Village of Northbrook Plan Commission met Sept. 19.
Here are the minutes provided by the commission:
1. CALL TO ORDER
| Attendee Name | Title | Status | Arrived |
| Jonathan Mendel | Director | Present | |
| Steven Elisco | Chairperson | Present | |
| Jeff Sandler | Commissioner | Absent | |
| 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 | Absent | |
| Swati Pandey | Planner | Absent | |
| Michaela Kohlstedt | Deputy Director | Present | |
| Stewart Weiss | Village Attorney | Present |
2. MINUTES APPROVAL - August 15, 2023
Commissioner DeBartolo moved, Commissioner Morgen seconded the motion to approve the regular meeting minutes as presented. On voice vote, all were in favor.
A. Plan Commission - Plan Commission - Aug 15, 2023 7:30 PM
| RESULT: ACCEPTED [UNANIMOUS]
MOVER: Mark DeBartolo, Commissioner SECONDER: Allen Morgen, Commissioner AYES: Elisco, DeBartolo, Morgen, Torf, Schwager, Walden ABSENT: Sandler, Melnick, Halperin |
3. COMMUNITY PLANNING REPORT
Michaela Kohlstedt, Deputy Director, reported the Village Board conducted a preliminary review of a request to amend the paving requirements for driveways to expand paving materials, which the Board favored; however that applicant has not filed a formal application. Furthermore, the Village Board reviewed an application (special permit transfer and restrictive covenant removal) for the 400 Skokie Boulevard building and approved the Vasa fitness center application. The Village hired a new Planning & Zoning Technician named Nya Carr; and the Commission must continue checking their Village email accounts for attendance updates as well as training assignments.
4. HEAR FROM THE AUDIENCE
5. REVIEW OF NEW APPLICATIONS
A. DOCKET NO. PCD-23-09: 992 WILLOW ROAD - LAZY DOG RESTAURANT (First Public Hearing). An application filed by Lazy Dog Restaurants, LLC as potential tenant of the property at 992 Willow Road, which is owned by Willow Festival Regency, LLC for the purposes of: (A) Approval of a Special Permit to Allow Wall Signs in Excess of District Height Limitations (SIC No. 9966.00); and (B) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Commissioner DeBartolo made a motion to waive staff’s presentation; seconded by Commissioner (Morgen. On roll call vote, all were in favor. (6 Yes Votes, 0 No Votes)
Jared Taylor, 5847 Price Road, CA, thanked the Village Board for considering their application. He requested clarification regarding the resolution.
Michaela Kohlstedt, Deputy Director, stated the extended outdoor dining hours will be addressed by the Village Board, and the Plan Commission will issue a recommendation on the signage request.
Commissioner Morgen made a motion to approve resolution for Docket No. PCD-23-09, 992 Willow Road - Lazy Dog Restaurant Wall Sign, as prepared and submitted by staff; seconded by Commissioner Walden. On roll call vote, all were in favor. (6 Yes Votes, 0 No Votes)
B. Docket No. PCD-22-13: 2944-2960 Dundee Road - Rosewater Assisted Living Facility (First Public Hearing). An application filed by Rosewater Senior Care - Alpha, LLC as contractual purchaser of the properties commonly known as 2944-2960 Dundee Road, which is owned by the Pauline Hazelwood Trust for the purposes of: A) Comprehensive Plan Amendment to designate the Subject Property as appropriate for Senior or Special Residential; B) Rezoning from the R-3 Single Family Residential District to the RS Residential Specialty District; C) Lot Consolidation; D) Approval of a Special Use Permit for an Assisted Living Facility; E) Variation to reduce the required loading space requirement from 1 to 0; F) Site Plan Approval; and G) Approval of any other such variations, waivers, and zoning relief as may be necessary.
Michaela Kohlstedt, Deputy Director, discussed an application submitted by Rosewater Senior Care - Alpha, LLC, for the property located at 2944-2960 Dundee Road. The applicant is requesting zoning relief to accommodate a proposed assisted living facility for 17 residents. The property is zoned R-3 Single Family Residential District; and the Comprehensive Plan’s Future Land Use designation is Neighborhood Office. She provided a brief overview of the following: site/floor plan, amenities, operation hours, ground sign, and parking. She noted the requested relief and the primary issues the Plan Commission should consider. She confirmed two single family homes are located to the east and an office building is located to the west.
Celex Thomas, 701 Main Street, Unit 202, Evanston, IL 60202, discussed the organization’s mission to create a new standard of care. He provided a brief overview of the organization’s professional experience and needs analysis data.
Matt Elakatt, Co-Founder, Rosewater Senior Care, 8133 Laramie, Skokie, IL 60077, stated the proposal demonstrates the highest and best use of the site. He provided a brief overview of the following: interior design, site plan, landscape design, parking, operations, and onsite activities.
Mr. Thomas spoke on the importance of delivering industry-leading high-quality care.
Dr. Jennifer Stellar, 1462 Fargo Boulevard, Geneva, IL 60134, discussed her professional experience. She provided a brief overview of the following: dementia connection model, assisted care impacts, job creation, and market demand.
