Village of Northbrook Plan Commission met July 7.
Here is the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Steven Elisco | Commissioner | Remote | |
| Jeff Sandler | Commissioner | Absent | |
| Jeremy Melnick | Commissioner | Absent | |
| Mark DeBartolo | Commissioner | Remote | |
| Ihab Riad | Commissioner | Remote | |
| Allen Morgen | Commissioner | Remote | |
| Amy Torf | Commissioner | Remote | |
| Marcia Franklin | Chairman | Remote | |
| Laura Collins | Commissioner | Remote |
A. Plan Commission - Plan Commission - Jun 16, 2020 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Ihab Riad, Commissioner
SECONDER: Allen Morgen, Commissioner
AYES: Elisco, DeBartolo, Riad, Morgen, Torf, Franklin, Collins
ABSENT: Sandler, Melnick
3. COMMUNITY PLANNING REPORT
Tom Poupard, Director of Development & Planning Services reported the Board reviewed two fence requests for the ComEd Facility (1450 Skokie Blvd). The first request is to increase the fence height, which will be reviewed by the Zoning Board of Appeals during a public hearing scheduled for July 27, 2020. The second request for barbed wire requires the Board of Trustees approval, in accordance with Section 17-47 of the Municipal Code. The applicant proposing a fence around the property for security reasons, because individuals have tried to compromise the electrical grid. The Board was disappointed with the appearance of the property and requested they enhance the landscaping along Skokie Blvd. Furthermore, the Board will further review the changes submitted by the ComEd Facility.
The Plan Commission has two upcoming meeting events. The first meeting is a Special Joint meeting (the Plan Commission and the Board of Trustees) to discuss affordable housing and the definition of "Family", scheduled on July 14, 2020, at 6 p.m. The second meeting is a Plan Commission Public Hearing (Docket 20-06, 4201 Lake Cook Road) to discuss amendments to prior approvals (Eating Recovery Center, LLC), scheduled on July 21, 2020.
4. HEAR FROM THE AUDIENCE
Mr. Barker requested the Commission use the Grainger property for a residential development and noted commercial property owners are concerned the property will be a retail development.
5. REVIEW OF DRAFT RESOLUTIONS
DOCKET NO. PCD-20-04: 1535 LAKE COOK ROAD - SUNCLOUD HEALTH (Public Hearing is Closed.) Consideration of a draft Resolution recommending approval of an application by SunCloud Health, SC as potential lessee of the property commonly known as 1535 Lake Cook Road which is owned by FCPP Acquisitions, LLC, for the purposes of: A) Zoning Code Text Amendment to allow a proposed facility that will accommodate patients with eating disorders, mood disorders, substance use disorders and related trauma recovery in an inpatient and/or residential care level of service; B) Special permit to allow treatment of patients with eating disorders, mood disorders, substance use disorders and related trauma recovery in an inpatient and/or residential care level of service as proposed by the Applicant; C) Variation to reduce loading space requirement for the proposed facility from one (1) to zero (0); and D) Approval of any such variations, waivers, and zoning relief as may be necessary.
Commissioner Elisco stated he was absent for the Plan Commission meeting on June 16, 2020 and watched the meeting video online (reviewed the supplemental information). Furthermore, he is prepared to discuss and vote on the resolution before the Commission.
Michaela Kohlstedt, Deputy Director stated the staff would like to change one of the conditions in the Special Permit Ordinance to match the language in the Text Amendment (Emergency Management Plan). The Special Permit will have a condition regarding an approved Emergency Management Plan, service contract, condition operations and other requirements.
Commissioner Elisco made a motion to approve resolution Docket NO. PCD-20-04 as amended and seconded by Commissioner DeBartolo; the motion passed with a roll call vote 7-0.
A. DOCKET NO. PCD-20-04: 1535 LAKE COOK ROAD - SUNCLOUD HEALTH (Public Hearing is Closed.) Consideration of a draft Resolution recommending approval of an application by SunCloud Health, SC as potential lessee of the property commonly known as 1535 Lake Cook Road which is owned by FCPP Acquisitions, LLC, for the purposes of: A) Zoning Code Text Amendment to allow a proposed facility that will accommodate patients with eating disorders, mood disorders, substance use disorders and related trauma recovery in an inpatient and/or residential care level of service; B) Special permit to allow treatment of patients with eating disorders, mood disorders, substance use disorders and related trauma recovery in an inpatient and/or residential care level of service as proposed by the Applicant; C) Variation to reduce loading space requirement for the proposed facility from one (1) to zero (0); and D) Approval of any such variations, waivers, and zoning relief as may be necessary.
