Village of Northbrook Plan Commission met June 20.
Here are the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Jonathan Mendel | Present | ||
| Steven Elisco | Chairperson | Present | |
| Jeff Sandler | Commissioner | Present | |
| Jeremy Melnick | Commissioner | Absent | |
| Mark DeBartolo | Commissioner | Present | |
| Allen Morgen | Commissioner | Present | |
| Amy Torf | Commissioner | Present | |
| Eric Schwager | Commissioner | Present | |
| Ken Walden | Commissioner | Present | |
| Keri Halperin | Commissioner | Late | 7:52 PM |
| Swati Pandey | Planner | Present | |
| Michaela Kohlstedt | Director | Present | |
| Caitlyn Culbertson | Village Attorney | Present |
2. MINUTES APPROVAL - June 6, 2023
Commissioner Sandler moved, Commissioner Walden seconded the motion to approve the regular meeting minutes as amended. On voice vote, all were in favor.
Commissioners Schwager, DeBartolo and Morgen Abstained.
Plan Commission - Plan Commission - Jun 6, 2023 7:30 PM
| RESULT: ACCEPTED [5 TO 0]
MOVER: Jeff Sandler, Commissioner SECONDER: Ken Walden, Commissioner AYES: Elisco, Sandler, Torf, Walden, Halperin ABSTAIN: DeBartolo, Morgen, Schwager ABSENT: Melnick |
3. COMMUNITY PLANNING REPORT
Michaela Kohlstedt, Deputy Director reported the Village Board recommended approval of the amendment language for Ordinance No. 2023-35; code amendment will be listed on the website. Furthermore, the Board favored the redevelopment plan for Northbrook Court; will be considered at a pending joint public hearing. She confirmed the Village is waiting for the Northbrook Court developer to file a formal application. To note, Village employee Becky Bonoma will be retiring at the end of the month.
4. HEAR FROM THE AUDIENCE
5. CONTINUED REVIEW OF APPLICATIONS
A. DOCKET NO. PCD-22-11: 2625 Techny Road - Covenant Living Planned Development (Second Public Hearing.) An application filed by Covenant Home d/b/a Covenant Living of Northbrook as owner of the properties commonly known as 2625 Techny Road; 2539 Techny Road; 2074 Greenview Road; and 2090 Greenview Road, for the purposes of: (A) Comprehensive Plan Map Amendment from Single Family to Senior or Special Residential for three single family residential parcels; (B) Minor subdivision of three parcels; (C) Rezoning three R-3 Single Family Residential lots to R-8 Multi Family Residential (and include the three lots into the Planned Development); (D) Rezoning R-2 Single Family Residential lot to R-8 Multi Family Residential (within Covenant Living Planned Development for existing conditions); (E) Approval of an amendment to an existing special permit for a planned development (Ordinance No. 63-14) in the R-8 Multi-Family Residential District to add three residential buildings with a total of 36 units, and to include three additional parcels into the planned development site plan; (F) Special Permit for Independent Senior Living Facility (SIC No. 9867.00) in the R-8 zoning district; (G) Variation to reduce the required corner side (Techny) yard from 25’ to 10’ and required front (Pfingsten) yard from 25’ to 17’; (H) Site Plan Approval; and (I) Approval of any such variations, waivers, and zoning relief as may be necessary.
Commissioners Torf and Sandler stated they are prepared to vote on the item.
Senior Planner Swati Pandey discussed an application submitted by Covenant Home, for the following properties: 2625 Techny Road, 2539 Techny Road, 2074 Greenview Road, and 2090 Greenview Road. The applicant is requesting to resubdivide the three R-3 Single Family lots and create one deep lot facing Techny Road (including the rear portions of the Greenview lots); rezone the Techny lot into R-8 and include the R-8 lot into the Planned Development. The two Greenview lots would become smaller but will remain R-3 and in compliance with the minimum lot requirements of the R-3 district. She provided a brief overview of the following: application history, revised plans/renderings, and community outreach. She noted the requested relief/primary issues the Plan Commission should consider.
Attorney Dan Shapiro, 618 Academy Drive, Northbrook, provided a brief overview of the addressed concerns. He noted a good faith effort was made by the applicant to remedy concerns expressed by the Commission. The applicant received favorable recommendations from the following: Architectural Review Committee, Affordable Housing Consultant, Climate Consultant, and Village Engineering Department.
Eric Tracy, Professional Engineer with Kimley Horn, 1014 March Street, Lake Zurich, IL, clarified the revised site plan design and detention areas.
Ken Kite, Associate & Senior Project Manager with THW Design, 2100 River Edge Parkway, Atlanta, GA, stated the architectural street scape will remain unchanged. He provided a brief overview of the architectural design. He requested the Commission take into consideration the responsible building plan.
Mr. Tracy clarified the flow of water (east & south) and revised site plan design with Chairman Elisco. He confirmed the plan includes a restrictive covenant (Army Corp) for the stream.
