Village of Northbrook Plan Commission met July 18
Here are the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Jonathan Mendel | Absent | ||
| Steven Elisco | Chairperson | Present | |
| Jeff Sandler | Commissioner | Absent | |
| Jeremy Melnick | Commissioner | Present | |
| Mark DeBartolo | Commissioner | Present | |
| Allen Morgen | Commissioner | Present | |
| Amy Torf | Commissioner | Present | |
| Eric Schwager | Commissioner | Present | |
| Ken Walden | Commissioner | Absent | |
| Keri Halperin | Commissioner | Present | |
| Swati Pandey | Planner | Present | |
| Michaela Kohlstedt | Director | Absent | |
| Caitlyn Culbertson | Village Attorney | Present |
2. MINUTES APPROVAL - June 20, 2023
Commissioner Halperin moved, Commissioner DeBartolo seconded the motion to approve the regular meeting minutes as amended. On voice vote, all were in favor.
Commissioners Melnick Abstained.
A. Plan Commission - Plan Commission - Jun 20, 2023 7:30 PM
| RESULT: ACCEPTED [6 TO 0]
MOVER: Keri Halperin, Commissioner SECONDER: Mark DeBartolo, Commissioner AYES: Elisco, DeBartolo, Morgen, Torf, Schwager, Halperin ABSTAIN: Melnick ABSENT: Sandler, Walden |
3. COMMUNITY PLANNING REPORT
Senior Planner Swati Pandey reported the Village Board approved a special permit transfer for the Smith Auto Repair Shop, and 5-lot subdivision located at 2600 Dundee Road. A preliminary review was conducted for a townhome development project by M/I Homes located at 3700 Dundee Road, which the Village Board recommended the applicant modify the plan and decrease the density. Furthermore, the Village Board did a preliminary review of two wall sign applications and referred to the Plan Commission for 630 Dundee and 992 Willow.
4. HEAR FROM THE AUDIENCE
5. CONTINUED REVIEW OF APPLICATIONS
A. DOCKET NO. PCD-22-11: 2625 Techny Road - Covenant Living Planned Development (Third 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.
Commissioner Melnick stated he is 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 R-3 Single Family lots and change the zoning of the single family lot located on Techny Road from R-3 Single Family Residential to R-8 Multifamily Residential; the Techny parcel will be added to the planned development site plan. She provided a brief overview of the following: application history, and revised plans/renderings. She noted the requested relief/primary issues the Plan Commission should consider.
Attorney Dan Shapiro, 618 Academy Drive, Northbrook, IL, provided a brief overview of the addressed concerns and detention (peak flow). A neighborhood meeting was held on June 7, 2023, to discuss the details of the project. He confirmed the zoning will not change for the lots located on Greenview Road, nor will they be demolished. The intent of the development project is not to change the character of the community. Furthermore, the project will improve the stormwater detention in the area. The applicant received four favorable recommendations: Architectural Review Committee, Affordable Housing Consultant, Climate Consultant, and Village Engineering Department.
Eric Tracy, Professional Engineer with Kimley Horn, 570 Lake Cook Road, Deerfield, IL, clarified the relocation of the stream and detention safety requirements. He confirmed the plan includes a restrictive covenant (Army Corp) for the stream. Furthermore, the project received three favorable recommendations: Village of Northbrook, United States Army Corps of Engineers, and Christopher B. Burke Engineering.
Ken Kite, Associate & Senior Project Manager with THW Design, 2100 River Edge Parkway, Atlanta, GA, provided a brief overview of the architectural design/landscape plan. To note, the video renderings include trees at three years maturity.
Mr. Shapiro stated the applicant has addressed the Commissions concerns. He requested a favorable recommendation from the Commission.
Mr. Tracy confirmed only the development area was analyzed for flow with Chairman Elisco. To note, the water will dissipate back to the stream after 48-72 hours.
Chairman Elisco opened public comment.
Edward Forman, 2040 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding increased flooding around his property.
Dr. Martin Sanders, 2020 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: expanding the creek, and increased flooding.
Michael Lew, 2021 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: changing the character of the community and utilizing single-family lots for detention.
Adam Goldman, 2075 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: changing the character of the community, loss of single-family homes, and false advertisement.
Alan Patzik, 2165 Mallard Drive, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, decreased property values, and loss of single-family homes. Maureen Lampert, 2304 Greenview Road, spoke in opposition of the proposed development project. She expressed concern regarding the following: tree buffering, changing the character of the community, and loss of privacy.
Sunil Pullukat, 2104 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, loss of single-family homes, decreased property values, and traffic impacts.
Matt Margolis, 2050 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, loss of single-family homes, and decreased property values.
Melissa Bell, 2317 Greenview Road, spoke in opposition of the proposed development project. She expressed concern regarding the lack of corporate buying regulations in Northbrook. Bruce Woolman, 2625 Techny Road, spoke in support of the proposed development project. He explained how Covenant Living is an asset in the community. The organization makes charitable contributions and maintains a beautiful landscape in the neighborhood. Furthermore, the applicant received four favorable recommendations.