Commissioner Elisco stated he was absent for the Plan Commission meeting on June 16, 2020 and watched the meeting video online (review the supplemental information). Furthermore, he is prepared to discuss and vote on the resolution before the Commission.
Michaela Kohlstedt, Deputy Director stated the staff would like to change one of the conditions in the Special Permit Ordinance to match the language in the Text Amendment (Emergency Management Plan). The Special Permit will have a condition regarding an approved Emergency Management Plan, service contract, condition operations and other requirements. Commissioner Elisco made a motion to approve resolution Docket NO. PCD-20-04 and seconded by Commissioner Morgen; the motion passes with a roll call vote 7-0.
6. REVIEW OF NEW APPLICATIONS
DOCKET NO. PCD-19-15: 1975 SHERMER ROAD - GW NORTHBROOK, LLC (First Public Hearing.) An application filed by GW Northbrook, LLC as owner of 1975 Shermer Road for the purpose of authorizing the following zoning relief: A) Special Permit to allow a Gasoline Service Station (SIC No. 5541.00) in the C-2 District; B) Lot Consolidation to consolidate two parcels into one lot; C) Variation to reduce the required rear setback from 25’ to 5’; D) Variation to reduce the required corner side yard from 25’ to 11.8’; E) Variation to reduce the required perimeter landscaped open space from 30’ to 6’; F) Variation to reduce the required setback for a pylon sign from 6’ to 5’; G) Parking Variation to reduce the required parking from 12 to 10 stalls; H) Variation to reduce the required number of loading spaces from 1 to 0; I) Site Plan Approval; and J) Approval of such other zoning relief as may be necessary.
Senior Planner Swati Pandey noted the property is zoned C-2 Neighborhood Commercial. The comprehensive plan designates the property for community retail and the site currently has a gas station with a convenience store. The property has an approved special permit ordinance from 1994, which was granted to the Marathon Oil Company. The applicant/owner GW Northbrook, LLC is proposing to redevelop the property with the same use and the proposal was presented to the Board of Trustees on August 13, 2019 for preliminary review. The Board was in favor of the proposal and noted several concerns (site lighting, light spillage, loading space and parking).
The Board requested the Architectural Control Commission (ACC) review the application and the applicant will present before the ACC on July 9, 2020. The property is split on two separate parcels, which will require lot consolidation. The proposed retail store will be operated by 7-Eleven and the hours of operation is 24/7. The gas station will have 6 gas pumps and 10 parking spaces. The applicant is proposing pedestrian access from the main entrance to the sidewalk on Shermer Road. The proposed amenities on-site include air & vacuum pumps and bike rack. The trash enclosure will be attached to the building and remain closed from the public. The property requires several yard and setback variations. The applicant is requesting a 16% parking variation and a loading space variation while proposing a temporary loading area. The proposed landscape plan and photometric plan satisfy the requirements in the Zoning Code.
The convenience store will sell fresh food and packaged goods. The sale of alcohol will not be permitted at this location. The material used to construct the building is cement board siding and brick. Furthermore, the wall signage and pylon sign are in compliance with the Zoning Code.
Chairman Franklin asked if the building will be torn down or renovated. Ms. Pandey responded the building will be demolished.
Chairman Franklin asked if the applicant requested changes to the gas station entrance. Michaela Kohlstedt, Deputy Director responded the Village traffic consultant is determining if the entrance can be narrowed.
Chairman Franklin questioned the environmental studies. Ms. Pandey responded the applicant’s consultant will resolve the issues at permitting.
Ms. Kohlstedt noted all environmental issues will have to be addressed prior to granting a temporary certificate of occupancy for the facility.
Commissioner Riad requested clarification on the purpose of the one-way entrance. Ms. Kohlstedt responded it was designed for the gas tank trucks.
Commissioner Riad asked if the one-way entrance could be merged with the full access to the east and allow more landscaped area. Staff stated that the Applicant’s traffic engineer would be able to respond that that question and that staff had reviewed as proposed.
Commissioner Torf asked if tobacco will be sold at this location. Ms. Pandey responded she will let the applicant answer that question.
