Village of Palatine Plan Commission Met April 20.
Here is the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Steven Elisco | Commissioner | Remote | |
| Jeff Sandler | Commissioner | Remote | |
| Jeremy Melnick | Commissioner | Remote | |
| Mark DeBartolo | Commissioner | Remote | 7:34 PM |
| Ihab Riad | Commissioner | Remote | |
| Allen Morgen | Commissioner | Remote | |
| Amy Torf | Commissioner | Remote | |
| Eric Schwager | Commissioner | Remote | |
| Marcia Franklin | Chairman | Remote | 7:54 PM |
| Chan Yu | Deputy Director | Present | |
| Michaela Kohlstedt | Director | Remote | |
| Swati Pandey | Planner | Remote | |
| Stewart Weiss | Village Attorney | Remote |
Commissioner Sandler moved to approve the March 16 minutes as presented. The motion was seconded by Commissioner Schwager.
Commissioner Elisco requested the word "private" be inserted between smaller warning (page 4, line 29).
On voice vote, all were in favor.
3. COMMUNITY PLANNING REPORT
Michaela Kohlstedt, Director commented the Board of Trustees considered a 6B tax incentive at 3401- 3411 Commercial Avenue. The applicant is a plastics manufacturer that makes face masks and plastic film bags. Furthermore, the Board was in favor of supporting the request if the applicant answers the Boards questions. However, the applicant has not filed a formal application requesting a 6B tax incentive. In addition, the Board considered an ordinance amending the zoning code for Non
Commercial Message Signs.
The Board conducted a preliminary review submitted by EATACO requesting a Level III Design Review to allow installation of permanent pergola structures along Shermer Road and Meadow Road adjacent to the tenant space. Furthermore, the Board discussed creating a temporary expansion of the public sidewalk into the 9 on-street parallel parking stalls on the north side of Shermer Road to maintain the trees, while allowing for expanded outdoor dining space. She noted the Board approved the Village budget and the Climate Action Team finished the review of the draft climate action plan. The public will be able to view the draft climate action plan online and provide feedback.
Commissioner Elisco commented the draft climate action plan is easy for the public to understand. He noted the Village can remove and add action items as the climate changes.
Ms. Kohlstedt encouraged the public to read the background documents on the website.
Commissioner Sandler requested an update on the Shermer & Techny Marathon site. Ms. Kohlstedt responded the applicant has a valid demolition permit and they have 30-days to get the property incompliance with zoning. She noted the 7-11 corporation decided not to proceed with the site due to the COVID-19 pandemic. However, the applicant has received inquiries from individuals interested in operating a gas station on the property.
Commissioner Sandler asked if the Village can request the applicant install new screening. Ms. Kohlstedt responded she will follow-up with the applicant. She noted some of the screening was removed for visibility.
Commissioner Sandler requested an update on Northbrook Court. Ms. Kohlstedt responded many retail centers are greatly struggling during the pandemic. She noted the developer’s agreement with Northbrook Court protects the Village and the Village did not invest any money upfront in the development. Furthermore, the applicant plans on pulling the permits this summer.
Commissioner Sandler asked if the Village is at risk if the Northbrook property is sold to an individual not interested in operating a mall on the property. Village Attorney Stewart Weiss responded they could sell the property, but it doesn’t necessarily mean there is a risk. He noted many people are discussing if commercial is a profitable land use during the pandemic. The Northbrook Court has its own zoning district and a developer must come before the Village to change the land use.
4. HEAR FROM THE AUDIENCE
5. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-21-05: 1033 SKOKIE BOULEVARD - BANK OF AMERICA WALL SIGN
Commissioner Elisco explained that this application requires a review by the Plan Commission at a public meeting (not requiring a public hearing) due to the signage condition stated in the original ordinance 98-47 approving a wall sign on this property. Bank of America is requesting a replacement wall sign at the existing Merrill Lynch wall sign location.
Commissioner Sandler made a motion to waive staff presentation; seconded by Commissioner DeBartolo. On voice vote, all were in favor.
Commissioner Sandler made a motion to approve Resolution 21-PC-04 as prepared and submitted by staff; seconded by Commissioner Riad. On voice vote, all were in favor.
B. DOCKET NO. PCD-20-15: 1607 TECHNY ROAD - CELL TOWER (First Public Hearing.) An application filed by Crown Castle USA Inc. as lessee of a portion of the property commonly known as 1603 - 1607 Techny Road, which is owned by the North Star Trust Company (Trust #95119) c/o Techny Partnership, for the purpose of authorizing the following zoning relief: A) Special Permit to allow a Personal Wireless Services Antenna Located on a Tower-Style Structures in Excess of District Height Limitations (Village SIC No. 4810.02); B) Special Permit to allow Personal Wireless Service Antenna on a Tower to be located at a distance less than 110 percent of the height of the tower from any principal building to reduce requirement from 116.88’ to 45’9”; and C) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Senior Planner Swati Pandey discussed an application for a special permit to allow a Personal Wireless Services Antenna at the property located at 1603-1607 Techny Road. The subject property is zoned I-1 Restricted Industrial District. The Comprehensive Plan’s Future Land Use designation is Industrial and Commercial Services. The property was annexed into the Village of Northbrook in 2011 through Ordinance No. 2011-40. The Applicant is proposing to install a second platform on an existing cell tower.