Selma Bucher, 2525 Techny Road, spoke in opposition of the proposed development project. She expressed concern regarding increased flooding. She requested Covenant Living guarantee to fix any flooding problems that may arise.
Jordan Bucher, 2525 Techny Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, loss of single-family homes, requested relief, stream relocation, and decreased property values. He requested the Commission deny the application.
Alex Goldin, 2374 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, loss of single-family homes, and decreased property values.
Alysa Fields, 2330 Greenview Road, spoke in opposition of the proposed development project. She expressed concern that the development project will change the character of the community.
Michael Redstone, 2210 Greenview Road, spoke in opposition of the proposed development project. He expressed concern regarding the following: utilizing single-family lots for detention, changing the character of the community, and loss of single-family homes.
Chairman Elisco clarified the Villages maintenance code and public reporting process. The Village is prohibited from preventing corporations from buying residential real estate property. Village Attorney Caitlyn Culbertson confirmed the Village cannot restrict corporations from buying residential real estate property; however, the Village can restrict the zoning use of the property.
Chairman Elisco encouraged the public to attend the Village Board meetings to request changes to the Zoning Code.
Mr. Shapiro confirmed they are only requesting to change the zoning for one lot. He reiterated the properties located on Greenview Road will not be demolished or used for detention. To note, the acquired properties will be rentals. He requested the Commission consider the information submitted and issue a favorable recommendation.
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)
Commissioner Melnick stated he does not favor the proposed development plan. He suggested the applicant modify the plan to keep the detention within the property lines.
Commissioner DeBartolo thanked the applicant for the presentation. Furthermore, he does not have anything else to add from the last meeting.
Commissioner Schwager concurs with his fellow Commissioners. Furthermore, he will be voting no.
Commissioner Halperin stated she does not favor the proposed development plan. Furthermore, she will be voting no.
Commissioner Morgen stated he favors the proposed development plan. The Commission is only a recommending body regarding the proposed development and consider stream relocation and detention pond as part of the plan. Covenant Living is not a new entity to the Village of Northbrook.
Commissioner Torf thanked the public for feedback and stated she favors the proposed development plan.
Chairman Elisco spoke on the applicants right to purchase real estate in Northbrook. He confirmed the applicant is requesting to utilize properties they own for detention uses and relocating the stream. The resubdivision would allow no change to the streetscape on Greenview. To note, the public can report zoning code violations for lack of property maintenance to the Village for investigation. Furthermore, he supports approving the application.
Commissioner DeBartolo made a motion to approve the petition as presented; seconded by Commissioner Melnick. On roll call vote, all were in favor. (6 Yes Votes, 1 No Votes)
6. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-23-05: 1900 Willow Road - Rezoning & Automotive Detailing (First Public Hearing.) An application filed by JP 1900, LLC & Escobar Mobile Wash Detail, LLC as owner and potential lessee, respectively of the property commonly known as 1900 Willow Road, which is owned by JP 1900, LLC for the purposes of: (A) Rezoning from I-2 Light Industrial to ICS Industrial and Commercial Services district; (B) Special Permit to allow Automotive Detailing (SIC 7542.01) in ICS District; (C) Variation to reduce the required interior side (east) yard from 5’ to 0’; interior side (west) yard from 5’ to 0’; and rear yard from 5’ to 0’ to accommodate the existing parking lot; (D) Variation to reduce the required interior side (west) setback from 10’ to 2.69’ to accommodate the existing building; (E) Variation to reduce the required loading space requirement from 1 to 0; and (F) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Commissioner DeBartolo made a motion to waive the staff presentation; seconded by Commissioner Halperin. On voice vote, all were in favor.
Chairman Elisco opened public comment.
Julio Escobar, 1900 Willow Road on behalf the automotive detailing business stated they perform detailing services for luxury cars. The location will operate by appointment only (4 appointment daily maximum), and no cars will be stored on the property.
Commissioner Halperin made a motion to close the public hearing; seconded by Commissioner Melnick. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes)
Chairman Elisco stated he favors the application.
Commissioners Melnick, DeBartolo, Morgen, Torf, Schwager, and Halperin favor the application.
Commissioner DeBartolo made a motion for staff to prepare a resolution to approve 1900 Willow Road, as submitted and presented by staff; seconded by Commissioner Schwager. On roll call vote, all were in favor. (7 Yes Votes, 0 No Votes)
7. OLD BUSINESS
8. NEW BUSINESS
9. ADJOURN
Commissioner Halperin made a motion, seconded by Commissioner DeBartolo to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 9:23 p.m.
http://northbrookil.iqm2.com/Citizens/FileOpen.aspx?Type=15&ID=1710&Inline=True
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