Commissioner Collins noted there is a 7-Eleven down the street from this location and the location is very high volume. Ms. Kohlstedt responded that 7-Eleven down the street will be closing soon.
Commissioner Collins asked how the existing 7-Eleven parking compares to the new sites parking structure. Ms. Kohlstedt responded the current 7-Eleven property has multiple businesses surrounding it with 28 parking spaces.
Mitch Goltz, owner of GW Properties presented a series of slides depicting the building elevations and site plan. He discussed 7-Eleven’s current design and proposed design elements (interior/exterior). They are requesting the delivery/loading area be located on Techny Road. Recent studies show the average customer trip in a store is less than 5 minutes and each parking space can accommodate up to 12 customers per hour.
Eric Tracy, civil engineer with Kimley-Horn commented that they evaluated several options and chose the Techny location due to its design for traffic flow.
Chairman Franklin asked if they know what will happen to the existing 7-Eleven on Shermer Road. Mitch responded the space will be leased to another business and the lease expires January 2024.
Chairman Franklin asked if they plan on selling vaping products. Mitch responded they will sell products that can be sold in 7-Eleven stores.
Commissioner Elisco asked if the applicant is still working with engineering on constructing the single-way access. Mr. Tracy responded they are currently working on constructing the lane for single-way traffic.
Commissioner Elisco asked how they are protecting the underground detention in the case of rupture of fuel tanks underground. Jon Silverberg responded that the fuel tanks are protected in a concrete encased units on all sides and the underground detention vault is solid concrete, both designed to be separated.
Commissioner Riad asked why there is only one entrance on the eastside of the property. Mr. Tracy responded for functionality purposes to prevent trucks from driving into the canopy.
Commissioner Riad asked what environmental features were incorporated into the project. Mitch responded they plan on increasing the landscape design and the building will have green operating features.
Commissioner DeBartolo asked who will be operating the new 7-Eleven. Mitch responded they will be relocating the 7-Eleven operator at the current site.
Chairman Franklin asked if any members of the public wished to comment.
Mr. Poupard noted that he was in the Board Room of the Village Hall and that one member of the public is present watching, but he has indicated he does not wish to make any comments.
Chairman Franklin made a motion to close the public hearing; the motion passes.
Commissioner Elisco stated this is a great improvement project for the community and the project layout will be able to handle the high customer traffic. In addition, he requested the western Techny entrance be properly constructed and signage posted at the fuel truck entrances.
Commissioner DeBartolo thanked the applicant for their presentation and noted the development is a great addition to the community.
Commissioner Torf expressed concern regarding the sale of tobacco in close proximity to the school. Recent studies show the sale of tobacco near schools increase the use of tobacco among the youth. Commissioner Morgen expressed concern with the Shermer intersection and requested well marked crosswalks for the high volume of kids walking to the 7-Eleven from school. Furthermore, he is in favor of the proposed development for the community.
Commissioner Collins agrees with Commissioner Morgen regarding the safety of children walking to the 7-Eleven and noted the proposed location is dense and too small for a gas station and convenience store.
Commissioner Riad agrees with his fellow Commissioners expressed safety concerns and would like the applicant to incorporate more bike parking.
Chairman Franklin stated on behalf of Commissioner Sandler, he expressed concern with the sale of tobacco to minors and the limited parking. Furthermore, he is not in favor of eliminating the loading zone.
Chairman Franklin stated the proposed development project is a great improvement for the community and agrees with her fellow Commissioners expressed concerns. The proposed land scaping for the project looks amazing and she is not in favor of tobacco sales at this location. Furthermore, she would prefer vaping products not be sold at this location, because the convenience store is in close proximity to a school. However, she is in favor of approving the proposed development project for the community.
Tom Poupard, Director of Development & Planning Services noted they will include the conditions in the Special Permit.
Chairman Franklin requested adding a condition in the special permit for late night deliveries.
Commissioner DeBartolo stated that it will be difficult to hold the Applicant to late night deliveries only and instead asked if a parking space could be striped as a loading area.
Chairman Franklin and Commissioner Elisco stated that striping a parking space for loading would further reduce parking.
Mr. Poupard commented for some sensitive Special Permits the Village has included a condition that after one year of operations a report must be sent to the Board of Trustees to verify the applicant is operating in compliance with the Special Permit conditions and that no traffic or nuisance conditions have resulted. Members responded that such a condition would be appropriate with this request, given the parking and traffic concerns.
