Village of Northbrook Plan Commission met October 16.
Here is the minutes provided by the commission:
1. Call To Order
Attendee Name; Title; Status; Arrived:
Steven Elisco Commissioner Present
Norm Jacobs Commissioner Present
Jeff Sandler Commissioner Present
Dan Pepoon Commissioner Present
Jeremy Melnick Commissioner Present
Mark DeBartolo Commissioner Present
Johannah Hebl Commissioner Present
Jennifer Lawrence Commissioner Present
Marcia Franklin Chairman Absent
2. Minutes Approval - October 2, 2018
Commissioner Jacobs moved and Commissioner Melnick seconded a motion to approve the minutes for October 2, 2018. On a voice vote, the motion passed unanimously.
3. Community Planning Report
Tom Poupard reported at the last Board of Trustees meeting, the Board reviewed four different preliminary applications. The first one involves a property on Raymond Drive for a dance studio that requires a Special Permit. The next was the Fred Astaire Dance Studio in the Sander’s Court Shopping Center, which is up for special permit renewal. There was also a preliminary review involving 2890 Dundee Road for an interior design business. The last application was for an eighty-six-unit town house development, proposed on the Maurice Sporting Goods property at 1910 Techny Road. The majority of the Board viewed it favorably but wanted the Commission to look into the private road.
4. Hear From The Audience
None.
5. Continued Review Of Applications
A.Docket No. PCD-18-10 - 1835 Raymond Drive - Glenbrook Racquet Club (Second Public Hearing) An application filed by Racquet Club 1835, LLC as owner of the property commonly known as 1835 Raymond Drive, for the purposes of: A. Rezoning from the I-1 Restricted Industrial District to the ICS Industrial and Commercial Services District; B. Special Permit to allow a Physical Fitness Training Facility (SIC No. 7991.00) with an outdoor paddle tennis component in the ICS District; C. Variation to reduce the required front setback from 30’ to 29.84’ to accommodate the existing building; D. Variation to reduce the required corner side setback from 30’ to 29.55’ to accommodate the existing building; E.
Variation to reduce the required interior side yard from 5’ to 0’ to accommodate the parking lot; F. Variation to reduce the required rear setback from 15’ to 10’ for the proposed outdoor accessory structure (Platform and Paddle Courts) and light poles; G. Variation to reduce the required interior side setback for three light poles from 24.4’ to 17.63’; H. Variation to reduce the required number of parking stalls on the Subject Property from 28 to 22; I. Variation to reduce the required drive-aisle width from 14’ to 11.74’ to accommodate the parallel parking stalls on the west side of the Subject Property; J. Variation to increase the light pole height for the proposed outdoor paddle tennis component from 15’ to 23’7”; K.
Variation to increase the height for a proposed fence in the required rear yard for the outdoor paddle tennis component from 8’ to 15’7”; L. Site plan approval; and M. Approval of any such variations, waivers, and zoning relief as may be necessary.
Swati Pandey reported that the applicant has returned before the Commission for a second public hearing for Glenbrook Racquet Club proposed at 1835 Raymond Drive. The applicant also owns the tennis facility at 1801 Janke, which is north of the subject property. The previous proposed site plan, which was presented on October 2, 2018 remains the same except for the pick-up/drop-off area, which has now moved to the west of the building with the exit on the northwest corner. The other change is the striping of three parking spaces on the existing concrete area on the east side of the building adjacent to the loading dock. While a parking variation is being requested, the required number of spaces has been reduced from 28 spaces to 27 spaces by recalculating the warehouse space and eliminating the indoor loading dock area. The Applicant has provided additional measures to address parking concerns such as detailed programming plan to demonstrate occupancy levels on the property, three additional parking spaces in front of the loading dock, and available on-street parking along Carlson Drive. The applicant stated that platform tennis is played from October through the beginning of April.
