Planning Commission

VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION AGENDA ● APRIL 4, 2023 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER II. PUBLIC HEARING 1. 180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use building, with an enclosed rooftop amenity area, ground floor commercial uses, and 85 residential rental units III. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Mar 21, 2023 7:00 PM 2. Plan Commission - Regular Meeting - Mar 16, 2021 7:00 PM 3. Plan Commission - Regular Meeting - Apr 20, 2021 7:00 PM 4. Plan Commission - Regular Meeting - Apr 6, 2021 7:00 PM IV. COMMUNICATIONS V. ADJOURNMENT VILLAGE OF PALATINE Page 1  2.1 VILLAGE OF PALATINE Plan Commission SCHEDULED 04/04/23 07:00 PM CASE STAFF STATEMENT (ID # 8258) 180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use building, with an enclosed rooftop amenity area, ground floor commercial uses, and 85 residential rental units CASE NUMBER: PPD-000002-2023 PETITIONER: Jonathan K. Payne – Echelon 19 LLC LOCATION: 180-190 N. Smith Street (Durty Nellie’s and Pan American Bank & Trust - PABT) PROPOSAL: The Petitioners are proposing to redevelop the existing site with a new 6- story building, with enclosed rooftop amenity area, containing 85 residential units and approximately 9,500 square feet of ground floor commercial uses. ZONING AND LAND USE: Planned Development - Durty Nellie's restaurant and live entertainment venue and a PABT branch, with a drive-through. SURROUNDING LAND USE & ZONING: North: Gateway Building - Planned Development South: Union Pacific Rail Road and Palatine Station - Planned Development East: Park Towne Condominiums – R-3 (131 units) West: Gateway Center Parking Deck – Planned Development Page 1 Packet Pg. 2  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 COMPREHENSIVE PLAN: The Future Land Use Map recognizes the use of this property as appropriate for business uses: BACKGROUND: The Subject Property (Lot 2) was initially approved as part of a 3-lot Planned Development to accommodate the Gateway Center building, Village parking deck and a retail building on Lot 2 in May 2001. The Durty Nellie’s development approval for a 2- story approximately 19,000 square foot (and 2,500 square foot additional retail area, now occupied by PABT) restaurant, bar, and live entertainment venue was approved in August 2002. The proposal is to redevelop the entire site to construct a new 6-story mixed use building. The Petitioners are requesting: A Preliminary Planned Development to develop a 6-story mixed use building, with approximately 9,500 square feet of ground floor commercial uses and 85 residential rental units ANALYSIS: Land Use History  The Subject Property (Lot 2 of the Gateway Center subdivision is 43,610 square feet (1.001 acres). It is currently improved with an approximately 21,500 square foot commercial building and an associated surface parking lot, with 42 parking spaces. This lot is part of a 3-lot redevelopment and the Petitioners propose to redevelop the site to accommodate a new 6-story mixed use building, Page 2 Packet Pg. 3  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023  The initial Downtown Land Use Guide recommendations for this property included office and retail uses and public parking. As the site was fully developed and occupied, the 2015 TOD Plan did not make any additional recommendations for the property.  The developer and contract purchaser for the property are proposing to redevelop the property, with 85 residential rental units are located on floors 2-6, with the residential portion developed as follows: o 1st floor - 3 retail tenants (one with a covered patio facing Smith Street and the railroad tracks), tenant amenity area – gym, bike storage, additional tenant amenity areas and common areas. Retail unit A also has an approximately 1,250 square foot covered patio area. o 2nd floor – 19 units (3-studio units; 12-1-bedroom units; and 4-2-bedroom units); o 3rd floor – 19 units (4-studio units; 12-1-bedroom units; and 3-2-bedroom, units); o 4th floor – 17-units (3-studio units; 11-1-bedroom units, and 3-2-bedroom units); there are also two rooftop mechanical access areas on this floor; o 5th floor – 17 units (4-studio units; 10-1-bedroom units; and 3-2-bedroom units); o 6th floor – 13 units (3-studio units; 8-1-bedroom units; and 2-2-bedroom units); o Rooftop – approximately 2,600 square foot enclosed amenity area, terraces, and elevator access areas. The boundary of the rooftop area is ensconced with wrought-iron style fencing capped with brick separators, of similar colors to the building. o This following presents a breakdown of the aggregate square footages and percentages of units by bedroom count, per floor: Page 3 Packet Pg. 4  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 Architecture:  The exterior façade is building is comprised of masonry, with compatible brick and stone elements of differing colors. The main portion of the building is developed in an “L” shape at 6-stories, with a stepping affect to the periphery areas. Those areas begin a 3-stories and rise to 4-stories (northern and southeastern sides of the building), before reaching the 6-story “L” portion. The Design Guidelines recommended the use of durable high quality materials, which are easily maintained and consistent with other materials on surrounding buildings.  