Planning and Zoning Board

APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 The Niles Plan Commission and Zoning Board of Appeals was called to order at 7:00 P.M. Chairman Kanelos asked everyone to stand for the Pledge of Allegiance. Present with Chairman Thomas Kanelos was Vice-Chairman Karen Dimond. Also present were Commissioners Angelo Troiani, Barbara Nakanishi, Robert Schulter and Morgan Dubiel. Charles Ostman, Director of Community Development and Bruce Sylvester, Senior Planner, were also in attendance. Present also was Attorney John Sullivan substituting for Village Attorney Joseph Annunzio, who was unable to attend this meeting. Chairman Kanelos asked if there were any additions, clarifications or corrections to the minutes of March 2, 2015. There were none. Commissioner Dubiel moved to approve the minutes of March 2, 2015. Seconded by Commissioner Nakanishi, on roll call the vote was: AYES:6 Dubiel, Dimond, Troiani, Nakanishi, Schulter, Kanelos NAYS: 0 There being six (6) affirmative votes the motion carried. OLD BUSINESS 14-ZP-35 Reconsideration of a request to amend a Planned Unit Development and approve a Special Use Permit per Appendix B, Section XI (H)(6)(B)(5)(b) to allow Verizon Wireless to install cell phone antenna and equipment on top of the building located at 8801 West Golf Road. NEW BUSINESS 15-ZP-12 Requesting approvals for a proposed new hotel at 7247- 7305 Waukegan Road, including 1) a Special Use Permit per Zoning Ordinance Sections VIII(B)(9) and VIII(C)(9) to allow the hotel to be 4 stories and 48 feet in height; and 2) variations from landscape requirements per Zoning Ordinance Appendix B Sections XII(F)(3) and XII(G)(3) to allow less landscaping than ordinances require. 15-ZP-13 Requesting approval of a Plat of Consolidation as provided in Zoning Ordinance Appendix B, Section Page 1 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 XI(C.1)(3)(i) to combine lots at 7247-7305 Waukegan Road, Niles, Illinois to accommodate a proposed new hotel development. 15-ZP-14 Requesting approval of a Special Use Permit to allow a drive-up window facility to be added to the existing building at 8401 Milwaukee Avenue, Niles, Illinois as provided in Zoning Ordinance Appendix B, Section VIII(B)(3)(tt). DISCUSSIONS Workshops on April 13th and April 27th to review the draft of new zoning and subdivision ordinances. THERE IS NO RECORDING OF THIS MEETING. Chairman Kanelos called for the first case to be presented this evening. 14-ZP-35 Reconsideration of a request to amend a Planned Unit Development and approve a Special Use Permit per Appendix B, Section XI (H)(6)(B)(5)(b) to allow Verizon Wireless to install cell phone antenna and equipment on top of the building located at 8801 West Golf Road. Bruce Sylvester, Senior Planner, recapped what was discussed when this case was brought before this Board in November, 2014. He introduced Stu Chapman, Municipal Services Associates. He is the Village's technical consultant. Staff is recommending approval as they did in November with three conditions: 1) all rooftop equipment must be painted to match the existing penthouse on top of the building 2) warning signage be installed restricting the rooftop to authorized personnel only 3) entry doors to the roof be locked at all times with keys distributed only to authorized personnel that would have access to the roof. The Village is limited by the federal government into how much they can take into consideration on issues concerning safety and health in regard to cell phone towers. The main concern this time around is property values. When this item went from this Board to the Village Board of Trustees, there was a split vote. [Split meaning 5-2]. They were hoping for a more unanimous recommendation. That Board sent it back to the Plan Commission and Zoning Board at the March meeting. Due to the holidays in Page 2 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 December and January this case has been back and forth until back again tonight. The important issue of property values was determined last month to be something that should be looked into. There was discussion about the ticking clock of 150 days in order to get this project going. Mr. Stu Chapman from Municipal Services Associates explained how this would affect the installation of said antenna. Chairman Kanelos asked the petitioner to come forward. The