Village of Northbrook Plan Commission met Aug. 16.
Here are the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Steven Elisco | Chairperson | Present | |
| Jeff Sandler | Commissioner | Present | |
| Jeremy Melnick | Commissioner | Absent | |
| Mark DeBartolo | Commissioner | Present | |
| Allen Morgen | Commissioner | Present | |
| Amy Torf | Commissioner | Absent | |
| Eric Schwager | Commissioner | Present | |
| Ken Walden | Commissioner | Present | |
| Keri Halperin | Commissioner | Present | |
| Lucy Prather | Village Attorney | Absent | |
| Chan Yu | Deputy Director | Present | |
| Swati Pandey | Planner | Absent | |
| Michaela Kohlstedt | Director | Present | |
| Stewart Weiss | Village Attorney | Present |
Commissioner Morgen moved, Commissioner Halperin seconded the motion to approve the minutes. On voice vote, all were in favor. changes noted:
page 4 and page 5 change Mr. Standoff to Mr. Standiford
page 5, missing paragraph info where it says Chairman Elisco asks if Ms. Reeves firm owns the building west of the Subject Property and she responded No. instead of saying what properties it should say "if the firm owns any other properties in Sky Harbor" A. Plan Commission - Plan Commission - Aug 2, 2022 7:30 PM
| RESULT: ACCEPTED [UNANIMOUS]
MOVER: Allen Morgen, Commissioner SECONDER: Keri Halperin, Commissioner AYES: Elisco, Sandler, DeBartolo, Morgen, Schwager, Walden, Halperin, Yu, Kohlstedt ABSENT: Melnick, Torf, Prather, Pandey |
Michaela Kohlstedt, Director commented the Village Board did not conduct any new preliminary reviews at the last Board of Trustees meeting.
4. HEAR FROM THE AUDIENCE
5. REVIEW OF DRAFT RESOLUTIONS
A. DOCKET NO. PCD-22-07: 722 - 730 LANDWEHR ROAD - BASEBALL TRAINING FACILITY (Public Hearing is Closed.) Consideration of a Resolution recommending approval of an application filed by The Illinois Baseball Academy, LLC, The Yard, LLC, and First Industrial Mortgage Partnership, L.P as potential lessees and owner, of the property commonly known as 722 - 730 Landwehr Road which is owned by First Industrial Mortgage Partnership, L.P., for the purpose of authorizing the following zoning relief: (A) Comprehensive Plan Map Amendment from General Industrial, Warehouse, and Office to Industrial and Commercial Service; (B) Rezoning from the I-1 Restricted Industrial District to the ICS Industrial and Commercial Services District; (C) Special Permit to allow a Physical Fitness Training Facility (SIC No. 7991.00) in the ICS District; (D) Variation to reduce the required rear (west) yard from 5’ to 0’; (E) Variation to reduce the required loading space from 1 to 0; (F) Approval of any such variations, waivers, and zoning relief as may be necessary.
Commissioner Walden made a motion to approve draft resolution 22-PC-08, Docket #PCD-22- 07, 722-730 Landwehr Road, Baseball Training Facility, as prepared and submitted by staff; seconded by Commissioner Halperin. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes, 0 Abstain, 2 Absent)
Chairman Elisco asked when the resolution will go before the Board of Trustees. Michaela Kohlstedt, Director responded September 13, 2022.
6. CONTINUED REVIEW OF APPLICATIONS
A. Docket No. PCD-22-02: 916, 940 and 1002 Dundee - Senior Housing (Continued Public Hearing) An application filed by Erickson Living Properties Application by Erickson Living Properties, LLC as contractual purchaser of 916, 940, and 1002 Dundee Road which is owned by GA Northbrook, LLC for the purpose of authorizing the following zoning relief for a senior living facility consisting of 1,050 independent living units, & 125 assisted living units: A) Comprehensive Plan Amendment; B) Rezoning approximately 79 (of the 127.11) acres of the Subject Property from Open Space (OS) District to Residential Specialty (RS) District; C) Zoning Code Text Amendment for Subsection 4-110H(17) of Article IV to allow an Increase in Maximum Height allowed by Special Permit in the RS District from 65’ and 5 stories to 68’ and 5 stories; D) Zoning Code Text Amendment for Subsection 9-106H to allow Real Estate Signs to be 40 square feet in area where the current limitation is 32 square feet and to allow ground signs in excess of 8’ in height by special permit; E) Special Permit for Concept Planned Development; F) Special Permit to allow an increased maximum building height of 68 feet in the RS District (1 building); G) Special Permit to allow an increased maximum floor area ratio (FAR) to 0.567 in the RS District; H) Tentative Plat of Subdivision; I) Site Plan approval; J) Variation of the Subdivision Code to allow construction and maintenance of private streets; K) Waiver of the Subdivision Code requirement to bury overhead utility lines; L) Approval of such other zoning relief as may be necessary to accommodate the development of the Subject Property as proposed by the Applicant.
