Village of Northbrook Plan Commission Met May 4..
Here is the minutes provided by the commission:
1. Call to Order
7:30 PM Meeting called to order at the Board Room, Northbrook Village Hall, Northbrook, IL.
Chairman Marcia Franklin explained that the Plan Commission meeting will be held remotely via WebEx due to the Governor’s Executive Order associated with the COVID-19 pandemic.
| Attendee Name | Title | Status | Arrived |
| Steven Elisco | Commissioner | Remote | |
| Jeff Sandler | Commissioner | Remote | |
| Jeremy Melnick | Commissioner | Remote | |
| Mark DeBartolo | Commissioner | Remote | |
| Ihab Riad | Commissioner | Absent | |
| Allen Morgen | Commissioner | Remote | |
| Amy Torf | Commissioner | Remote | |
| Eric Schwager | Commissioner | Remote | |
| Marcia Franklin | Chairman | Remote | |
| Michaela Kohlstedt | Director | Remote | |
| Chan Yu | Deputy Director | Present | |
| 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 DeBartolo.
Commissioner Elisco requested to change the language from "The Commission" to "The Village" (page 2, line 10). In addition, after the word "remove" add "add action items".
On voice vote, all were in favor.
3. COMMUNITY PLANNING REPORT
Michaela Kohlstedt, Director commented the Board of Trustees approved the following resolutions at the Board of Trustees meeting on April 27, 2021:
∙ A Resolution Approving a Plat of Resubdivision for 2324 Maple Avenue and 2329 Walters Avenue (Plan Commission Docket No. PCD-21-04)
∙ A Resolution Approving a Replacement Wall Sign in Excess of District Height and Sign Area Limitations (Plan Commission Docket No. PCD-21-05 - 1033 Skokie Boulevard)
∙ An Ordinance Adopting, Enacting, and Recodifying a Municipal Code for the Village of Northbrook, Illinois
∙ A Resolution Approving a Contract with Community Partners for Affordable Housing (CPAH)
The Community Partners for Affordable Housing drafted a one-year contract agreement with the Village. The first project with CPAH is to create a Policy & Procedures manual for the Affordable Housing Plan.
Furthermore, the Board of Trustees conducted a preliminary review for The Cove School, Inc. as potential lessee of 1370 Meadow Road, which is owned by TEF Shermer, LLC. The school is seeking to lease additional space within Downtown Northbrook to operate a Cove Career Center to provide transition and career services to students graduating from the 12th grade. The center would provide college/career counseling, vocational experiences and independent living skills assistance. The formal application will be presented to the Plan Commission as early as next month.
The Board discussed the letter from the Plan Commission regarding Accessory Dwelling Units (ADUs) and the discussion was continued to the next Board of Trustees meeting scheduled on May 25, 2021. Director Kohlstedt noted the majority of the Board would like to pursue ADUs.
Chairman Franklin commented the City of Chicago recently addressed the use of Accessory Dwelling Units.
Village Attorney Stewart Weiss commented his colleague drafted a summary of the City of Chicago's pilot program and a link to the ordinance was sent to the Commission.
4. HEAR FROM THE AUDIENCE
5. REVIEW OF DRAFT RESOLUTIONS
A. DOCKET NO. PCD-21-03: VILLAGE OF NORTHBROOK - COMMERCIAL SIGN TOTAL AREA TEXT AMENDMENT (Public Hearing is Closed). 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.
Commissioner Elisco made a motion to approve Resolution 21-PC-03 as prepared and submitted by staff; seconded by Commissioner Schwager. On voice vote, all were in favor.
6. CONTINUED REVIEW OF APPLICATIONS
A. DOCKET NO. PCD-20-15: 1603-1607 TECHNY ROAD - CELL TOWER (Second 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 new equipment platform on an existing tower. On April 20, 2021, the application underwent its first public hearing. After a brief discussion, the Commission continued the public hearing with a request for additional information at the next Plan Commission meeting.