following gentlemen stepped to the microphone and were sworn in. Sean O'Connell, 709 W. Wrightwood, Chicago, IL. Derek McGrew, Cell-U-Site, 103 Hillshire Ct., Noblesville, IN Steven Ginsburg, an attorney, did not have to be sworn in. Sean O'Connell and Steven Ginsburg both spoke. On the overhead, pictures were shown as to how the roof looks now, and how it might look when an antenna is installed. Niki Tsakalis, 8801 W. Golf Rd., Niles, IL #12D, came forward and was sworn in. She feels the petitioner should show the buildings to the west of them and how many antenna are on those buildings. It is so ugly. Chairman Kanelos asked if she brought any proof of lowered property values from around the area. Mrs. Tsakalis said she does not have that with her tonight. It was said that she has had five (5) months to get her facts together. There were no other questions or comments from the audience for the Commissioners or the petitioner. Chairman Kanelos entertained a motion. Commissioner Troiani moved to approve 14-ZP-35 for a request to amend a Planned Unit Development and approve a Special Use Permit per Appendix B, Section XI (H)(6)(B)(5)(b) to allow Verizon Wireless to install cell phone antenna and equipment on top of the building located at 8801 West Golf Road. Seconded by Commissioner Dubiel with a friendly amendment. Commissioner Nakanishi added another friendly amendment. Vice-Chairman Dimond added she feels the third criteria has not been met. That would be if the Special Use would cause substantial injury to the value of other property in the neighborhood in which it is proposed to be located. Page 3 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 On roll the vote was: AYES:4 Troiani, Schulter, Dubiel, Kanelos NAYS: 2 Dimond, Nakanishi, There being four (4) affirmative votes the motion passed. Chairman Kanelos stated this Board is a recommending Board to the Board of Trustees who can either confirm or negate this decision. It will be necessary for the petitioner to contact Mr. Ostman and ask to be placed on the Board of Trustees agenda. The petitioner will then be notified of the date. Anyone in the audience who would like to be informed as to the date this will be heard by the Board of Trustees, leave your name and address with the recording secretary. 15-ZP-12 Requesting approvals for a proposed new hotel at 7247- 7305 Waukegan Road, including 1) a Special Use Permit per Zoning Ordinance Sections VIII(B)(9) and VIII(C)(9) to allow the hotel to be 4 stories and 48 feet in height; and 2) variations from landscape requirements per Zoning Ordinance Appendix B Sections XII(F)(3) and XII(G)(3) to allow less landscaping than ordinances require. Bruce Sylvester presented the case and had an aerial view of the location on the overhead for the everyone to see. This would be at the corner of Waukegan Road and Milwaukee Avenue where the Travel Lodge and a former restaurant were located. This new Holiday Inn Express would be positioned so as not to obstruct the corner the way it is now. Chairman Kanelos called for the petitioner to come forward. Paul Bushing, 2480 Bushwood Dr., Elgin, IL, developer Sheila Gilani, 9303 Keeler, Skokie, IL , owner Another gentleman, an engineer, in charge of storm water management all came to the podium and were sworn in. Mr. Bushing and the other gentleman spoke of the improvement this hotel would make at this corner. The following people from the audience came forward and were sworn in. Theresa Eugenia, 6980 W. Touhy, president of Fountain View Condominiums [directly to the south of the property in question]. She is concerned about the run- off of the water during a heavy rain. Right now the way the property is situated, the excess rain water rushes down into the condominium's parking garage as it is lower than the Travel Lodge property. Page 4 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 The engineer explained that when the new hotel is built the property would be newly graded and landscaped to avoid that problem. It was discussed there will be a detention area under the hotel parking lot and the hotel itself to keep the rainwater from rushing over and down into the condominium garage. Helen Sniegowski and John Sniegowski of 6980 W Touhy Ave., 847.647.0905 were sworn in along with Eva Kunetka, 7321 Waukegan Rd., John Gray, 6980 W. Touhy Ave., and Donald Lapin of 8201 N. Merrill. There