Commissioner Halperin made a motion to continue the public hearing to the next scheduled Plan Commission meeting scheduled on September 6, 2022; seconded by Commissioner Morgen. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes, 0 Abstain, 2 Absent)
7. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-22-05: 1510-1550 and 1500 Skokie - Toyota Redevelopment. (First Public Hearing) An application by TOE Corp. as lessee of 1510-1530 and 1550 Skokie Boulevard which is owned Glen Ellyn Buildings Partnerships LLC, and 1500 Skokie Blvd., which is owned by the Applicant’s affiliate TOE RE for the purpose of authorizing the following zoning relief to allow construction, operation, and maintenance of a new Toyota automotive dealership with an open sales lot on the Subject Property: A. Special Permit to operate an Automotive Sales with Open Sales Lot on the Subject Property; B. Special Permit for more than (1) principal structure on a zoning lot for the Subject Property; C. Special Permit for three wall signs above 20’ in height from grade; D. Variation to reduce the required front yard setback from 80 feet to 66 feet to allow and incorporate architectural front entrance element; E. Site Plan approval for the proposed development on the Subject Property; F. Rezoning of the 1500 Skokie Boulevard Parcel from the O-3 General Office District to C-5 Boulevard Commercial District; and G. Approval of such other zoning relief as may be necessary to accommodate the development of the Subject Property as proposed by the Applicant.
Deputy Director of Development and Planning Services Chan Yu discussed an application submitted by TOE Corp., for the property located at 1510 to 1550 Skokie Boulevard and 1500 Skokie Boulevard. He provided a brief overview of the project phases. The project consists of 3 phases, and the building on 1550 Skokie was demolished as part of phase 1. The variation request includes an architectural element (Toyota branding) and the three proposed wall signs are over 20-feet from grade. The site plan includes a building height of 32-feet, and the FAR is .26.
The landscape plan is consistent with the Village's approved tree replacement list and sustainability report (65% native species) and 2 native plants from complying with the Village Climate Action Plan (CAP). He noted the requested relief/primary issues the Plan Commission should consider.
Chairman Elisco asked if the setback is 80-feet for the main building. Mr. Yu responded yes.
Chairman Elisco asked what the setback was for the original building. Mr. Yu responded he does not know.
Matt Norton, Burke, Warren, MacKay & Serritella Law Firm, Partner, 330 N Wabash, Chicago, IL 60611, stated he is representing the applicant and introduced the team. The setback for the existing building is 30-feet.
Mike Leep Jr., President of Greenly Automotive Family, 5201 Grape Road, Mishawaka, IN 46545, stated the family business was founded in 1977, and they operate 22 dealerships in five states. The goal is to open the fourth Toyota dealership for their company. The development project will be a world class facility, which will greatly benefit the community. The company generously gives back 10% of profits to the community, and the employees receive amazing benefits (family scholarship program).
Chip Walker, President of Custom Facilities, 6296 Rucker Road, Suite C, Indianapolis, IN 46220, stated they have been working on this project for over 1-year. He provided a brief overview of the automotive design criteria. The existing facility is not in compliance with Toyota's branding standards, and the proposed rendering of the state-of-the-art facility meets Toyota's branding standards. He explained the site plan details and inbound/outbound circular traffic pattern.
Mr. Norton spoke on the zoning standards. Northbrook's Comprehensive Plan identifies both sites as major retail, and the Skokie corridor consists of retail/non-office commercial uses. The area is primarily dominated by automotive retail uses. Currently, the market is trending very low for office uses, and the plan is to develop a major retail dealership to satisfy the Village's Comp Plan. He provided a brief overview of the site plan. Furthermore, a special permit is needed for the height of the wall signs (about 25-feet above grade) and auto sales. The proposed development project provides regional appeal and meets zoning standards. The development traffic will come from Skokie (will not impact residential streets), and the variation for the front yard setback is needed for compliance with the Toyota design standards.