All of the units have balcony areas, which span on all sides of the building. The overall peak building height is 81 feet 2 inches at the parapet height of the enclosed rooftop amenity area. The existing parking deck adjacent to the southern elevation has a height of 73 feet. The eastern elevation, adjacent to the surface parking lot, maintains a comparable height to the Gateway Building at 60 feet.  The initial review of the proposed architectural elevation plans indicates general compliance with the Downtown Design Guidelines, which were adopted as part of the initial planning for Downtown Palatine and in conjunction with Downtown Land Use Guide. Staff would reserve final comments and requested architectural plan amendments through the Final Planned Development process.  The proposed density is 84.9 units per acre. Other densities are listed below: Page 4 Packet Pg. 5  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 Parking: Providence Block 31 8 story condos (58 ACRES UNITS DENSITY Subdivision downtown units) 40.85 (former Durty 4 story lofts (15 units) 1.42 58 10.56 47.46 Nellie's Block) 4 story lofts (39 units) 15 OVERALL 39 Density = 78.7 units/acre Colfax Condos Colfax, East of Condominiums 0.875 43 49.14 (now Wellington Smith Ct.) Plum Court 104 N. Plum Condominiums 32 19 Condos Grove Road Palatine Station Condominiums 4.81 93 19.3 Groves Condos (4 bldgs.) 9.98 240 28 Row homes (6 bldgs.) 40  Per the existing zoning ordinance requirements, 2 spaces/unit or 170 off-street parking spaces would be required for the residential units. With the proposed new building, the surface parking lot would provide a total of 30 parking spaces (reduced from 42 with the proposed new building). The ground floor commercial tenant spaces (9,900 square feet) would require 33 parking spaces. Note – restaurant uses with seating could increase this amount. Per the Gateway Center Planned Development, there are 68 parking spaces (3-hour parking) on the surface floor of the deck, which are available to the retail uses within lots 1 and 2 (Gateway building and subject property). Those spaces are obligated and would continue to be available with the proposed redevelopment.  As part of the Preliminary Planned Development process the developer met with the Gateway Building owner to advise them of the proposed project.  Within the TOD area, many of the residential redevelopments have been approved at a lower parking ration than the Ordinance requirement of 2 spaces/unit. The information below summarizes the approved parking ratios for those developments: Development Parking spaces Spaces/unit provided The Benchmark 122 1.69 Page 5 Packet Pg. 6  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 Wellington Court 72 1.67 The Heritage 97 1.75 The Providence 198 1.76 The Stratford 51 1.59 101 W. Palatine 34 1.88 Road – Preliminary PD  Through the Preliminary Planned Development submission, the Petitioners have not finally identified the off-street parking solutions for the residential units. The Petitioners indicate that they are pursuing locations within the parking deck or additional surface lots within the area of the redevelopment to accommodate the additional parking requirements. The requirements of the Preliminary Planned Development would allow the Petitioners to begin this process, with the requirement that the appropriate parking resources are identified as part of the Final Planned Development process. Engineering  The Subject Property is fully developed and all of the required infrastructure is proximate and available. The Final Engineering plans would be reviewed and evaluated at the time of Final Planned Development. RECOMMENDATION: The proposed redevelopment of the Subject Property maintains the mixed use land use qualities outlined in the original planning for Downtown Palatine and also maintains the architectural qualities desired through both the Downtown Design Guidelines and Land Use Guide. The proposed architectural building materials maintain the qualities of other developments in the area. Although the final parking resources have not been completed, both the Petitioners and Staff understand that this will be a mandatory requirement in conjunction with Final Planned Development. As such, the final parking ratios/unit