The following is an overview of the concerns raised, and questions asked, by the Commission along with the Applicant’s response and staff commentary:
1. The Commission asked if a structural analysis was performed on the existing tower to determine if the tower can support a second platform and also what the maximum wind speed capacity is.
o Applicant Response: The Applicant has provided a structural analysis letter confirming that the tower will be in compliance with the Building Code requirements of the Village of Northbrook. The analysis was based on the 3-second gust wind speed of 107-mph. This letter is stamped by a licensed structural engineer.
o Staff Comments: Engineering staff has stated that the response is acceptable since the letter is signed and sealed by a structural engineer licensed in the State of Illinois.
2. The Commission asked the Applicant to propose additional landscaping to screen the new ground equipment.
o Applicant Response: The Applicant has stated that the FCC regulation in effect since 2014 provides exemption from compliance of such requirement. The Applicant does not consider the proposed modifications to be a “substantial change” and therefore is not required to provide additional screening as part of collocation of an antenna. The Applicant is not proposing additional landscaping and has provided a letter explaining their reason and the FCC regulations which is attached.
o Staff Comments: Staff and the Village Attorney have reviewed the submittal. The Village Attorney has stated that although the proposed modifications would not be considered “substantial changes” per the FCC regulations, the installation must still comply with the applicable Zoning and building standards. Therefore, the Applicant is requested to present their plan for screening the proposed equipment. The Applicant has not presented an alternative plan as of yet but will have to work with staff to determine appropriate screening per Section 9-201 G of the Zoning Code for the facility prior to proceeding for a building permit. This process is included as a condition in the attached draft resolution and is not intended to hold up the special permit process.
Staff has prepared the attached resolution per the direction received from the Commission. If the Plan Commission wishes to take action, this would be Resolution No. 21-PC-07.
Chairman Franklin commented she is satisfied that the licensed structural engineer certified the wind survivability. She noted she has no concerns with the draft resolution, if the applicant agrees to provide additional screening.
Chairman Franklin opened public comment.
Briana Fontana commented they are proposing to utilize the existing fence around the cell tower compound and will add vinyl slats to conceal the fence. The vinyl slats will help hide the ground equipment from public view and the slats will be a neutral earth tone to blend into the landscape. Furthermore, the drawings submitted to the Building Department will be updated with the vinyl fence.
Chairman Franklin asked if Ms. Fontana is comfortable with the language in the draft resolution, which states "screening must be provided either as dense plantings or a fence as approved by staff at time of building permit". Ms. Fontana responded yes, she agrees with the language. Furthermore, she is unaware if her proposal violates the Village Code.
Chairman Franklin commented Ms. Fontana must agree with what the Village staff considers is appropriate before a permit is granted.
Village Attorney Stewart Weiss commented the Village Code states "in order to minimize the visibility of such facilities, a natural screen or fence shall be erected, if not already provided, to provide the maximum reasonable achievable screening as determined by the Village Manager".
Michaela Kohlstedt, Director commented the Village Code does not regulate a type or design of fence.
Village Attorney Stewart Weiss commented the fence minimum is 4-feet.
Ms. Fontana commented they agree to work with the Village staff to remedy the fence matter.
Chairman Franklin requested Ms. Fontana work with the Village staff to remedy the fence matter.
Commissioner Sandler made a motion to close the public hearing; seconded by Commissioner Elisco. On voice vote, all were in favor.
Commissioner Elisco made a motion to approve Resolution 21-PC-07 as prepared and submitted by staff; seconded by Commissioner Sandler. On voice vote, all were in favor.
7. OLD BUSINESS
8. NEW BUSINESS
A. Northbrook Draft Climate Action Plan
Michaela Kohlstedt, Director commented the Northbrook Draft Climate Action Plan is available online to the public. The Village staff emailed a link to the Plan Commission to review the draft Climate Action Plan and add comments. The feedback will be reviewed by the Board of Trustees for consideration during a public hearing on the matter. She suggested the Commission review the draft first and hold discussion on the item at the next Plan Commission meeting scheduled on May 18, 2021.
Chairman Franklin asked Ms. Kohlstedt if the Northbrook Draft Climate Action Plan will be the only item listed on the agenda for May 18, 2021. Ms. Kohlstedt responded yes.
9. ADJOURN
Commissioner Sandler made a motion, seconded by Commissioner Elisco to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 8:00 p.m.
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