Commissioner Steve Vaughn swears in anyone wishing to speak at the public meeting.

Transcription

1 PLANNING & ZONING COMMISSION MINUTES Thursday, May 11, 2017 at 7:00 p.m. Village Hall Chambers 1937 North Municipal Way Round Lake Beach, Illinois I. Opening Protocol Audrie Parker calls the roll A. Roll Call Present Ecused Mark Bailey Patrick Vargo Steve Vaughn Lee Benedict Audrie Parker Hal Davis Richard Barr Also in attendance: Chris Heinen, Planning Consultants from Rolf C. Campbell and Associates David Silverman, Village Attorney B. Approval of Agenda Steve Vaughn asks approval of the agenda. All approve. C. Approval of Minutes April 13, 2017 Steve Vaughn requests a motion to approve the minutes as submitted. Motioned by Commissioner Barr Seconded by Commissioner Benedict All voted in favor, none opposed. Motion Approved. II. PUBLIC HEARINGS A. Petition request of NorthShore University Health System for a Variance to the parking requirements and sign required for a proposed medical office building located at the northwest corner of Hook Drive and Rollins Road. Commissioner Steve Vaughn swears in anyone wishing to speak at the public meeting. Jeremy Hall speaks on behalf of NorthShore University Health systems advises there will be a presentation and introduces team members present. He introduces Gill Magnelli. Gill Magnelli, OKW Architects, located at 600 W Jackson, Chicago, IL introduces himself. He opens with the new proposed site plan for a two-story building under approimate 17,080 square feet. Noted is the surface detention basin and underground detention vault. The plan meets all required yards with a 20 foot landscape set-back. Gill states the Lake County Department of Transportation requires a 15 foot right-of-way dedication along

2 Rollins. Proposed is a new sidewalk for pedestrian access along Rollins and Hook, and decorative light poles. Gill states they are working with Lake County Department of Transportation to provide center lane modifications for vehicular access. A dedicated drop off lane is pointed out, and in the back of the building a fully screened garbage/loading area, as well as an employee entrance. All mechanical equipment will be screened, not seen; 166 parking spaces, pedestrian path lighting, LED poles and recessed can lighting. Magnelli continues, the proposed first floor plan has 35 eam rooms. Second floor will have a similar floor plan. The signage is true to size proposed. Building will not eceed the 40 feet height. The intent is to generously landscape the site. Landscape Architect, Yipei Hsu, is introduced. Hsu points out layered landscape and advises pretty mature eisting trees will try to be saved. North property line has dense trees and eisting ones are functioning well. Hsu added will have internal islands with shade trees and growing cover. Around the building, sidewalks have benches to enjoy the landscape. Magnelli then reviews signage. He states two monument signs, one at corner of Rollins and Hook, will be single faced; internal illuminated. Entry right off Rollins will be double faced, internally illuminated. As you drive into site there will be a directional sign for parking, patient drop off. Proposed are three wall signs on the building, all the same size and will be along the façade facing Rollins and Hook drive. Vaughn asks the Board if they have questions and Richard Barr asks to see the first monument sign and elevations showing the whole scale. Magnelli replies not at this time. Barr asks are you able to pull up the site map and point to the location of the sign and Gill does so. Barr states from the scale of the picture the sign looks massive, his fear is the sightline, heading south on Hook. Audrie Parker adds wondering how close the sign is to the intersection and able to see around it if turning right. Peter Lemon with Kimley-Horn, 111 West Jackson, Chicago, IL addresses the Board. He stated the monument sign is roughly 30 feet or so north of Rollins and similarly west of Hook. The Lake County Department of Transportation and Traffic Study has sight distance and line of sight along the right-of-way. There is a required line of sight that meets a stopping sight distance. So there is an appropriate amount of sight distance when approaching traffic. And based on the analysis there is appropriate sight distance. Audrie asks if the sign will be 30 feet back from the intersection and Lemon responds roughly. Lee Benedict asks how the sign will be illuminated, and Magnelli replies internally with acrylic letters, single sided. A graphic with a push through acrylic letter is shown, face with blue letters, and an edge glow. Benedict states he asked because it s relatively close to the intersection/traffic signals and how loud will the illumination be vs. the traffic signals. Magnelli responds it will be set back at an angle and similar to the Gurnee facility.