Mr. Thomas noted Dr. Tessa McEwen was unable to attend tonight's meeting.
Dr. Stellar explained the daily operations and resident needs. The facility consists of employees, not contractors, and provides long-term care.
Mr. Elakatt spoke on the kitchen operations. The site will receive two large deliveries weekly. Furthermore, the property will be fully enclosed with a 6-foot privacy fence.
Mr. Thomas stated the plan is to open the first facility in Northbrook and expand throughout Chicago in the future.
Bay Ridge, Civil Engineer, 8659 Almo Street, IL, stated IDOT and the traffic study confirmed no road improvements are needed.
Mr. Elakatt clarified the staff ratios and security operations with Commissioner Morgen. Dr. Stellar spoke on the low risk assessment and staff training.
Mr. Thomas clarified the availability of parking. Furthermore, they plan on utilizing the Villages emergency services, and notices were sent to residents in the community.
Mr. Elakatt clarified the room size (300 square-feet) and design. The architect confirmed the rooms are larger than the industry standard.
Mr. Thomas confirmed the facility will schedule time slots for holiday visits. The plan is to utilize the commercial lots in the area for valet parking. Furthermore, the residents are allowed to leave the facility with their family, and transportation services will be offered.
Daniel Lambert, President of Planning & Communications, Law Office of Daniel Lambert, 7215 Oak Avenue, River Forest, IL, spoke on his professional knowledge of the industry. To note, these types of facilities rarely get holiday visitors. Furthermore, the traffic study results show the facility will generate low traffic and has ample parking. The goal is to support people aging in the community.
Mr. Elakatt stated the facility will charge a flat monthly rate, and they are evaluating market pricing at this time.
Dr. Stellar confirmed the facility is only for individuals with dementia diagnoses.
Smitha Doherty, 4170 Pamela Lane, spoke in support of the application. She noted there is a great need for dementia services.
Jennifer Kenney, 6322 W Greetings Street, Chicago, IL 60630, spoke in support of the application. She shared her family's battle with dementia. Furthermore, she requested the Plan Commission consider the need for dementia services.
Steve Matz, 700 Helen Drive, spoke in opposition of the application. He expressed concern regarding the following: increased noise, loss of privacy, traffic impacts, parking, and pedestrian safety. He asked what the applicant plans on doing with the remaining two properties.
Zbigniew Wolas, 728 Helen Drive, spoke in opposition of the application. He expressed concern regarding the following: increased noise, loss of privacy, traffic impacts, and changing the character of the community. He requested the Commission deny the application.
Irena Junkovic, 714 Helen Drive, spoke in opposition of the application. She expressed concern regarding the following: traffic impacts, and increased noise.
Mr. Lambert stated the proposed use is considered an allowable residential use. To note, studies show community residences do not affect property values and function as a residential use. He reiterated the traffic study determined the facility will generate low traffic and no road improvements are needed. Furthermore, the facility will be operating a secure operation in the community and generate tax revenue for the Village.
Mr. Elakatt spoke on the property's application history. He requested the Plan Commission consider their application. Furthermore, he clarified the ratios with Chairman Elisco.
Ms. Kohlstedt noted the Affordable Housing Ordinance does not apply to the application. Mr. Elakatt confirmed laundry services are located onsite.
Commissioner DeBartolo made a motion to close the public hearing; seconded by Commissioner Morgen. On roll call vote, all were in favor. (6 Yes Votes, 0 No Votes)
Commissioner DeBartolo favors the application. He expressed concern regarding the following: parking and left turns onto Dundee. He suggested the applicant consider installing solar panels. Furthermore, he favors the following: rezoning, special permit, and lot consolidation.
Commissioner Schwager stated he has no concerns.
Commissioner Morgen favors the application. He expressed concern regarding the following: parking, traffic impacts, and burdening emergency services. He suggested the applicant contract with a private ambulance vendor.
Commissioner Torf favors the application. She expressed concern regarding parking. She suggested the applicant partner with a valet service for parking.
Commissioner Walden favors the application. He anticipates the facility will enhance the area.
Chairman Elisco stated group homes do not negatively impact communities. The applicant presented a successful plan with screening and isolation. Furthermore, the proposed use is appropriate for the area.
Commissioner DeBartolo made a motion to prepare a resolution for Docket No. PCD-22-13, 2944-2960 Dundee Road - Rosewater Assisted Living Facility; seconded by Commissioner Morgen. On roll call vote, all were in favor. (6 Yes Votes, 0 No Votes)
6. OLD BUSINESS
Chairman Elisco asked when the Commission will be able to review the Zoning Code rewrite project. Michaela Kohlstedt, Deputy Director, explained the work the consultants have performed thus far. The survey responses were posted on the Village Zoning Code Rewrite website; and the consultants will provide an update at a future meeting. Furthermore, the plan is to host workshops to further discuss the project.
7. NEW BUSINESS
8. ADJOURN
Commissioner DeBartolo made a motion, seconded by Commissioner Morgen to adjourn. On voice vote, a motion to adjourn passed unanimously. Adjourned at 9:06 p.m.
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