Village of Northbrook Plan Commission met April 21.
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 | |
| Jeremy Melnick | Commissioner | Present | |
| Mark DeBartolo | Commissioner | Present | |
| Jennifer Lawrence | Commissioner | Present | |
| Ihab Riad | Commissioner | Present | |
| Allen Morgen | Commissioner | Present | |
| Amy Torf | Commissioner | Present | |
| Marcia Franklin | Chairman | Present |
On voice vote, the minutes were approved as presented.
3. COMMUNITY PLANNING REPORT
Tom Poupard, Director of Development & Planning Services reported the Village of Northbrook is on lockdown at this time. He discussed how the Architectural Control Commission meeting approved the landscape design for the corner of Skokie Boulevard and Dundee Road, which was a former gas station. Furthermore, the Commission reviewed the preliminary building elevations for the new grocery store tenant Fresh Farms at Northbrook Court and the Commission liked 95% of the design proposal. In addition, the Commission is reviewing a second store use above the grocery store for an unknown adult use. The Brookfield developer will be taking the lead on the multi-family development project.
Chairman Franklin asked if the second story use proposal above the grocer reduces the square footage area of the proposed grocery store. Mr. Poupard responded the grocery store square footage area would not be reduced. However, the multi-family building square footage area was reduced to account for the change in floor area.
Member Sandler requested clarification on the second floor being built over the grocery store because the Commission was told it was impossible due to the venting. Mr. Poupard responded that it took the project engineers a very long time to come up with a plan to successfully move all the mechanical to the side of the building to make the second floor possible, but they were ultimately able to accomplish this. Attorney Weiss asked if the vertical subdivision aspect of the property will be affected. Mr. Poupard responded it is not clear if it will be affected, but there will be a change to the Commercial component. Since the multi-family building design has been simplified, there may not be a need for a three- dimensional division, as originally contemplated.
Chairman Franklin asked if the project timeline has changed. Mr. Poupard responded the project is moving slower than planned due to the COVID-19 outbreak. They plan on starting construction of the grocery store summer 2020 and unknown timeline for the multi-family apartments.
Member DeBartolo asked what was approved by the ACC at the corner of Skokie and Dundee. Mr. Poupard responded the landscape design includes evergreens and small sitting area. Michaela Kohlstedt, Deputy Director noted it is a “soft scape” landscape design with various plants and trees.
4. HEAR FROM THE AUDIENCE
No comments.
5. CONTINUED REVIEW OF APPLICATIONS
A. DOCKET NO. PCD-20-02: 3151-3165 COMMERCIAL AVENUE - NORTHBROOK CGF, INC. (Second Public Hearing). Consideration of a request by Northbrook CGF Inc. as potential lessee and potential purchaser of the property commonly known as 3151-3165 Commercial Avenue which is currently owned by BC Equities, LLC to accommodate a cannabis craft grower, processor, and infuser business. The application requires the following approvals: A) Special Permit to Allow Recreational Cannabis Craft Grower (SIC No. 2834.02), Cannabis Infuser (SIC No. 2834.03), and Cannabis Processor (SIC No. 2834.04) for a property in the I-1, Restricted Industrial zoning district; and B) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Chairman Franklin stated the Commission will continue reviewing the application until the public hearing on May 19, 2020 and a decision will be made to continue this proposal further. She requested a motion to continue the application to the Plan Commission meeting on May 19, 2020.
On voice vote, the public hearing was continued to May 19, 2020.
6. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-20-03: 1355 & 1375 ROSEMARY LANE (Public Meeting). Consideration of a Resolution Recommending Approval of a Minor Subdivision for a Lot Line Adjustment.
Member Sandler made a motion to waive staff presentation for PCD-20-03 and seconded by Member Elisco; the motion passed by voice vote.
Attorney Weiss recommended that because the meeting is being held remotely that the staff give a one- minute high level overview of the presentation for any members of the public watching the meeting from home.
