Village of Northbrook Plan Commission met Nov. 19.
Here is the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Steven Elisco | Commissioner | Present | |
| Jeff Sandler | Commissioner | Present | |
| Dan Pepoon | Commissioner | Present | |
| Jeremy Melnick | Commissioner | Present | |
| Mark DeBartolo | Commissioner | Present | |
| Jennifer Lawrence | Commissioner | Present | |
| Ihab Riad | Commissioner | Present | |
| Allen Morgen | Commissioner | Present | |
| Marcia Franklin | Chairman | Present |
Plan Commission - Plan Commission Meeting Minutes - Nov 5, 2019 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Dan Pepoon, Commissioner
SECONDER: Mark DeBartolo, Commissioner
AYES: Elisco, Sandler, Pepoon, Melnick, DeBartolo, Lawrence, Riad, Morgen, Franklin
3. COMMUNITY PLANNING REPORT
Michaela Kohlstedt reported that at the last Board of Trustees Meeting, the Board discussed a preliminary review for Green Acres, which is a 127-acre Country Club that has been vacant for a while. The proposal consisted of 800 residential units with a mixture of housing types ranging from apartments to single family houses, duplexes, townhomes and urban townhomes. The application also included six acres of commercial with undetermined uses as of yet along Dundee Road and forty-five acres of open space with portions consisting of the retention basins. The applicant also stated that they will be donating fifteen acres to the Park District; not a whole fifteen acres all together but various components of land throughout the development. This application did not go over well with the Board, they felt it was too dense and should remain open space, which is the current zoning designation.
4. HEAR FROM THE AUDIENCE
None.
5. REVIEW OF DRAFT RESOLUTIONS
A. DOCKET NO. PCD-19-13: 430 DUNDEE ROAD & 755 SKOKIE BOULEVARD - GREENHOUSE (Public Hearing Closed). Consideration of a Resolution recommending approval of an application filed by Greenhouse Group, LLC as potential lessee of the property commonly known as 755 Skokie Boulevard which will be consolidated with 430 Dundee Road, and which collectively the parcels are owned by Crossroads Broadway, LLC, to accommodate a consolidation and special permit for recreational cannabis. The application requires the following relief: A) Special Permit to Allow Recreational Cannabis Retail Facility; B) Rezoning of one parcel from O-3 General Office to C-5 Boulevard Commercial District; C) Lot Consolidation of two parcels into one; D) Variation to Reduce the north yard from 5’ to 4’ to accommodate the existing parking lot; E) Variation to Reduce the required number of loading spaces from 1 to 0; and F) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Commissioner Elisco moved with a second by Commissioner Melnick to approve Resolution No. 19-PCD-18, Village of Northbrook Plan Commission Docket No. 19-13 430 Dundee Road, 755 Skokie Blvd. as prepared and submitted by staff. All in favor by a roll call vote with Commissioner Lawrence abstaining.
6. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-19-12: 2045 SHERMER ROAD - SCHOOL BUS FACILITY (First Public Hearing). An application filed by North Shore Transit Inc. and G2 Real Estate LLC as contractual purchaser of the property commonly known as 2045 Shermer Road, which is currently owned by Illinois Bell Telephone Company, LLC for the purposes of authorizing the following zoning relief: A) Special Permit for Local and Interurban Transit Companies, Yards & Maintenance Facilities (SIC No. 4100.03); B) Variation to reduce the required interior side (north) and rear (east) yard from 5’ to 0’ to accommodate the existing parking lot; C) Variation to reduce the required number of loading space from 1 to 0; and D) Approval of any such variations, waivers, and zoning relief as may be necessary.