are anticipated to be Page 6 Packet Pg. 7  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 comparable to the other downtown developments, particularly as this property fronts to the Metra train access. One of the goals of the TOD plan was to expand and diversify Downtown residential developments to provide more housing options for growing sectors. Although the overall density of would be the largest of any of the recent residential projects, it only represents 6 additional units/acre from the Providence Development. While the overall building height is comparable to some of the surrounding developments, it also represents an amendment to the established underlying site plan and uses for the property. The proposed redevelopment also transitions from the existing Planned Development land uses and therefore Staff believes is a policy question first for the Plan Commission to recommend and ultimately for the Village Council to decide. Therefore, Staff recommends action at the Plan Commission’s discretion. If the Plan Commission recommends approval, Staff recommends the following conditions: 1. In conjunction with a request for Final Planned Development approval, a detailed parking plan shall be submitted. The specifics of the parking plan, including, but not limited to, location, design, total number of parking spaces, and parking ratios based on the number of residential units and the commercial uses, would all be subject to Village review and approval in conjunction with a request for Final Planned Development approval. In addition, specific authorization and/or an agreement with the property owner(s) shall be submitted in conjunction with a request for Final Planned Development approval for any proposed offsite parking resources outlined in the proposed parking plan. 2. The Final Architectural and Elevation Plans shall substantially comply with the submitted architectural plans by Tinaglia Architects, dated 12/7/22, except as such plans shall be changed to comply with codes and ordinances. 3. All extra agency permits shall be submitted in a manner acceptable to the Village Engineer. This would include a WMO permit, as required. 4. The Engineers Estimate of Probable Cost (EEOPC) shall be submitted in a manner acceptable to the Village Engineer. 5. Review fees, based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 6. A final off-street parking plan for the residential units shall be submitted in a manner acceptable to the Director of Planning and Zoning and Village Page 7 Packet Pg. 8  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023 Attorney in conjunction with the Final Planned Development application materials. 7. An auto-turn, a standby power plan for the elevator, and the appropriate fire lanes shall be submitted and identified in a manner acceptable to the Fire Marshal. 8. The Final Architectural Plans shall be revised in a manner acceptable to the Director of Community Development, including the final material quantities and distribution. 9. The commercial uses shall follow the B-2 use lists, as outlined in the Zoning Ordinance. 10. The Engineering Plans shall be submitted and revised in a manner acceptable to the Village Engineer. 11. The Final Landscaping Plan shall be revised in a manner acceptable to the Director of Planning and Zoning 12. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a manner acceptable to the Village Engineer. 13. A Planned Development Letter of Credit, pursuant to Article 14 of the Village of Palatine Zoning Ordinance, shall be submitted in a manner acceptable to the Director of Planning and Zoning. 14. As determined by the Village Attorney, the HOA declarations shall be submitted and revised in a manner acceptable to the Village Attorney. 15. A construction management plan shall be submitted in a manner acceptable to the Director of Planning and Zoning and the Village Engineer and shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, in conjunction with the building permit application submission. ATTACHMENTS:  Aerial Map  Aerial Map expanded Page 8 Packet Pg. 9  2.1 Case Staff Statement (ID # 8258) Meeting of April 4, 2023  4125-Village Submittal - Elevations, Floorplans, and Site Plan  2120_DurtyNelliesRedev_AERIAL_01  180 N Smith Street Unit Proposed Residential Unit Mix (85 units)  Density Providence Subdivision  Preliminary Planned Development application  Existing conditions - Utility map  4125-Preliminary Staff Review Letter 3-2-23  Public Notice - Daily Herald Page 9 Packet Pg. 10  2.1.a 180-190 N. Smith Street Legend Attachment: Aerial Map (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story 0 300 600 Print Date: 3/30/2023 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Packet Pg. 11  2.1.b 180-190 N. Smith Street Attachment: Aerial Map expanded (180-190 N. Smith Street - Preliminary