3 Barr asks what the base building materials will be made of and Magnelli answers masonry. Barr asks if the north corner of property is public or privately owned. And Magnelli replies he will defer that to staff or civil engineer. Jason Doland, Doland Engineering, 334 East Colfa, Palatine, IL, answers Barr s question related to the property located northeast, saying it s a publically owned parcel and points out a property owned by the Village of Round Lake Beach. The site is all draining north to south and providing a bypass flow around site so no other water on that site. Lee Benedict asks to clarify only one entrance. Magnelli responds saying correct off of Rollins Road. Benedict also asks how NorthShore Medical is in the area and what its market is like. Jeremy Hall answers he doesn t know eactly how many in Lake County. He continues in the immediate proimity one to the east on Grand Avenue, further east on 41 at Tower and Washington. The remaining sites are further south and spread around. Benedict asks if the staff has anything to report. Senior Planner, Chris Heinen, eplains a variance is required for the parking requirements to be reduced from 216 to 166 spaces. Second, a variance is required for the two ground signs; from 20 feet down to zero feet. Zero feet based on the new dedication of right-of-way Lake County are requiring. Third, a variance required for the square feet of 256 square feet to the proposed 573 square feet; includes all signs. Lastly, the directional sign will need to be varied from 4 square feet to 15 square feet. Richard Barr asks for clarification on set back. Heinen replied based on the new right-ofway is where new monument signs will be placed, and anticipating where the variance will be; 20 feet down to zero feet. Barr advises potentially in future that sign may be right on the road. Heinen answers correct and taking care of variance; so do not have non-conforming sign later. Barr asks what does this do to the traffic studies recommendation this not interfere with the sightline of the intersection. Heinen replied has not seen the proposed plans and directs the question to the engineer. Jason Doland eplains the zero set back is not from the road, it s from the public right-ofway. The current right-of-way is about 15 feet off of the road. Lake County DOT is asking for another 15 feet which puts the right-of-way at about 30 feet off the curb line. Location of the sign will not impact sight; the purpose is for utilities/water mains. Plans are shown to staff and noted are the sign and sightline. Pointed out the vehicle is able to visualize vehicles and pedestrians. Lake County is asking for further corridor; utilities. Barr asks Heinen if he agrees and Heinen answers has not seen the plans and staff may look into it. Magnelli notes the Kinley-Horn response letter to parking and Heinen states staff has a copy. Richard Barr asks if the monument sign on the corner of Hook and Rollins is par with the other NorthShore locations. Hall answers the signs mimic the Gurnee building. III. AUDIENCE PARTICIPATION Steve Vaughn opened the meeting for public comments:

4 Timothy Gackle of East Oaktree Trail introduces himself. He notes his backyard backs up to Hook Drive and asks the following questions: How many were told and what is rationale; residents received certified letters and others did not? Vaughn asks Heinen to eplain process. Heinen states by ordinance the first is a sign posting, second, is a legal notification in a newspaper, third, certified mail sent to property owners within 300 feet of property. Based on location the properties only north of Hook would be notified. Gackle adds intersection was re-done was due to traffic and accident concerns. Concern is with the location of additional traffic and pedestrian. Is there data showing a need for medical services in this area? Jeremy Hall answers this is a difficult site to develop, if there was no need it wouldn t be financially feasible to develop the project. How would the zoning of his neighborhood, taes and property values be affected? Hall replies cannot speak to the taes; defer to village same with the cost benefit. What will the noise be like? A ¼ mile away is the fire department where sirens and distraction are heard. Hall states there is misconception about immediate care, doesn t mean emergency care; walk-ins available at site. Should not be an increase in emergency vehicles. What are the hours of operation proposed for the center? Hall advises the hours are 8 AM to 8 PM Monday through Sunday. What kind of additional consideration for residents to keep dark at night? Hall responds a photo metric was provided shows the light at property line to be minimal almost zero and make certain within requirements. Peter Lemon stands to address questions about traffic study and volumes. He advises one access driveway on Rollins and a distribution of traffic based on data NorthShore has knowing where its patients are coming from. Take traffic counts during peak periods Lake County DOT requires when site is open plus five years. Account for growth rate. 3% per year; 18% added. Levels of delay are within acceptable levels of service; impacts to intersections are minor. Lemon answers mistaking Hook for access location vs. the driveway it s possible. Employees will be part of peak traffic and patients will become familiar. Audrie Parker responds to the entrance off of Hook drive adds what if the signage is moved passed intersection. Scott Salomon of 1025 Oaktree Trail introduces himself. His concern is with lighting and parking lot lights. Lights flash in his windows. Are the signs on the building illuminated? Magnelli answers wall signs are illuminated doesn t know if 24/7. Senior Planner, Heinen, addresses wall signage. Replies per ordinance the illumination may not take place between 11 PM and 7AM. Salomon asks about parking lot lighting. Heinen adds photo metric plans provided shows all light staying on their property. Vaughn adds no light or signage on back of building and Magnelli replies correct. Adds decorative pedestrian lights are per village standard not 25 feet. Salomon continues no one will buy property in his neighborhood. Sarah Salomon of 1025 Oaktree Trail introduces herself:

5 What are the elevations? Doland replies the high water level is 782 ½ and home net to is 794, adjacent to site. More than 10 feet above. SMC guidelines govern what they do. Have met with SMC and will adhere to the guidelines. Traffic already difficult and Rollins Road is backed; what will happen to ecess traffic? Lemon answers the intersection coming in and out of her subdivision was not required in the traffic study. Not infringing on east bound left turns or left turns into the site and not overlapping onto Wood. All parts of analysis Village and Lake County are reviewing. Dick Barr notes and thanks Sarah Salomon for her well researched questions. Bill Farrell of 1013 Oaktree Trail introduces himself and advises has lived in home for 22 years. His concern is the community will be overdeveloped and this is only being done for ta dollars. His concerns are also for nature and the dangers of the retention pond. He asks the Board to review this project if it is a benefit to the community. He has not had a problem attaining medical service. Joan Liefel of 1027 Bugle Lane introduces herself. She questions the location choice; Garden Fresh and K Mart locations are empty. She adds the traffic in her subdivision already backs up and that this wasn t a consideration. Lastly, asks to consider using this property for a park. Richard Bergstrom of 1113 Oaktree Trail introduces himself. He asks why this site was chosen, and his concern is people will be trying to make a left during late business hours; it will not be safe. Also, will there be a future entrance on Hook? Vaughn answers we have no control over what property is bought. As far as vacant buildings maybe it was more cost effective than to tear down. Bergstrom asks for a remedy on the already eisting flooding. Heinen answers overall the comprehensive plan to the north is zoned Commercial, staff would look to have an access point onto Hook Drive. Vaughn clarifies no plans as part of this project and may be developed in the future. Doland addresses stormwater management and overflow routes. Thee basin is not the only facility. Also an underground storage tank; collectively will provide 1.4 acres of stormwater storage. The release rate is.15 CFS per acre within SMC guidelines. The overflow route is towards the south under Rollins, not towards Hook; has been discussed at length and a primary concern. Lamar Knudtson of 1028 Oaktree Trail introduces himself. He remarks on his surprise how far along the project is and the danger of the intersection. He asks when NorthShore approached the Village. Heinen answers four to five months ago with preliminary concepts, whether or not permitted use and site designs. It is a permitted use. They are varying the parking and the signage; purpose of the meeting. Sarah Salomon asks the de-watering time on the detention basin. Doland answers he doesn t have timing yet. He continues there is a lag as water rises before recedes will be in final

6 design. It has been sized 1.3 to 1.4 acres onsite, and a bypass flow going around the site. Salomon says should still have an emergency overflow. Knudtson asks if project continues when will ground be broken. Hall answers somewhere around a year, but doesn t know when ground will be broken. Vaughn adds determined by when all this goes through. Heather Gackle of 1105 Oaktree Trail introduces herself. She asks what this will do to house values, and to consider noise and traffic. Commissioner Steve Vaughn motions to close the public comment. Motioned by Richard Barr Seconded by Lee Benedict All in favor; none opposed. Motion approved. IV. BOARD DISCUSSION Audrie notes dangers of the intersection. Right turn in and right turn out during peak rush hours. Barr reiterates looking at parking and signage. He adds that it means a lot the community has shown up, but the plan fits the rules ecept for two things; parking and signage. Barr emphasizes 100% the community input will be considered. Barr asks Chris to clarify the lighting issue. Heinen answers the requirement is zero and currently approaching zero. Barr also clarifies no back illuminated signage on NE side of the property. Barr concerned about the traffic and believes the monument sign is too big. He applauds the landscape design and beautiful gateway into Round Lake Beach; coming into a community that cares about its aesthetic. No concern with the parking. Audrie notes the sign location; close to Hook and Rollins could mislead and have people turning around; recommends a further set-back. Barr asks if may request a reconsideration of sign location. Heinen replies yes. Vaughn asks as far as moving further back. Barr responds further west, and Vaughn states may make the recommendation. After seeing no further discussion, Commissioner Vaughn moves to the Findings of Fact (FOF), and offered the following summary for Variation: Because of physical surrounding shape, conditions of property/particular hardship to the owner would, or would not result? Possibly. The conditions for the Variation are, or are not unique to the property? They are not unique. Purpose for the Variation is, or is not for financial gain? It is not. Alleged difficulty is, or is not caused by ordinance, or other persons interested in the property? It is not. Granting will, or will not be detrimental to the wellbeing of the public? It will not. Will, or will not substantially increase congestion on public streets? It will not.

7 Barr adds unsure of size of sign and Heinen replies meets sign ordinance. Overall height is 20 feet and proposed 15 feet. Commissioner Vaughn requested a motion to approve the Variance as modified: reduction of parking spaces, move sign west of retention pond and set-backs from 20 to zero. Motioned by Commissioner Parker Seconded by Commissioner Benedict Steve Vaughn Audrie Parker Richard Barr Lee Benedict Aye Nay All voted in favor, none opposed. Motion approved. Commissioner Vaughn will write a letter to the Board as to the recommendations based on testimony and modifications. V. OTHER BUSINESS No other business VI. ADJOURNMENT Commissioner Steve Vaughn requested a motion to adjourn. Motioned Benedict Seconded Barr All voted in favor; none opposed. Motion approved. Meeting was adjourned at 8:48 p.m.