Commissioner Lawrence and Commissioner Hebl asked for clarification on availability of on- street parking and the new proposed three spaces. Staff informed that public parking was available on Carlson Street adjacent to the subject property and the new three spaces would provide additional on-site parking, however, it did not change the parking variation requirement as it would not be considered off-street parking per the Zoning Code standards.
Motion and second to close the Public Hearing. Motion approved by a voice vote.
Member Melnick made a motion, seconded by Member Jacobs to approve Resolution No. 18- PC-11 recommending approval of Village of Northbrook Plan Commission Docket No. 18-10, 1835 Raymond Drive as prepared and submitted by staff. Motion approved unanimously by a roll call vote.
6. Review Of New Applications
A. Docket No. PCD-18-14: 2890 Dundee Road - Pyra-MED (First Public Hearing) An application filed by The Pyra-Med Design & Construction Corp. which is operated by John Naser as contract purchaser of the property commonly known as 2890 Dundee Road, which is owned by Joel Davis for the purposes of authorizing the following zoning relief: A. Special Permit approval to allow an Interior Designing Services (SIC No. 7389.34) business; and B. Approval of such other zoning relief as may be necessary
Swati Pandey reported the subject property is located at the north east corner of Dundee Road and Hazelwood Drive, just west of Pfingsten. This property is currently zoned O5, Restricted Office District and is identified in the Comprehensive Plan for Neighborhood Office Uses. The property is currently being used as an office and was approved with a Special Permit in 1998 and has been renewed twice since. The property owner is selling, and the property is under contract. The applicant is required to get a new special permit for the proposed use, which is an interior design services office. There are no exterior changes to the site or the building. There is no outdoor activity associated with the new use. The hours of operation would be 9:00 a.m. to 5:00 p.m. for three employees. The parking provided on the site is eleven, including the two spaces inside the garage, nine spaces are required. The site plan is proposed to remain the same. The requested relief is to reduce the corner side yard for the existing parking lot and the other is to reduce the requirement of loading space from one to zero. Both these variations were granted with the previous special permit as well to the current property owner.
John Naser, Applicant, 3000 Dundee Road stated that he has been doing business in Northbrook for the past fifteen years in multiple locations and would like to buy this building to be able to stay in Northbrook. This building would only be used as an interior design office.
Motion and second to close the Public Hearing. Motion approved by a voice vote.
Member Jacobs made a motion, seconded by Member Melnick to approve Resolution 18-PC-12 recommending approval for Village of Northbrook Plan Commission Docket No. PCD-18-14, 2890 Dundee Road, PyraMed, as prepared and submitted by Staff. Motion approved unanimously by a roll call vote.
B. Docket No. PCD-18-12: 555 HUEHL Road - North Shore Sports & Wellness (First Public Hearing). An Application byNorth Shore Sports & Wellness, LLC as contract purchaser of the property commonly known as 555 Huehl Road, which is owned by TI Investors of Northbrook LLC, for the purposes of authorizing the following zoning relief: A) Amendment to the Future Land Use Map in the Northbrook Comprehensive Plan to re-designate the Subject Property from General Industrial Uses to Institutional Facility Uses; B) Rezoning from the I-1 Restricted Industrial District to the IB Institutional Building District; C) Zoning Code Text Amendment to allow One-on-One Personal Fitness Training Facilities by Special Permit in the IB District; D) Special Permit approval to allow Membership Sports and Recreation Club; E) Special Permit approval to allow One-on-One Personal Fitness Training Facilities; F) Special Permit to allow a Secondary School; G) Major Variation to allow a Floor Area Ratio in excess of 0.35; H) Variation to reduce the east yard from 20’ to 1’ to accommodate proposed parking; I) Variation to reduce the north yard from 20’ to 4.3’ to accommodate the existing parking; J) Variation to reduce the west front and corner side yard 35’ to 29.5’ to accommodate the existing parking; K) Variation to reduce the required parking by 3% from 183 to 178 spaces (based upon use restrictions limiting the uses operating simultaneously ); L) Variation to reduce the required number of designated loading spaces from 1 to 0; M) Site Plan Approval; and N) Approval of such other zoning relief as may be necessary.