Planned Development to allow a Legend 0 300 600 Print Date: 3/14/2023 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Packet Pg. 12  2.1.c Packet Pg. 13 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 14 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 15 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 16 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 17 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 18 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 19 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 20 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 21 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 22 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 23 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 24 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.c Packet Pg. 25 Attachment: 4125-Village Submittal - Elevations, Floorplans, and Site Plan (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use development)  2.1.d Packet Pg. 26 Attachment: 2120_DurtyNelliesRedev_AERIAL_01 (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story  180 N Smith Street Unit Mix 2.1.e 12.7.22 Attachment: 180 N Smith Street Unit Proposed Residential Unit Mix (85 units) (180-190 N. Smith Street - 6 Stories + Roof Top with a Building Footprint Size of 19,254 sq. ft. Floor Area (S.F.) Retail Amenity Common Rentable Studio 1 Bed 2 Bed Total DU Sq. Ft. Sq. Ft. 1 15,171 9,486 1,912 3,773 2 18,952 3,192 15,760 3 12 4 19 3 18,329 3,192 15,137 4 12 3 19 4 16,848 3,192 13,656 3 11 3 17 5 16,119 2,836 13,283 4 10 3 17 6 12,959 2,746 10,213 3 8 2 13 Roof Top 7,932 1,655 5,447 830 Total Floor Area: 106,310 Total Rentable Floor Area: 68,049 Total Dwelling Units: 17 53 15 85 Percentage of Total Units: 20.00% 62.35% 17.65% Packet Pg. 27  2.1.f Attachment: Density Providence Subdivision (180-190 N. Smith Street - Preliminary Planned Development Providence Block 31 8 story condos ACRES UNITS DENSITY Subdivision downtown (58 units) 40.85 (former Durty 4 story lofts (15 1.42 58 10.56 47.46 Nellie's Block) units) 15 OVERALL 4 story lofts (39 39 Density = 78.7 units) units/acre Colfax Colfax, East of Condominiums 0.875 43 49.14 Condos ( Smith now Wellington Ct.) Plum Court 104 N. Plum Condominiums 32 19 Condos Grove Road Palatine Condominiums 4.81 93 19.3 Station Groves Condos (4 9.98 240 28 bldgs.) 40 Rowhomes (6 bldgs.) Packet Pg. 28  2.1.g Packet Pg. 29 Attachment: Preliminary Planned Development application (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed  2.1.g Packet Pg. 30 Attachment: Preliminary Planned Development application (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed  2.1.g Packet Pg. 31 Attachment: Preliminary Planned Development application (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed  2.1.g Packet Pg. 32 Attachment: Preliminary Planned Development application (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed  2.1.h Map Title Attachment: Existing conditions - Utility map (180-190 N. Smith Street - Preliminary Planned Development Legend Water Utilities Hydrant Water Fitting Water Valve Open Closed Water Service Valve Open Water Main Break Water Lateral Active Water Main Active Sanitary Utilities Sanitary Manhole Sanitary Fitting Sanitary Lateral Active Sanitary Main Active Sanitary Sewer Structure Sewage Storm Utilities Storm Catch Basin Storm Inlet 0 300 600 Print Date: 1/31/2023 Notes ft Durty Nellie's Storm site - with utilities Manhole Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Storm Fitting Packet Pg. 33  2.1.i Attachment: 4125-Preliminary Staff Review Letter 3-2-23 (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed March 2, 2023 Mr. Ben Vyverberg Community Development Department Village of Palatine 200 E. Wood Street Palatine, Illinois 60067 Re: Preliminary Staff Review Preliminary Planned Development 180 N. Smith Street, Palatine The following is in response to the preliminary Village of Palatine Staff review letter received on February 24, 2023. Comments are addressed in a line by line format by department. If you should have any questions or need further assistance, please feel free to contact my office. Fire Prevention: 1. Fire Prevention shall assign addresses and unit numbers. a. Duly noted and agreed. 2. As Retail ‘A’ has a 7th floor seasonal patio I have concerns that it may not meet the egress requirements for the potential occupant load. a. The 7th floor seasonal patio will have emergency access to both egress stairwells. Additionally, tenant amenity spaces will have emergency access to both egress stairwells as well. 3. As the building is greater than four stories, elevators are required to be an accessible means of egress. Standby power shall be provided. Provide details as to the location and type of generator. a. Standby power for the elevator shall be provided with a generator per the high rise code. 4. Aerial Apparatus Access roads, front and rear, shall meet IFC D105. a. Once construction is complete, the parking lot drive aisle as well as the rear loading alley will be redesigned by the Civil Engineer to withstand the appropriate aerial apparatus loads. 