The addition of a platform requires the need to bring the existing non-conforming tower into compliance with a special permit. A special permit is required for a Personal Wireless Service Antennas located on a tower-style antenna support structure, within or in excess of the district height limitations in the I-1 Restricted Industrial District. On October 27, 2020 the application underwent preliminary review by the Board of Trustees. The Board found the request for the proposed new tower platform and on-ground equipment to be appropriate. The maximum height of the existing tower is 106.25 feet and the new platform will be located below the existing platform at 85 feet.
The proposed equipment platform for the new carrier will be located within the existing chain link fenced area located at the base of the tower on the Subject Property near the existing ground equipment. The Northbrook Zoning Code requires communication towers to be separated from any principal structure by a distance of at least 110% of the tower height or request a special permit to allow a reduction in this required distance. Considering the height of the tower is 106.25 feet, a minimum distance of 116.88 feet is required from the nearest structure. The proposed site plan shows that the minimum distance between the tower and the nearest structure located to the west of the Subject Property is 45’9”. Furthermore, the Applicant is also requesting a reduction of the required separation distance and to authorize the antenna tower to be located within the 110% distance requirement through a special permit.
The requested relief includes the following:
1. Special Permit to allow a Personal Wireless Services Antenna Located on Tower-Style Structures in Excess of District Height Limitations (Village SIC No. 4810.02);
2. Special Permit to allow Personal Wireless Service Antenna on a Tower to be located at a distance less than 110 percent of the height of the tower from any principal building to reduce requirement from 116.88’ to 45’9”; and
3. Approval of any other such variations, waivers, and zoning relief as may be necessary to accomplish development and use of the Subject Property as requested by the Applicant.
In reviewing this request, staff suggests the Plan Commission consider the following policy questions:
1. Is it appropriate to grant special permit approval to maintain the existing tower and increase the non-conformity to operate the Personal Wireless Service Antenna Tower on the Subject Property? If so, should any operational limitations be placed on the tower (i.e. limit the number of carriers for collocation, etc.)?
2. Given the proximity of the tower and equipment to Techny Road, are any special screening measures needed?
3. Is it appropriate to grant a special permit to allow a tower at a distance less than 110 percent of the height of the tower from any principal building?
4. Is additional screening required for the proposed ground equipment platform?
Commissioner Schwager asked what the economic benefit is to the tower owner. Ms. Pandey responded adding a second platform to the tower is an economic benefit.
Commissioner Schwager asked how approving the variance will affect the Village of Northbrook. Michaela Kohlstedt, Director responded they previously granted this type of relief. She noted the relief will only be granted to the mentioned tower at the stated location.
Chairman Franklin asked how long the lease agreement is. Ms. Kohlstedt responded the applicant almost has permanent ownership of the property.
Village Attorney Stewart Weiss responded the applicant has an easement over the property, which is a right subject to the ownership of the property.
Commissioner Morgen asked if the applicant wants to add a second level of antennas to an existing tower. Ms. Kohlstedt responded that is correct.
Commissioner Elisco opened up public comment.
Briana Fontana, 2000 Corporate Drive, Canons burgs, PA 15317, stated she is present to answer any questions.
Commissioner Elisco asked if a structural analysis was performed on the existing tower to determine if the tower can support a second platform. In addition, he asked what the maximum wind speed allowed is. Ms. Fontana responded they performed a structural analysis and she will provide the detailed report to the Commission.
Commissioner Elisco asked if the report will show the wind speeds. Ms. Fontana responded yes, in the report the wind speed is 107.
Commissioner Elisco commented the Commission previously required a 150 wind speed.
Commissioner Riad asked if adding more equipment to the tower decreases the wind speed. Ms. Fontana responded the structural analysis will not include the new weight on the tower. However, they performed a structural passing analysis, which shows the weight of the new equipment on the tower.
Commissioner Sandler requested clarification that the new equipment on the tower will withstand a wind speed of 107 and without the equipment the wind speed rating is higher. Ms. Fontana responded she does not know. However, the current wind speed is 107.
Commissioner Riad asked what the highest wind speed in Northbrook is. Commissioner Torf responded the strongest wind speed is a micro burst, which has a wind speed of 100 miles per hour.
Commissioner Sandler suggested consulting with the Engineering Department to determine wind speed safety factors.
Commissioner Riad concurs with Commissioner Sandler.
Chairman Franklin concurs with Commissioner Sandler.
Chairman Franklin asked if the applicant is willing to reinforce the tower if the Engineering Department determines the tower is not adequate to support a second platform. Ms. Fontana responded yes.
Commissioner Riad requested the applicant also provide the Commission with the previous wind speed the tower was able to withstand.
Commissioner Sandler made a motion to close the public hearing; seconded by Commissioner DeBartolo. On voice vote, all were in favor.
Commissioner Riad requested data on the wind speed the tower can withstand without the second platform.