Michaela Kohlstedt, Deputy Director reported the applicant owns both 1355 & 1375 Rosemary Lane. The property vacant at 1355 is zoned R-1 and 1375 is zoned R-2. The property at 1375 contains a single- family house, which is an existing non-conforming use. The applicant is requesting to rotate the lot line for the setback to comply with the district standards. Furthermore, the lots will contain the same square footage and remain in zoning compliance. The limits of the floodplain were displayed, as was a zoning map.
Member Elisco a motion to approve Resolution No. 20-PC-03 and seconded by Member Morgen; the motion passes with a roll call vote 7-0.
7. OLD BUSINESS
A. CONTINUED REVIEW OF AFFORDABLE HOUSING REGULATION OPTIONS (No Public Hearing Required)
Thomas Poupard, Director of Development & Planning Services stated that the Commission had previously discussed this topic. The staff has been researching codes from across the United States to identify best practices and key policy considerations associated with creating an affordable housing ordinance. He presented a recap of some key statistics that were previously mentioned, including the percentage of affordable housing in different communities. The Village of Northbrook is at 5.7% of affordable housing stock and the State goal for communities is 10% of housing stock should be affordable housing. Furthermore, within a 10-mile Radius the average rent is $1,500.00 per month and in the Central North Market rental rates are more expensive. He provided an overview of demographics and market conditions in the different communities surveyed. He explained that some communities are similar to Northbrook in terms of median home value, but others are very different. Housing policies need to be tailored to the character of the community.
Mr. Poupard showed a slide describing the development threshold for when affordable housing must be provided and how that compared to Highland Park (20 or more units). It also showed the threshold for requiring only a fee and the percentage of units that must be affordable.
Mr. Poupard displayed a slide showing the income requirements for the various cities surveyed and how they varied by rental and ownership. He explained that when the Board referred this to the Plan Commission, they liked the approach taken by Highland Park: 1/3 of rental units be for low-income, 1/3 low-income and 1/3 moderate income. He added that the Board had not seen the analysis of approaches taken by other communities. They asked the Plan Commission to dive deeper into the issue before the two groups meet to discuss how to proceed.
Member Riad asked if the Government in the different cities make decisions based on the poverty in the communities. Mr. Poupard responded he believes communities need to consider the poverty rates that exist when structuring a program.
Chairman Franklin noted that the size of the community also varies widely. Mr. Poupard responded the level of density and urban development plays a huge role in the housing stock available and the opportunities for development of affordable housing in communities.
Mr. Poupard noted that Northbrook has a low poverty rate, but we do have families with needs. Member Riad asked if we increase the number of affordable homes will we in turn increase our poverty rate? Mr. Poupard responded that he has not seen any data on this, but this ties into whether or not a preference is given to existing residents in occupying new affordable units versus providing housing for people who do not currently reside here.
Member Elisco asked where the residents of Crestwood Place fall in the poverty level and affordability plan. Mr. Poupard responded that 100% of the units in Crestwood are very affordable. He is unsure at this time how many are low income, but anticipates they would be very low-income households in Crestwood Place, as so many are on fixed income. He added that from his experience, people who are not in need of affordable housing seldom seek out designated affordable housing if they can easily afford market rate housing. He added that people with disabilities are often low income residents on fixed incomes. Affordable housing is not simply geared to workforce housing. There are also families that have come out of divorce where a single mother may to have to raise a family on a limited income. Chairman Franklin asked if the Board had specific goals on what population groups they plan on serving. Mr. Poupard responded that no specific groups were targeted.
There was continued discussion of who “needs” affordable housing in the community and what will be accepted by our residents.
Mr. Poupard showed how density bonuses were used in different communities. Ultimately, for affordable housing to be constructed, it has to be profitable to a developer. If the requirements are too onerous and a project no longer makes economic sense, it simply will not be built. There is a need to strike a balance.
Mr. Poupard discussed working with developers to determine the density in the communities. Furthermore, one community specified that the city can hire their own Economic Analyst to review the financing and profitability of a development.
He displayed another slide explaining what measures of design flexibility are available to accommodate affordable housing, such design flexibility and parking reductions.
Chairman Franklin asked where people would park if there is not enough parking provided. Mr. Poupard responded Northbrook tends to require more parking that is required to make sure there is never a problem. If a development is near transit is also a factor. Auto ownership may be lower for a lower income family.