Mr. Shapiro confirmed the applicant presented two options to the neighbors for any additional study: applicant pays for a hydrologist, or split cost with homeowners for a mutually agreed upon hydrologist.
Mr. Tracy confirmed underground detention was not feasible with Commissioner Halperin. Chairman Elisco opened public comment.
Glen Bobart, 2445 Techny Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: increased flooding, and stream design.
Alan Patzik, 2165 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: zoning change, negative community impacts, stormwater plan, and decreased property values. He requested the Commission act accordingly to protect the public.
Matt Margolis, 2050 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: changing the character of the community, increased density, zoning change, decreased property values, loss of privacy, and stormwater plan.
Selma Bucher, 2525 Techny Road, spoke in opposition of the proposed development project. She expressed concern regarding the following: changing the character of the community, and loss of single-family homes. She requested the Commission deny the project.
Steve Lauer, 2010 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the site plan dimensions.
Dan Sanders, 2020 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: increased flooding, building height, zoning change, and increased impervious surface.
Ann Sanders, 2020 Mallard Drive, spoke in opposition of the proposed development project. She expressed concern regarding increased mosquitoes from the stream.
Sunil Pullukat, 2104 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: decreased property values, and increased flooding. He requested the applicant modify the flood plain.
Dodie O’Keefe, 2311 Techny Road, spoke in opposition of the proposed development project. She expressed concern regarding increased flooding. She requested the Commission deny the project.
Alex Goldin, 2374 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: changing the character of the community, and loss of single-family homes.
Barbara Binder, 2257 Elm Ridge Drive, spoke in opposition of the proposed development project. She expressed concern regarding increased flooding. She requested the Commission take the flood problem into consideration.
Michael Lew, 2121 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: zoning change, loss of single-family homes, and increased flooding. He encouraged the applicant to modify their site plan to build within their campus.
Michael Lefkow, 2223 Walters, spoke in support of the proposed development project. He requested the Commission approve the development project.
Mr. Shapiro confirmed the proposed development project will not increase flooding or affect property values. The site plan was vetted by Village staff and Village consultants. To note, the Greenview lots zoning will remain unchanged, not part of the Planned Development. The applicant is complying with the zoning regulations for building height and setbacks. He requested the Commission issue a positive recommendation.
Mr. Kite reiterated the architectural street scape will remain unchanged. Furthermore, he is unable to determine property value impacts.
Commissioner Halperin made a motion to close the public hearing; seconded by Commissioner Sandler. On roll call vote, all were in favor. (8 Yes Votes, 0 No Votes)
Commissioner DeBartolo favors the development project taking place on the existing Covenant Living parcel. He does not favor the following: re-subdividing the three current R-3 single family lots, and rezoning portions of single-family lots to R-8 to add detention. Furthermore, he will be voting no.
Commissioner Schwager concurs with fellow Commissioner DeBartolo. He is a no at this time.
Commissioner Halperin favors the development project including detention to be placed on the existing parcel. Furthermore, she will be voting no.
Commissioner Sandler stated he reviewed the plans and video from the first public hearing. He stated that there was progress shown on the second public hearing plan. He likes that the two homes on Greenview Road will remain. He made a general comment, not specific only to this application and shared concern about developers choosing to pay fee-in-lieu for affordable housing as opposed to actual units. He suggested the applicant increase screening between the property lines. He expressed concern regarding residential impacts of moving the detention and stream, and requested the applicant submit more information.
Commissioner Morgen favors the modified site plan and considers it be an improvement upon the original plan. He recommends sending the application to the Village Board for consideration.
Commissioner Torf favors the modified site plan. She suggested the applicant submit a rendering of the landscape design. Furthermore, she favors sending a recommendation to the Village Board.
Commissioner Walden stated he dislikes the proposed development plan. He favors having an independent engineer evaluate the projects flood risk. He suggested the applicant increase the landscape design with trees and maintain the detention area inside the parcel. Furthermore, he does not favor rezoning single-family lots to R-8.
Chairman Elisco spoke on the applicant’s great relationship in the community. He confirmed the revised plan is an improvement. He stated that detention was required for all new development and does not have any impact on property values. He explained the common practice of subdividing lots and a brief history of such requests in the Village. He favors the proposed development project as revised.
Chairman Elisco asked the applicant if considering the feedback from the Commission they would like to revise further and return before the Plan Commission or take the recommendation from Plan Commission and proceed to the Village Board.
Mr. Shapiro confirmed the applicant will submit a modified plan for the Commission to consider on July 18, 2023.
Commissioner DeBartolo made a motion to continue the public hearing to July 18, 2023; seconded by Commissioner Halperin. On roll call vote, all were in favor. (8 Yes Votes, 0 No Votes)
6. OLD BUSINESS
7. NEW BUSINESS
8. ADJOURN
Commissioner DeBartolo made a motion, seconded by Commissioner Halperin to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 9:41 p.m.
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