Commissioner Sandler concurs with Commissioner Riad and Commissioner DeBartolo. Commissioner Melnick concurs with his fellow Commissioners.
Commissioner Schwager concurs with his fellow Commissioners.
Commissioner Torf concurs with her fellow Commissioners.
Commissioner DeBartolo requested information on the strength of the existing tower and more natural screening.
Commissioner Morgen stated he is fine with the proposal as presented.
Chairman Franklin concurs with her fellow Commissioners. She requested the Engineering Department verify the wind speed the tower can withstand and requested required screening.
Commissioner Elisco concurs with his fellow Commissioners. He noted they will further discuss the application once the requested information is received. He asked Ms. Fontana when she will provide the Village with the requested information. Ms. Fontana responded she will provide the Village with the requested information by the end of the week.
Chairman Franklin asked Ms. Kohlstedt if the end of the week is enough time to list the item back on the agenda in two weeks for discussion. Ms. Kohlstedt responded yes, they can list the item on the May 4th agenda. She noted the cell tower on Techny was larger in size and was able to withstand a wind speed of 150 miles per hour without ice. In addition, 130 miles per hour with ice. Furthermore, the tower was 107 feet tall and was able to hold five platforms.
Ms. Kohlstedt asked Ms. Fontana what the tower height is. Commissioner Elisco responded 106 feet tall.
Ms. Kohlstedt requested the applicant provide the Village with structural analysis information and a letter stating how the wind velocities are appropriate for the tower.
Commissioner Elisco asked if a structural engineer from the Village will be examining the tower. Ms. Kohlstedt responded no, the applicant is responsible.
Commissioner Sandler made a motion to reopen the public hearing and continue the public hearing on May 4, 2021; seconded by Commissioner Melnick. On voice vote, all were in favor.
C. DOCKET NO. PCD-21-04: 2324 MAPLE AVENUE & 2329 WALTERS AVENUE (Public Meeting) Consideration of a Resolution Recommending Approval of a Minor Subdivision for a Lot Line Adjustment
Commissioner Sandler made a motion to waive staff presentation; seconded by Commissioner DeBartolo. On voice vote, all were in favor.
Commissioner Elisco made a motion to approve Resolution 21-PC-05 as prepared and submitted by staff; seconded by Commissioner Sandler. On voice vote, all were in favor.
D. DOCKET NO. PCD-21-03: VILLAGE OF NORTHBROOK - COMMERCIAL SIGN TOTAL AREA TEXT AMENDMENT (First Public Hearing). An application filed by the President and Board of Trustees of the Village of Northbrook to consider amending the following sections of the Northbrook Zoning Code (1988), as amended: A) Amend Part 1-C Sign Regulations of Article IX of the Village’s Zoning Code; and B) Such other amendments to the Northbrook Zoning Code, as may be required.
Senior Planner Swati Pandey discussed the commercial sign total area text amendment. She discussed several wall sign examples with the Commission.
In reviewing this request, staff suggests the Plan Commission consider the following policy question:
1) Should the Zoning Code sign regulations for the C-2, C-3, portions of C-4, and C-5 Commercial Districts and portions of the MFRC and the RLC Districts be amended? 2) Should the total sign area requirement be eliminated and include language to limit individual sign types for ground and pylon signs to a 100 square feet per sign face or one square foot per foot of lot frontage, whichever is less?
Commissioner DeBartolo made a motion to close the public hearing; seconded by Commissioner Sandler. On voice vote, all were in favor.
Commissioner Elisco stated he is in favor of the proposed text amendment and helpful for businesses in Northbrook.
Commissioner Morgen stated he is in favor of the proposed text amendment and it helps simplify the Code.
Commissioner Riad stated he is in favor of the proposed text amendment.
Commissioner Sandler stated he is in favor of the proposed text amendment.
Commissioner Torf stated she is in favor of the proposed text amendment.
Commissioner Schwager stated he is in favor of the proposed text amendment.
Commissioner DeBartolo stated he is in favor of the proposed text amendment.
Chairman Franklin concurs with her fellow Commissioners. She congratulated Ms. Pandey on the wonderful presentation.
Commissioner Melnick stated he is in favor of the proposed text amendment.
Commissioner Elisco made a motion for staff to prepare a resolution approving PCD-21-03 "Commercial Sign Total Area Text Amendment" as presented by staff; seconded by Commissioner Schwager. On voice vote, all were in favor.
6. OLD BUSINESS
7. NEW BUSINESS
Commissioner Schwager asked if the Commissioners terms ended will they be returning. Michaela Kohlstedt, Director responded she does not know. She noted President Ciesla will address the issue.
Commissioner DeBartolo commented the Commissioners must wait until President Ciesla is sworn in.
Chairman Franklin commented she will be stepping down from her position once President Ciesla is sworn-in to give other people an opportunity.
Commissioner Elisco commented the Cook County Ethics is due May 1, 2021.
Ms. Kohlstedt commented if you were not a Commissioner in year 2020, you will not receive an email to complete the Cook County Ethics.
8. ADJOURN
Commissioner Sandler made a motion, seconded by Commissioner Schwager to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 8:51 p.m.
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