Mr. Poupard noted at only two communities talked about how they would fit affordable units into single family development - Fremont and Tallahassee. Other ordinances did not provide this flexibility and it may be difficult to achieve. If it is not addressed, all single family developments will simply pay a fee and not build affordable units.
Mr. Poupard showed a slide describing the minimum size requirements for affordable units, compared to market rate units.
Member Morgen asked what communities have been successful in “moving the needle” to achieve the construction of affordable housing. Mr. Poupard responded Highland Park and cities in California have been doing this for some time and made accomplishments regarding affordable housing. He added that it would be helpful to include some type of scorecard on the effectiveness of the ordinances when this goes to the Board.
Mr. Poupard added that he felt it was important the ordinance be clear on how much appreciation on the sales price is allowed and how to handle improvements. He noted Highland Park was silent on this, but it was an important consideration.
Member Elisco likes the Highland Park approach of 1/3, 1/3 and 1/3. He also says we have to really discuss density.
Member DeBartolo said that if we want this to work, we have to be flexible on density. He is not sure we need to include very low income.
Member Elisco stated if they plan on expanding the affordability at Crestwood Place for Community residents it would require a lower poverty income class.
There was discussion about poverty versus low income.
Member Lawrence said we do have very low income people living in the Village.
Mr. Poupard discussed establishing an Affordable Housing Trust Fund for Northbrook.
Member DeBartolo said that the development numbers need to work to have the housing built so we need to be mindful of this.
Member Elisco asked how we would address a 100% affordable project, versus one where we require a minimum percentage. How does that fit into this plan? Mr. Poupard explained how “off-site affordable housing” is accommodated in the models. We still need to make sure that the off-site development fits in. He added that the California models included a provision that if you built more affordable housing than required, you could receive a credit on a future project.
Member Riad stated Northbrook is 50% seniors and asked is that who we should target? Mr. Poupard described the preferences table and how Lake Forest was definitely geared to accommodating seniors. Northbrook has not selected how to set up preferences.
Member Riad said that income is different than assets when looking at seniors. Chairman Franklin said that looking at the true asset picture needs to be evaluated.
Responding to a question about the Grainger Property, Mr. Poupard noted the Board may determine that the entire property is too big for a single multi-family development. Perhaps, the Village could retain 3 acres, which will be developed for 100% affordable housing for seniors and individuals with disabilities. Unless some developments are built with more than the minimum percentage of affordable units, the Village will keep losing ground.
Chairman Franklin said she thought the Commission has gone as far as it can at this point. She feels it is now time to talk with the Board. Members agreed. Mr. Poupard said he would gather some more of the information requested.
Member Riad asked how the pandemic is impacting rent and the economy. Mr. Poupard said he is praying for the best, but fears the worst.
Chairman Franklin asked that more information be provide on how exactly “income” will be evaluated. Member Riad would like to know the vacancy rates of neighboring communities and how this impacts the price of units. Mr. Poupard responded he will review the data to see if he can extract the requested information. The program he uses does not provide data by city, but he will try. He noted that vacancies also vary by the classification of the apartments and the rent level. He said that a bigger issue is the stratification of the market and how developers tend to build luxury units and the middle and lowered priced units are left to fend for themselves. He also said lower-priced apartments tend to not report their rents and vacancies, so the data may be skewed a bit.
8. NEW BUSINESS
Member Morgen asked if we had heard anything more about Neiman-Marcus filing bankruptcy. Mr. Poupard said we had no specific news, but we are optimistic that the Northbrook store will reopen, but the longer the pandemic drags on, the worse it will be for all retailers.
Member Morgen asked if we had heard of any stores closing for good. Mr. Poupard said we have not heard of any new bankruptcies.
Member DeBartolo asked if Jacobs had applied for any more permits. Mr. Poupard responded they recently filed for three more buildings.
Member Lawrence asked if the Park District could have everyone walk in one direction on the trails.
9. ADJOURN
Member Elisco made a motion, seconded by Commissioner Torf to adjourn. On voice vote, a motion to adjourn passed unanimously.
Adjourned at 9:05 p.m.
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