Mitch Goltz commented the initial lease term is for 15-years.
Chairman Franklin stated the Special Permit can be revoked at any time, if the facility is not operating in compliance with the requirements of the Ordinance.
Chairman Franklin requested clarification on how to remedy the situation for a Special Permit not performing well after 1-year. Mr. Poupard responded they can revoke the Special Permit or modify the terms with the applicant.
Chairman Franklin asked the Commission if they would like the applicant to present at a future Plan Commission meeting.
Commissioner Elisco made a motion to direct staff to prepare a resolution for Docket NO. PCD-19-15 and seconded by Commissioner Morgen; the motion passes with a roll call vote 7-0.
A. DOCKET NO. PCD-19-15: 1975 SHERMER ROAD - GW NORTHBROOK, LLC (First Public Hearing.) An application filed by GW Northbrook, LLC as owner of 1975 Shermer Road for the purpose of authorizing the following zoning relief: A) Special Permit to allow a Gasoline Service Station (SIC No. 5541.00) in the C-2 District; B) Lot Consolidation to consolidate two parcels into one lot; C) Variation to reduce the required rear setback from 25’ to 5’; D) Variation to reduce the required corner side yard from 25’ to 11.8’; E) Variation to reduce the required perimeter landscaped open space from 30’ to 6’; F) Variation to reduce the required setback for a pylon sign from 6’ to 5’; G) Parking Variation to reduce the required parking from 12 to 10 stalls; H) Variation to reduce the required number of loading spaces from 1 to 0; I) Site Plan Approval; and J) Approval of such other zoning relief as may be necessary.
Mr. Barker requested the Commission use the granger property for a residential development and noted commercial property owners are concerned the property will be a retail development.
Senior Planner Swati Pandey noted the property is zoned C-2 Neighboorhod Commerical. The comprehensive plan designates the property for community retail and the site currently has a gas station with convenient store. The property has an approved ordinance from 1994 granted to the Marathon Oil Company. The applicant/owner of the property is GW Northbrook, LLC is proposing to redevelop the property with the same use and the proposal was presented to the Board of Trustees on August 13, 2019. The Board of Trustees was in favor of the proposal and noted several concerns (lighting, light spillage, loading space and parking).
The Board requested the Architectural Control Commission (ACC) review the application and the applicant will present before the ACC on July 9, 2020. The property is split on two separate parcels, which will require lot consolidation. The proposed retail store will be operated by 7- Eleven and the hours of operation is 24/7. The gas station will have 6 gas pumps and 10 parking spaces. The applicant is proposing pedestrian access from the main sidewalk on Shermer Road. The proposed amenities include air & vacuum pumps and bike track. The trash enclosure will be attached to the building and remain closed from the public. The property requires several yard and setback variations. The applicant is requesting a 16% parking variation and requesting a temporary loading area. The proposed landscape plan and the proposed photometric plan meets the requirements in the Zoning Code.
The convenient store will sell fresh and packaged goods. The sale of alcohol will not be permitted at this location. The material used to construct the building is cement brick and siding. Furthermore, the wall signage and pylon sign are incompliance with the Zoning Code. Chairman Franklin asked if the building will be torn down or renovated. Ms. Pandey responded the building will be demolished.
Chairman Franklin asked if the applicant requested changes on the gas station entrance. Michaela Kohlstedt, Deputy Director responded the Village traffic consultant is evaluated if the entrance can be narrowed.
Chairman Franklin questioned the environmental studies. Ms. Pandey responded the applicants consultant will resolve the issues at permitting.
Ms. Kohlstedt noted they will not be granted a temporary certificate of occupancy until the applicant addresses all outstanding items.
Commissioner Riad requested clarification on the purpose of the one way entrance. Ms. Kohlstedt responded it was designed for the gas tank trucks.
Commissioner Riad asked if the intersection will be able to support the gas stations use. Ms. Pandey responded a traffic study was submitted for the project and the Board reviewed the report.
Commissioner Torf asked if tobacco will be sold at this location. Ms. Pandey responded she will let the applicant answer that question.