Michaela Kohlstedt stated that the subject property, 555 Huehl Road, is 3.78 acres in size, contains a 76,221 sq. ft. building and the majority of that is a single-story warehouse building, with a two-story component located on the southern end of the subject property. The subject property is zoned I1 - Restricted Industrial. The surrounding zoning to the north and east is I1 - Restricted Industrial. To the south is I1 - Restricted Industrial and IB - Institutional Building and to the west is R4 - Single Family Residential. The Comprehensive Plan designates this property as appropriate for General Industrial and Warehouse and Office uses. The subject property is not located within a flood plain. Parking is on the north, west, and south side of the building. The east side of building has green space. The applicant plans on turning the green space along the east side of the building into parking. There is access to the subject property at both the south and north ends. On the north end, there is full access in and out of the facility, on the south end it is a right in only and right out due to the placement of a raised median in the roadway.
Deputy Director Kohlstedt further stated that the application underwent preliminary review with the Board of Trustees this summer, during which time the Board found the use to be a reasonable use but did have concerns regarding whether the site would have sufficient parking for the proposed use, and a concern regarding drop off/pick up. Since the preliminary review, the things that have changed would be that Omeda, the existing building tenant, would no longer maintain office space in the building. The applicant has provided a statement stating that there are no buses permitted on the subject property. The applicant has also contracted offsite parking with two nearby properties, 425 Huehl and 3210 Dundee. The proposed project involves paving the east side of the subject property to pick up some additional parking stalls. The applicant would restripe the parking lot, which would allow for a total of 176 onsite parking spaces. The other changes the applicant would be making involve raising the roof of a portion of the building, to better accommodate the indoor sporting operation. The applicant will also be updating the signage onsite, to accommodate the proposed businesses they would use, with wall signs as well as updating the existing ground signs. The relief that would be necessary for the application would be amending the Comprehensive Plan. Currently, it is designated as appropriate for General Industrial and Warehouse Office uses, the Comprehensive Plan map would need to be amended to designate 555 Huehl for appropriate for Institutional Building use. The applicant is also seeking a rezoning to the IB - Institutional Building District. With that rezoning, there would be some variations that would be necessary to accommodate the existing site and the existing building. These include a front and corner side yard variation, an east yard variation to accommodate the proposed parking and a north yard variation to accommodate the existing parking. Lastly, a major variation to accommodate the floor area ratio. The applicant is seeking a zoning code text amendment and special permit for the proposed uses. The applicant is seeking to reduce the required parking from 183 to 176 spaces, which requires a 4% parking variation.
Barry Nekritz, Attorney, Northbrook resident and owner of the property stated that he has brought along several people with him tonight including the architect and research team to answer any questions. His client currently operates Joy of the Game in Deerfield but is losing his lease and that is why they are seeking this property in Northbrook.
Mike Nekritz, 2654 Kingston Drive, Northbrook states that this project is very important to him and is good for the Northbrook Community. The concept of this business is to bring likeminded people together, to make people's life better through wellness. Regarding parking, in addition to the 176 parking spots, they have signed a deal with neighboring businesses and have access to an additional 100 spaces. We will be replacing a business that had 165 employees and we have under 50 employees day to day. The maximum occupancy for this building is 650 people. The traffic study shows that during the week, this will reduce traffic in the area. This does not require a loading zone and there won’t be truck traffic. When events are held on the weekends, the traffic study showed that the area traffic is 60% - 80% less than during the week. The Felicity School is only open Monday through Friday until 3:00 p.m. and never on the weekends. There are approximately 25 students attending now. All staff members are Special Educators at the Felicity School.
Melanie Soos, Architect with Soos and Associates, 105 Shelter Road, Lincolnshire, presented a few aerial shots of the subject property and the proposed parking spaces. All signs will be in compliance. The trash enclosures will be located on the east side of the building. Photo renditions of the light illuminations were shown.