Michaela Kohlstedt reported that the subject property located south of Techny Road, on the east side of Shermer Road, is roughly four acres in size. It is currently Zoned I1 - Restricted Industrial. The Comprehensive Plan designates it as appropriate for industrial warehouse and office space. Previously, the subject property housed a facility for AT&T to store vehicles and had dispatch and maintenance for servicing of their equipment. The application underwent preliminary review with the Board of Trustees, at which time the only concern that was raised was regarding the traffic impact. The subject property will remain somewhat the same as it is today, except for the removal of an existing small structure on the northeast corner of the property. The applicant is proposing to operate school bus dispatch/maintenance facility. The hours of operation would be Monday through Friday from 5:30 a.m. to 6:00 p.m., with occasional weekend hours. The facility would employ one hundred employees, ninety of which are drivers. The applicant is requesting approval for the installation of a below ground fuel tank in the northeast corner, where the small structure is being removed. The applicant is proposing to park small and large buses in the rear of subject property. Inside the existing building that the applicant will maintain, they will be able to accommodate approximately thirty vans. People entering the subject property will enter on the southern drive off Shermer Road, with one-way circulation through the property with vehicles exiting via the north access driveway. There is a restricted right-out-only from the site. School buses, when making a right out of the property, will also be required to go right on Techny Road; this was deemed appropriate by the Village Traffic Consultant. The applicant is requesting two variations, one for the north yard to reduce the required yard from five feet to zero, and a loading space variation to reduce the required number of loading spaces from one to zero. There are 108 automobile spaces, 23 large bus spaces, 38 small bus spaces and the 30 van spaces located in the building. Ms. Kohlstedt explained the owner and the applicant were two separate entities. If the current operator were to change over then the new operator would have to maintain the current name (Northshore Transit Inc.) or file for a special permit to have the name changed with a transfer of the special permit. The Attorney stated that if the entity or any of the owners changed, the entity still remains liable.
George Maurides, Attorney representing the petitioners. Mr. Maurides gave a brief history on the property owner G2 Real Estate, LLC and the business owner, North Shore Transit Inc. There won’t be any heavy maintenance performed on the premises, no painting, and no engine changes; if a mirror breaks off or a headlight is out, they’ll fix that. One of the issues with this property is the screening. This property is surrounded by the backs of other buildings. No one on Techny or Janke or Shermer will probably ever see a bus parked. The Commissioners were shown photos of what the fuel tanks will look like. The Village Engineers want us to put in two fire hydrants on the property, with a radius of 150 feet on the north end and the south end of the property. The buses will disperse at different times depending on who they are picking up and where they are picking them up.
Chairman Franklin explained that they need exact hours on the special permit. Chairman Franklin also asked about the condition of the fence on the property. Mr. Maurides stated that it’s fine, the gates are electric but will be left open all day and close them at night, so buses are not backed up waiting to get in.
Commissioner Elisco stated the fence on the east side is in bad condition; he is fine with the chain link and the height, but some repairs need to be done. Mr. Maurides responded the parking lot will have to be ripped up to put in the hydrants, so repairing the fence will not be an issue.
Commissioner Sandler asked if this was replacing a facility or an additional facility. Mr. Maurides responded saying that Northshore has a couple of other locations and this will be an additional one servicing Glenview and Niles.
Commissioner Sandler asked how many underground tanks there were and how often are they refilled. Mr. Maurides said that there is only one 10,000-gallon tank and he was not sure how many times a week it would be refilled. Anthony Benish (family member of applicant and an attorney) stated that the amount of times the tank gets filled depends on the distance the vehicles travel and how much fuel they are going to use, but he would anticipate the tank getting filled once every three weeks. The vans run on gas, the buses on bio-diesel and most likely if permitted, it would be a tank for diesel and a tank for gas.
Commissioner Sandler asked if any other traffic studies were done, i.e., Willow and Shermer. Luay Aboona, from KOLA responded that they limited their study to the vicinity of the site; essentially Techny and Shermer were all that were studied since once they get to that intersection they will split and go in different directions. The peak hours of this facility will occur outside of normal peak hours, before the rush hour in the morning and before the rush hour in the evening.
Commissioner Pepoon asked about how snow removal would be addressed on the property, is there equipment or do they cart it away. Mr. Maurides responded that if they don't have room for the snow they'll have to cart it out.
Commissioner Pepoon asked about engine warm up, do they leave the buses running while they're sitting there. Mr. Benish stated that the diesels are all clean diesel and if they idle for more than 5-7 minutes, they will automatically shut down. Mr. Benish said that they just received a grant from the State of Illinois and they are in the process of purchasing two all- electric buses.