Commissioner Collins noted there is a 7-Eleven down the street from this location and the location is very high volume. Ms. Kohlstedt responded that 7-Eleven will be closing. Commissioner Collins asked how the existing 7-Eleven parking compares to the new sites parking structure. Ms. Kohlstedt responded the current 7-Eleven property has multiple businesses surrounding it with 28 parking spaces.
Mitch, owner of GW Properties discussed the 7-Elevens current design and proposed design elements (interior/exterior). They are requesting the delivery/loading area be located on Techney Road. Recent studies show the average customer trip in a store is less than 5 minutes and each parking space can accommodate up to 12 customers per hour.
Eric Tracy commented they evaluated several options and choose the Techney location due to its design for traffic flow.
Chairman Franklin asked if they know what will happen to the existing 7-Eleven on Shermer Road. Mitch responded the space will be leased to another business and the lease expires January 2024.
Chairman Franklin asked if they plan on selling vapping products. Mitch responded they will sell products that are allowed to be sold in 7-Eleven stores.
Commissioner Elisco asked if the applicant is still working with engineering on constructing the single way access. Mr. Tracy responded they are working on constructing the lane for single traffic.
Commissioner Elisco asked how they are protecting the rupture of fuel tanks under ground. Jon Sterling responded (01:19:40-01:20:15 unable to hear audio).
Commissioner Riad asked why there is only on entrance on the eastside of the property. Mr. Tracy responded for functionality purposes to prevent trucks from driving into the canopy. Commissioner Riad asked what environmental features were incorporated into the project. Mitch responded they plan on increasing landscaping and the building will have green operating features.
Commissioner DeBartolo asked who will be operating the new 7-Eleven. Mitch responded they will be relocating the 7-Eleven operator at the current site.
Chairman Franklin made a motion to close the public hearing; the motion passes.
Commissioner Elisco stated this is a great improvement project for the community and the project layout will be able to handle the customer traffic. He requested the Western Techney entrance be properly constructed and signage posted for fuel truck entrances.
Commissioner DeBartolo thanked the applicant for their presentation and is a great addition to the community.
Commissioner Torf expressed concern regarding the sale of tobacco in close proximity to the school. Recent studies show that tobacco in close proximity to schools increase the use of tobacco among the youth.
Commissioner Morgen expressed concern with the Shermer intersection and requested well marked crosswalks for the high volume of kids walking to the 7-Eleven from school. Furthermore, he is in favor of this proposed development for the community.
Commissioner Collins agrees with Commissioner Morgens concerns regarding safety for children walking to the 7-Eleven and the proposed location is to small for a gas station feature. Commissioner Riad agrees with his fellow Commissioners expressed safety concerns and would like the applicant to incorporate more parking.
Chairman Franklin stated on behalf of Commissioner Sandler expressed concern with the sale of tobacco to minors and the limited parking. Furthermore, he s not in favor of eliminating the loading zone.
Chairman Franklin stated the proposed development project is a great improvement for the community and agrees with her fellow Commissioners expressed concerns. The proposed land scaping for the project looks amazing and does not agree with the sale of tabacco at this location. Furthermore, she would prefer vapping products not be sold at this location since it is in close proximity to a school. However, she is in favor of approving the proposed development project for the community.
Tom Poupard, Director of Development & Planning Services noted they will include the conditions in the Special Permit.
Chairman Franklin requested adding a condition in the special permit for immediate deliveries. Mitch responded they will construct a loading zone on the property.
Mr. Poupard commented for Special Permits issued to applicants, after one year an operations report is send to the Board of Trustees. The Board will view the applicant is operating incompliance to the Special Permit conditions.
Mitch commented the permit term is for 15-years.
Chairman Franklin stated the Special Permit can be revoked at any time.
Chairman Franklin requested clarification on how to remedy the situation for a Special Permit not performing well after 1-year. Mr. Poupard responded they can revoke the Special Permit or modify the terms with the applicant.
Chairman Franklin asked the Commission if they would like the applicant to present at a future Plan Commission meeting.
Commissioner Elisco made a motion to approve resolution Docket NO. PCD-19-15 and seconded by Commissioner Morgen; the motion passes with a roll call vote 7-0.
7. OLD BUSINESS
None.
8. NEWBUSINESS
None.
9. ADJOURN
Commissioner Elisco made a motion, seconded by Commissioner Morgen to adjourn. On voice vote, a motion to adjourn passed unanimously.
Adjourned at 9:21 p.m.
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