Javier Mulan, Senior Consultant with KLOA Inc. 9575 West Higgins Road, Rosemont, explained to the Commission the traffic study that KLOA performed. The counts were conducted on Landwehr Road to Commercial Avenue, Harris Drive, Bayberry, Sorel, Tamerin, Heuhl, Lindberg, Dundee Road and Dundee Road and Heuhl Road on Thursday, July 26th from 7:00 - 9:00 and from 3:00 - 7:00 and on Saturday, July 28th from 10:00 a. m. - 3:00 p.m. Based on the traffic counts, the peak hours in the area are weekday mornings from 8:00 - 9:00 a.m., weekday evenings from 4:15 - 5:15 p.m. and the Saturday mid-day from 11:30 a.m. - 12:30 p.m. To come up with a count, KLOA had to survey the traffic at the facility in Deerfield. This was done on Tuesday, July 24 from 7:00 - 9:00 a.m. and from 3:00 - 6:00 p.m. and on Saturday, July 28th from 10:00 a.m. - 6:00 p.m. After the study, it was concluded that all intersections operate at acceptable levels.
Craig Hervitz, Vice President at Colliers International, 6250 North River Road, Rosemont, IL, stated that he runs the research department which consists of five researches focusing on various commercial real estate product types. People are concerned that the proposed use at 555 Huehl Road will have negative impacts. From his analysis, tenants like North Shore Sports and Wellness that have taken over similar properties, have had positive impacts in their communities. He presented cases of similar sports and group activity uses locating in other industrial areas in the greater Chicagoland.
Commissioner Melnick questioned when the off-site parking stalls would need to be used. Mike Nekritz responded that they would only be used during large events which may occur five times a year. He further stated that he did not believe guests would need to park off-site, that it would primarily be for employees use.
Commissioner Melnick then questioned if there would be “No Parking” signs installed in the residential neighborhood to the west, to which Mike Nekritz replied they would notify their guests with emails and maps directing them not to park in the residential streets.
Commissioner Lawrence questioned what is the busiest day of the week at the facility in terms of parking to ensure that the parking studies were done on appropriate days. The applicant responded that they are busier on Tuesday’s and Thursday’s, but also busier in the fall and spring, to which Commissioner Lawrence replied perhaps a new study should be conducted.
Commissioner Hebl asked if all tenants lease from NSSW, and if so, are there any future plans for business growth since the facility is larger. Mike Nekritz replied everyone leases and if business grows, the plan would be to open a second facility elsewhere.
Commissioner Sandler requested that the applicant provide an improved spreadsheet noting the hours of operation and days of the week for all businesses. He also requested that the applicant further explain the use of the kitchen and concession area, as well as providing more detailed explanation on the NCAA events and maximum occupancy.
Mike Nekritz replied that the concession would supply salads and sandwiches and that the NCAA events occur in April and July.
Commissioner Sandler also questioned how the applicant would prevent guests from parking on the nearby residential streets. Mike Nekritz replied that they would tell people they cannot return to the venue in the future if they parked in areas where they were not supposed to.
Commissioner Jacobs asked what the hours for special events would be. The applicant replied that they would end at 10:00 PM with cancer benefits and some other special events having different end times possibly.
Chairman Pro-Tem Elisco asked how many events per year occur on the weekends, to which the applicant replied 38-40 events.
Chairman Pro-Tem called for a five minute break and stated that the meeting would be open for public comment following the small break.
Maurice Ehrlich, 3525 Harris Drive, Northbrook about four blocks from the project, hopes that the Commissioners consider the neighborhood. He feels this is a wonderful organization but does not belong at this location. This will change the character of the neighborhood tremendously. The parking is inadequate.
Eric Johnson, Founder of Movement Revolution, 4 Athens Court, Vernon Hills, has been a tenant for North Shore Sports and Wellness for about two and half years and states that they are a pleasure to work with. He believes that this is a very strong viable business opportunity within this space. He has witnessed the traffic first hand and does not believe there will be any issues.