5. Provide an auto-turn for the tower ladder. a. The front retail parking lot will remain open and accessible as it currently exists, with an entrance and exit at the north and south ends. The auto-turn will be shown on the final plans, provided by the Civil Engineer. TINAGLI A ARCHITECTS, INC. 814 WEST NORTHWEST HIGHWAY ARLINGTON HEIGHTS, ILLINOIS 60004 VOICE 847 253 0002 DATA 847 253 3063 www.tinaglia.com Packet Pg. 34  2.1.i Attachment: 4125-Preliminary Staff Review Letter 3-2-23 (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed 6. No Parking fire lanes shall be marked and signage provided in the front of the building on each side of the south entrance/exit. This shall be enforceable under a Village ordinance. a. Fire lanes shall be striped and marked, and signage shall be provided in the front of the building as required. 7. Review indicated six floor mixed use, the project has seven habitable floors based on the IBC definition of habitable space. a. We agree and will comply. 8. What are the plans for the existing basement? a. Currently, there are no plans to include a basement in the project. Engineering: 1. The Village Engineer reserves Final Engineering comments and any associated conditions for the Final Engineering plan review, which would occur at Final Planned Development. a. Duly noted & will comply. 2. While the Public Utilities should not be an issue, it is likely that there may need to be some utility line movement/relocation of the existing to accommodate the new building. a. Duly noted & will comply. 3. The site is over 1 acre and a WMO permit is required. Volume control would also be required. a. The current site as it exists is 43,619 sq. ft., which is 59 sq. ft. over an acre. It may be beneficial to donate a very small portion of the land at the southeast corner to the Village for public amenities. Planning and Zoning: 1. Staff understands that the Petitioners are working to identify potential parking solutions and resources for Final Planned Development. I think it makes sense to generally identify what parking alternatives are being pursued, which would allow the public hearing to review the conceptual land use questions, in the absence of a finally determined parking resource for the proposed. This will allow the Plan Commission and Village Council to better understand the parking potential parking alternatives as part of the review process. Per Code, 2 spaces/unit would be required, although the other Downtown residential projects have provided parking rations generally ranging from 1.68 spaces through 1.88 spaces/unit. a. The petitioner will be working in concert with Village staff and other officials in order to identify optional parking locations, either within the municipal garage and leased from the Village or Hamilton Partners, or at existing surface lots directly across the street to the east. TINAGLI A ARCHITECTS, INC. 814 WEST NORTHWEST HIGHWAY ARLINGTON HEIGHTS, ILLINOIS 60004 VOICE 847 253 0002 DATA 847 253 3063 www.tinaglia.com Packet Pg. 35  2.1.i Attachment: 4125-Preliminary Staff Review Letter 3-2-23 (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed 2. The Final Architectural comments and any proposed conditions are reserved until review of the Final Architectural Plans as submitted as part of Final Planned Development. As you are aware, the Subject Property is within the area included with the Downtown Design Guidelines and Land Use Guide. The initial review of the elevations appear to conform to these requirements. With the 85 proposed units, Staff may have additional sidewalk access comments as part of the Final Engineering and Architectural Plan review comments. a. Duly noted and concur. Thank you for your attention to this submittal. Feel free to contact my office with any questions. Sincerely, James J. Tinaglia President Tinaglia Architects, Inc. TINAGLI A ARCHITECTS, INC. 814 WEST NORTHWEST HIGHWAY ARLINGTON HEIGHTS, ILLINOIS 60004 VOICE 847 253 0002 DATA 847 253 3063 www.tinaglia.com Packet Pg. 36  2.1.j 01234578945 0  Attachment: Public Notice - Daily Herald (180-190 N. Smith Street - Preliminary Planned Development to allow a 6-story mixed use  !"#$%&'()*+,'-./'&&%*0*&1%*23,*40*5'&&+.*32+&+4'-*&+-366'77'3-3-!$*71+89#:,'&;9<=<>+4?@9'-40*5'&&+.* 3$-('&0+6%*,7'-40*+&+4'-*5'&&+.