permits for the development. Said plat shall include all utility, stormwater detention, cross -access, shared parking and sidewalk easements, and otherwise comply with the ViIlage's Subdivision Regulations. Cross -access and shared parking easements shall be provided within the development's surface parking lots. The cross -access and shared parking easements must be in a form approved by the Village Attorney prior to recordation and must be approved prior to approval of the final plat of subdivision for the property. VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 6 of 8„ May 13, 2026 b. Covenants. Covenants must be recorded against the property in connection with the development. The covenants must address the stormwater, property maintenance, cross -access, and other conditions imposed by the Ordinance approving the planned development or any agreement associated with the same. The covenants and/or declarations must be in a form approved by the Village Attorney prior to recordation. The covenants must be approved by the Village Attorney prior to approval of the final plat of subdivision for the property c. No deed restrictions shall be placed that prohibit future uses of the property. d. Use of the space as a warehouse alone is prohibited. Warehouse operations qualify as a by -right use only when integrated with a retail component. 6. Operational Items: a. Delivery drivers will be limited to third -party providers, and Amazon -branded delivery vehicles will not be permitted. b. No drones shall be permitted. 7. Comply with all other Village Ordinance requirements at time of Building Permit application except as specifically varied or waived. ROLL CALL: Ayes: 7 — Chairman Ziemer, Vice Chairman Wilczak, Members Bulin, DiBernardo, Hasan, Nimry and Simon. Motion carried. Nayes: I - Member Cappetta Absent: 1 - James Pontrelli Vice Chairman Wilczak announced that the public hearing for this matter was concluded. OTHER BUSINESS 6. Director Von Drasek discussed future applications. 7. PUBLIC COMMENT COMMENTS ON AMAZON PROJECT Mary Mufti Martin Lewis Al Knuth Linda Flajnik Mohamed Askar Rolf Burckhardt Marshall Jackson VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 7of8 .X. � 0, May 13, 2026 OTHER BUSINESS PUBLIC COMMEN" Ray Cesca Dolton Barker Maggie Bennett Lou Smeja Liz White Patricia Kepich Susan Cho Kathy Person Victor Ciardelli Ted Gray Ed Castellan Lou Paskalides Joe Sabers Michael Wencel Wei Min Huang ADJOURNMENT: Motion by Member Hasan, seconded by Member Cappetta to adjourn the meeting at 10:17PM. VOICE VOTE: Motion carried. ATTEST: Isl Rebecca Von Drasek Rebecca Von Drasek Director of Development Services VILLAGE OF OAK BROOK Special Planning & Zoning Commission Minutes Page 8of8 A V, May 13, 2026 ADJOURNMENT