Jill Connor, 3430 Tamarind Road which is just two homes away from this facility, strongly believes that people will park in front of her house almost every day. She questioned if a traffic study will be done on an actual school day, because Felicity School dismisses at the same time as Hickory Point, which is only two blocks away. She explained everyone takes Tamarind and everyone is at that exact intersection. If the Commission is going to approve this, she would like "No Parking" signs put on her street.
Donna Meyer, 3500 Tamarind Road states that she has numerous concerns, primarily about parking on her street in front of her home, which will be closer to their door then their parking lot. This is not a good site for this business. The facts that are being presented here, she does not feel are truthful. Their own website states that they have thousands of kids each week coming to forty-one weekend tournaments a year, that they have a Chicago City basketball tournament coming in, that wasn't mentioned.
Alicia Rosenthal, 3550 Sorrel, Northbrook stated that it is obvious that they don't know the area. For starters, Schecter has its own crossing guard every day in the morning and at 3:00 p.m. because there is so much traffic. To study traffic in July when school is out, and a lot of people are on vacation, is crazy. It makes more sense to do a traffic study when all schools are in session. What happens in a year or two when the businesses that they have made a deal with for parking decide they no longer want to share their parking lot? For them to say there will be no trucks doesn't make sense considering they have a kitchen and food needs to be delivered. She also questioned security for safety and crowd control.
Jennifer Marta, 906 Holly Court, Northbrook, expressed her support for this business. Her children go to Joy of the Game. She has been to many tournaments at Joy of the Game and parking has never been an issue. She feels that it is a smart idea to keep it at four courts, six courts would create too many parking issues.
Blake Orlove, 708 Birch Hill Avenue, Highland Park, owner of Chicago Bounce Volley Ball and the longest tenant of Joy of the Game. This is his livelihood. Parking has never been an issue with this facility having only four courts. The school at this facility only has 35 children, not much of a traffic issue. Joy of the Game has been such a great spot in Deerfield, it had access to high schools from all over the area. Our plans are to continue this in Northbrook.
Donna Winestock, 490 Banyan Drive states that she has been in this area for thirty years and lives approximately one block from this building. Joy of the Game is going to cause a lot of traffic through the neighborhood. There will also be parking issues. Litter and garbage is also going to be an issue, and this has not been addressed.
Bud Nichols, 515 Huehl Road stated that he and his wife own the business immediately to the north, and their main entrance that their clients use is located about twenty feet from what will be the main entrance to Joy of the Game. He feels that bringing Joy of the Game to Northbrook is a great idea but not at this proposed site. Changing the zoning will be a detriment to his business.
Peggy Nichols 515 Huehl Road stated that in the sixteen months that her business has been in Northbrook, it has grown 41%. She is worried that her daily shipments could be impaired by pedestrian and auto traffic generated by Joy of the Game. She fears that Joy of the Game will change the professional nature of the business park and the quiet neighborhood. A change of zoning and use opens the property up to undesirable uses in the future. At her location, she already has trouble with the public using their parking lot and walking on their property.
Patrick Lederer, 3100 Dundee Road, Northbrook states that along with partners, he owns and manages a great number of businesses in Sky Harbor Business Park and manages over 175 tenants in these buildings. Most, if not all the tenants, are opposed of this type of use coming into the Park. They moved in because it is a business park, they wanted a professional setting. Joy of the Game does not belong at this location. The ICDC has voted unanimously not to have this proposed business at this site. Traffic and parking will be an issue. Any change in this zoning is permanent change. Joy of the Game may be a great owner but somewhere down the line there may be a different owner.
Bill Wilcom, 9 Newfield Drive, Buffalo Grove, CEO and Co-owner of All in Athletics along with Matt 1635 Cass Avenue, Libertyville. They became tenants at Joy of the Game in August of 2016. They rent the courts on the weekends for their teams. They have hundreds of families from Northbrook that use their facility. They have never had any traffic issues in the two and half years that they have been there.