Commissioner DeBartolo asked how long it will take to build the new facility. Mr. Chip responded 12-14 months.
Commissioner DeBartolo asked if they plan on separating the parking lot. Mr. Chip responded the parking will be combined (dealership and office parking).
Commissioner DeBartolo asked when they want to start construction. Mr. Leep Jr. responded tomorrow.
Commissioner DeBartolo asked if they plan on demolishing the office building soon. Mr. Chip responded yes; they are waiting for the tenants to vacate their lease agreements.
Commissioner DeBartolo asked what percentage of the office building is occupied. Furthermore, he asked when the last lease agreement will expire. Mr. Norton responded 17 tenants (2/3 occupancy) are occupying the building. The last lease agreement is for the cell tower; they are undergoing negotiations with AT&T to relocate the cell tower towards the back of the property.
Commissioner DeBartolo asked when the last office lease agreement ends. Mr. Norton responded year 2025.
Commissioner Walden asked why the applicant chose not to comply with CAP recommendation 2E. Mr. Chip responded the CAP recommendation is double the cost and out of budget for the project. To note, the permeable surface recommendation costs $800,000.
Chairman Elisco asked when phase 2 will start. Mr. Norton responded it is occurring now and phase 3 is essentially the demolition of the office building.
Chairman Elisco asked if the applicant will be leasing a parcel to AT&T. He noted a permit will be needed for the cell tower. Mr. Norton responded they are undergoing negotiations with AT&T, who is in favor of relocating off the building to establish a standalone tower.
Chairman Elisco asked if the final phase will be executed after year 2025. Mr. Norton responded the final phase could be executed sooner. The plan is to negotiate an early termination and new cell tower lease agreement.
Chairman Elisco opened public comment.
Pat Kushino, 217 Southgate Drive, stated her property is located behind the dealership. She expressed concern regarding the following: increased noise, light spillage, and privacy.
Mr. Norton spoke on the utilization of an automatic daylight harvesting system to dim property lighting and promote safety. To note, 100% cut-off fixtures are installed around the property to eliminate halo lighting.
Commissioner Walden asked how the new lighting compares to the existing lighting. Mr. Walker responded the existing lighting is outdated.
Mr. Norton commented deliveries will continue to take place in the evening.
Commissioner Sandler asked if the hours of operation will remain the same. Mr. Walker responded yes.
Mr. Walker spoke on maintaining the existing ComEd buffer.
Mr. Lee commented all the new dealerships have HVAC for their technicians.
Commissioner DeBartolo made a motion to close the public hearing; seconded by Commissioner Halperin. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes, 0 Abstain, 2 Absent)
Commissioner Sandler stated he favors the proposed rendering design and thanked the applicants for their presentation.
Commissioner Morgan stated he supports the following: variation requests, rezoning, special permits, and site plan design.
Commissioner Walden concurs with Commissioner.
Commissioner DeBartolo concurs with his fellow Commissioners.
Commissioner Schwager concurs with his fellow Commissioners.
Commissioner Halperin concurs with her fellow Commissioners.
Chairman Elisco commented he supports approving the variation setback due to the architectural feature that will enhance the building. The proposed wall signs will not cause any light spillage, and the special permit is needed to operate an auto dealership. He requested feedback from the Commission regarding the climate action items not included in the project (bike rack, green building certification, water sense feature, white roof, and mitigation of stormwater).
The Commissioners agreed a bike rack is not needed.
Chairman Elisco requested the applicant paint the roof white and install water sense features. Mr. Leep Jr. responded they will install watersense features as long as it works for its intended use. He also noted they have made water improvements at other dealerships.
Chairman Elisco commented the applicant will comply with the stormwater sewage/detention requirements for Northbrook.
Commissioner Morgen made a motion to direct staff to prepare a resolution for approval as presented with inclusion of CAP items from the Sustainability Addendum, including items 2E and 4A, as noted in the discussion; seconded by Commissioner Halperin. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes, 0 Abstain, 2 Absent)
Michaela Kohlstedt, Director commented the public hearing is closed, and the resolution will be presented to the Plan Commission on Tuesday, September 6, 2022.
8. OLD BUSINESS
9. NEW BUSINESS
10.ADJOURN
Commissioner Halperin made a motion, seconded by Commissioner DeBartolo to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 8:44 p.m.
http://northbrookil.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1657&Inline=True
Alerts Sign-up