Commissioner Pepoon asked if there were any plans on giving the building a face lift. Mr. Benish stated that they do have plans to clean up the building and do any necessary repairs, but there are no current plans to paint or do any landscaping.
Commissioner Riad has concerns about the number of buses turning right on Techny, will they be taking up two lanes when they make the turn. Mr. Aboona stated that as part of their analyses, they did look at Techny and Shermer, and this facility will generate its traffic before the peak hours of traffic. Yes, there will be an impact but a very minimal impact.
Mr. Benish stated that the hours of operation will be seven days a week from 5:00 a.m. to 10:00 p.m.
Ms. Kohlstedt did some research on the property and found that in 2003, there was an aerial view that shows the parking lot very full on a Saturday or Sunday. When she looked at aerials from other years, the subject property had only a quarter of the spaces being used during weekdays.
Commissioner Pepoon moved with a second by Commissioner DeBartolo to close the public hearing. All in favor.
Commissioner Elisco's main concern is the adjacent properties and he is fine with the 5'8" fence if it is repaired and maintained in good shape, also fine with the hours of operation.
Commissioner Melnick is fine with everything.
Commissioner DeBartolo believes it is an appropriate use. As far as the joint special permit, he would say no, he feels there should be a ten-year term on the lease and it should be under the user. On site fueling is fine if it meets the codes required. The existing fence is fine if it's fixed. He does have some concerns about traffic.
Commissioner Lawrence also has trouble with the traffic at this intersection. She feels that this proposed use will just cause a huge headache.
Commissioner Morgen likes the proposed use, it makes sense for the location. There isn't any good solution for the traffic. If someone else relocates there, it will be the same issues. The hours of operation are fine, the fence is fine.
Commissioner Riad has an issue with traffic and doesn't like the way the building looks. He would like to see some green features in it.
Commissioner Sandler has a lot of concerns about the traffic, this is his only concern. He would like to see more information on the impact to traffic in that area.
Commissioner Pepoon believes that this is an appropriate facility for the proposed use. He would want a term placed on the special permit, so the Village can revisit to make sure that everything is what they thought it would be, possibly a ten-year term. The fueling station is fine, the fencing is fine. He also has concerns about the traffic.
Chairman Franklin agrees with much of what was said by the Commissioners, but she has great concerns with the impact this will have on traffic. She would like the applicant to come back again before the Commission sets a Resolution.
Commissioner Elisco moved with a second by Commissioner Pepoon to open the public hearing. All in favor.
Mr. Maurides stated that they would love to come back, but if they don't close with AT&T the deal is dead. They can arrange for buses to leave earlier or later, but from their prospective this was reviewed by the Village's Traffic Engineer, as well as theirs, and no red flags were raised about Techny or the schools in terms of traffic.
Commissioner Melnick moved with a second by Commissioner Pepoon to close the public hearing. All in favor.
Commissioner Elisco moved with a second by Commissioner Melnick to instruct staff to prepare a Resolution approving Docket No. PCD-19-12, 2045 Shermer Road, Special Permit to operate a school bus facility subject to hours of 5:00 a.m. to 10:00 p.m. seven days a week, repairing the existing fencing around the perimeter of the property. That the special permit be issued jointly to Northshore Transit Inc. and G2 Real Estate, LLC and that the term of this special permit being ten-years and approving all the variations and other relief requested.
Commissioner Sandler moved with a second by Commissioner Elisco to amend the Resolution to include language that says the Village Attorney, the applicant, staff and the Traffic Engineer work at finding a solution to stagger the traffic and lessen the impact. Approved on a roll call vote
7. OLD BUSINESS
A concern was raised regarding the signs in the right-of-way advertising businesses are appearing again. Deputy Director Kohlstedt responded that staff will continue to pull the signs when they see them in locations where it is safe to do so.
8. NEW BUSINESS
None.
9. ADJOURN
http://northbrookil.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1454&Inline=True
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