Dan Roller, 1820 Larkdale, Northbrook commented there is no disagreement that we want Joy of the Game in Northbrook, it has great programming. Mike Nekritz has been a neighbor of his for fifteen/sixteen years and Mike is the kind of neighbor that will work with the community to make things right.
Suzie Arbetman, 430 Huehl Road, Northbrook, just bought a house that is down the street from 555 Huehl. Her concern is safety, especially with a four-year-old son. One of the reasons she bought this house was that there was no weekend traffic. She feels people will absolutely be parking on Huehl.
Andrew Braverman, 1470 Sanders Road, Northbrook states that he is an expert on how tournaments run. He has been coaching competitive basketball for eight years and was a sports caster for five years prior. He understands how the traffic flow will work. There are not any problems here. This is a wonderful community business. He feels that the parking study that was done addresses any issues quite well.
Julie Frueh, 480 Huehl Road, Northbrook, lives directly across the street from the proposed site. She received a flyer in door about the meeting tonight and when she called her neighbors behind her, none of them received that flyer. She is afraid that many people do not know about this meeting tonight. This is the wrong location for this facility. Safety is a big concern for the children in the area.
William Factor, 2740 Prince Street, is a thirty-year resident of Northbrook. He knows all the Nekritz's and states that you will not find people with more integrity and character. This will be a gem for Northbrook.
Harley Korman, 2359 Bellevue Place, Northbrook stated that he has the utmost respect for the Nekritz family and Joy of the Game, but Sky Harbor is not the place for this facility. The subject property is viable for approved uses without rezoning the property. The proposed rezoning and use is similar to when Petra tried to locate in Sky Harbor. Off-site parking is also not an appropriate solution as it can be temporary in nature.
Jenny Sugarman, 1700 Overland Trail, Deerfield stated that she is an employee of the Felicity School and customer of Joy of the Game. Her son played volley ball for five years at Joy of the Game and she has been there on weekdays, week nights and weekends and has never had an issue parking or excessive traffic.
Kevin Watson, 143 Bristol Lane, Wooddale is a teacher at the Felicity School. He stated that like others, he too hates traffic. Sometimes, sacrifice is necessary to improve the bigger picture. He is positive that if this business has any negative impact on the neighborhood, Mike Nekritz will do what he can to rectify it.
Mark Frueh, 480 Huehl Road, Northbrook, feels that the whole idea of this company is a good thing but it's at the cost of the people that live in the community.
Peter Balyeat, 3100 Dundee, Northbrook stated that zoning is there for a reason. These zones are there to protect the community. His concerns are for the future and the expected consequences these zoning changes will promote. This is a great company, it just doesn't fit this site.
Motion and second to close the Public Hearing. All in favor.
Commissioner Melnick is not in favor of this project.
Commissioner DeBartolo does not want to set a precedence or a potential trend to rely on other businesses for parking. He is not in favor of rezoning the property.
Commissioner Lawrence is not in favor of changing this zoning and setting a precedence and would need an additional parking study done before she could even consider this again.
Commissioner Hebl does not want to alter the zoning in Sky Harbor Park as it is a unique and important part of Northbrook. It is not appropriate to start altering the zoning of viable parcels in Sky Harbor.
Commissioner Sandler stated that he is not in favor of amending the Comprehensive Plan or rezoning the property. He is also concerned with the trend of replying on third parties for parking.
Commissioner Jacobs is against this application. He is having an issue with setting a precedence and the zoning changes.
Commissioner Elisco feels that this location is not appropriate for this facility, and he cannot support the change in zoning.
Motion and second to have staff prepare a Resolution recommending denial of the application with the basis that the change in zoning is inappropriate.
7. Old Business
None.
8. New Business
None.
9. Adjourn
On voice vote, a motion to adjourn passed unanimously.
Adjourned at 11:22 p.m.
http://northbrookil.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1391&Inline=True
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