was more talk of water and some concerns of traffic. Chairman Kanelos entertained a motion. Commissioner Dubiel moved to approve 15-ZP-12 requesting approvals for a proposed new hotel at 7247-7305 Waukegan Road, including 1) a Special Use Permit per Zoning Ordinance Sections VIII(B)(9) and VIII(C)(9) to allow the hotel to be 4 stories and 48 feet in height; and 2) variations from landscape requirements per Zoning Ordinance Appendix B Sections XII(F)(3) and XII(G)(3) to allow less landscaping than ordinances require. Seconded by Vice-Chairman Dimond, on roll call the vote was: AYES:6 Dubiel, Dimond, Troiani, Nakanishi, Schulter, Kanelos NAYS: 0 There being six (6) affirmative votes the motion carried. Chairman Kanelos called for the next item on tonight's agenda. 15-ZP-13 Requesting approval of a Plat of Consolidation as provided in Zoning Ordinance Appendix B, Section XI(C.1)(3)(i) to combine lots at 7247-7305 Waukegan Road, Niles, Illinois to accommodate a proposed new hotel development. Mr. Sylvester presented and explained how the land had to be put into combined lots in order to accommodate this new hotel. There was some discussion about on-site storm water management and a required covenant that allows the Village to inspect storm water management facilities. Chairman Kanelos entertained a motion. Commissioner Dubiel moved to approve 15-ZP-13 requesting approval of a Plat of Consolidation as provided in Zoning Ordinance Appendix B, Section XI(C.1)(3)(i) to combine lots at 7247-7305 Waukegan Road, Niles, Illinois to accommodate a proposed new hotel development. Seconded by Vice-Chairman Dimond, on roll call the vote was: Page 5 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 AYES:6 Dubiel, Dimond, Troiani, Nakanishi, Schulter, Kanelos NAYS: 0 There being six (6) affirmative votes the motion carried. Chairman Kanelos called for the final item on tonight's agenda. 15-ZP-14 Requesting approval of a Special Use Permit to allow a drive-up window facility to be added to the existing building at 8401 Milwaukee Avenue, Niles, Illinois as provided in Zoning Ordinance Appendix B, Section VIII(B)(3)(tt). Mr. Sylvester presented this case. It is for a drive-up window to be added to the existing building at 8401 Milwaukee Ave. This is for Dunkin' Donuts that will be on the property that formerly housed a Marathon gas station at the corners of Milwaukee, Main and Ozark. The applicant provided a traffic study and revised site plan at the beginning of tonight's meeting. This information was given to the Commissioners at that time. Chairman Kanelos suggested tabling this case as the Commissioners needed time to review the new materials. The following people were sworn in and spoke: Carlo Pallidenetti, owner of the site Tim Doron, Gewalt-Hamilton, Traffic Engineer for the applicant Dennis McManamon, 8223 N. Ozanam, Niles Nancy Kleiber, 7719 W. Main St., Niles Annemarie Roiniotis, 8522 School St.,, Morton Grove, IL, owner of the adjacent apartment rental building at 8409 N. Milwaukee There was discussion about impact on traffic and noise in the surrounding neighborhood. Mr. Doron explained the traffic report was incomplete as he was asked to do the study the previous Friday, April 3 and therefore was not allowed a lot of time before presenting. Ms. Roiniotis stated concerns for her tenants. She wants to be able to keep good tenants if the requested permit is approved. Commissioner Dubiel moved to table case15-ZP-14 until the May meeting. It was tabled pending another traffic study and the sound of the speakers. Seconded by Commissioner Nakanishi, on roll call the vote was: Page 6 of 7  APPROVED MINUTES OF THE MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS VILLAGE OF NILES COOK COUNTY, ILLINOIS APRIL 6 , 2015 AYES:6 Dubiel, Dimond, Troiani, Nakanishi, Schulter, Kanelos NAYS: 0 There being six (6) affirmative votes the motion carried. Chairman Kanelos said no additional notifications would be provided since the requirements had already been satisfied for tonight's meeting. Chairman Kanelos made a motion to adjourn. Vice-Chairman Dimond moved to adjourn . Seconded by Commissioner Nakanishi, on roll call the vote was: AYES:5 Dimond, Troiani, Nakanishi, Schulter, Dubiel, Kanelos NAYS: 0 There being six (6) affirmative votes the motion carried. The meeting adjourned at 9:55 p.m. Kathleen Janessa, Recording Secretary Page 7 of 7