*)+&&9<=="AB331C4,**49,*&+4'D*43+,*E$*7423,40*23&&3/'-.F,*&'6'-+,8&+--*1G*D*&3:6*-443 :*,6'4+HI743,8J/'40+-*-(&37*1+::,3K'6+4*&8<9H==7E$+,*2334,33L3:+6*-'48+,*++-1340*,,33L3:1*(M+,*+7N96'K*1$7* 1*D*&3:6*-4JOP,*7'1*-4'+&,*-4+&$-'47Q.,3$-12&33,(366*,('+&$7*7NA!0*:,3:*,48'7(3663-&8M-3/-+7RO=IRS=AC6'40C4,**4A!0* *4'4'3-*,'7+::&8'-.23,+,*&'6'-+,8&+--*1G*D*&3:6*-443,*1*D*&3:40*:,3:*,48'-43+HI743,8J/'40+-*-(&37*1+::,3K'6+4*&8<9H== 7E$+,*2334,33L3:+6*-'48+,*++-1340*,,33L3:1*(M+,*+7N6'K*1$7*1*D*&3:6*-4A!0*%$'&1'-./3$&10+D*OP,*7'1*-4'+&,*-4+&$-'47 +-1+::,3K'6+4*&8R=9===7E$+,*2**432.,3$-12&33,(366*,('+&,*4+'&$7*7A!0*+%3D*:*4'4'3-0+7%**-2'&*1%8T3-+40+-UA9+8-*"(0*&3- RS9+-1'7+D+'&+%&*23,*K+6'-+4'3-'-40*3V'(*3240*5'&&+.*&*,M9<=="AB331C4,**4AW"XFGI=====<I<=<>5#Y"W##!" G*--'7G/8*,90+',+&+4'-*&+-366'77'3-G#!"GF!0'7<=401+832@+,(0<=<>$%&'70*1'-G+'&8)*,+&1@+,(0<=9<=<>J;PS?=H?N9 :374*1=>Z<=Z<=<> 374*1>03$,7+.3[5'*/*1>4'6*7 Packet Pg. 37  3.1 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● MARCH 21, 2023 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) Dennis Dwyer Chairman Present Patrick Noonan Plan Commissioner Present Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Present Stephen Fedota Plan Commissioner Present II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Mar 7, 2023 7:00 PM - Accepted as Amended RESULT: ACCEPTED AS AMENDED [UNANIMOUS] MOVER: Patrick Noonan, Plan Commissioner SECONDER: Eric Friedman, Plan Commissioner AYES: Dwyer, Noonan, Friedman, Bettenhausen, Kolososki, Fedota VILLAGE OF PALATINE Page 1 Packet Pg. 38  3.1 Minutes Plan Commission March 21, 2023 III. PUBLIC HEARINGS A. Case Staff Statements 1. 52 W. Colfax Street - Recommend to Deny File # PPD-000001-2023 - 47 N Bothwell St. Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on March 6th, 2023 and mailed to the owners of the surrounding Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) properties. The following petitioner’s exhibits were introduced: 1. 5350 Preliminary Elevation 2. 5350 Preliminary Plat 3. Proposed Floorplans & Elevations 4. 52 W Colfax - Development Narrative & Description 5. PPD Application - Submittal Docs 01/26/23 6. Current Zoning Map 7. Stone Garden Plat of Survey - south of subdivision 8. Stone Garden Site Plan - directly south of the subject 9. Plat of Survey - 52 W Colfax 10. Current Utility Map 11. Daily Herald Public Notice 12. Color Elevations 13. Objection Email - Bell 14. Objection Email - Logan 15. Objection Email - Herm 16. Objection Email - Fisher Sworn in Staff: Ben Vyverberg Sworn in Petitioner: Greg Rose - GWR Enterprises, Inc. - 47 N Bothwell St., Palatine, IL & Tim Spies of Spies & Associates - 534 W Campus Dr., Arlington Heights, IL Mr. Rose explains that the property at 52 W Colfax Street is dilapidated. The existing property is 132 X 132 in dimension. He is proposing (4) modest single family homes; three that would face Brockway Street and one that would face Colfax Street. The sizes would range from 2000 to 2800 square feet. He states the homes design would be smaller and acknowledge the aesthetic look and feel of the surrounding neighborhood. Exterior materials would be natural looking, not vinyl and would blend with the existing area. VILLAGE OF PALATINE Page 2 Packet Pg. 39  3.1 Minutes Plan Commission March 21, 2023 The new modest homes are modest, but will not be boxy. Renovating the existing residence may appear to be desirable but it’s not salvageable from a financial aspect. He states that it’s an interesting home but it’s beyond repair. He explains that the property is larger than the property to the south and requests support of this project. Mr. Rose presents elevations of the proposed properties. He states he grew up in Palatine and has built 80 homes in the Village. He is vested in the area and is working on something appropriate for the downtown area. Mr. Kolososki asks if the Petitioner would considered (2) houses on the property. Mr. Rose states they would not. He believes the homes proposed fit well with Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) the downtown area and the Village’s vision. He states that another consideration would be townhomes but that would make it less desirable than his proposed plan. Mr. Friedman questions the elevations and asks if there will be any other presentation than entry door/garage, entry door/garage at the street level. Mr. Rose states garages are set back and it becomes a challenge when the homes are 30’ Wide. Mr. Bettenhausen asks about the storm water retention. Mr. Spies anticipates 48” storm sewers that would be installed behind lots 1 thru 3 and discharge would be at Brockway. It would be reviewed in Final Engineering. Mr. Bettenhausen expressed concern about the close proximity of the storm sewer to the house along the north side of Lot 1 and asked if there is enough room to access the sewer for maintenance and repairs. Could the storm sewer be relocated between the houses of Lots 1&2 or 2&3? Mr. Spies responded that he believes there is enough room along Lot 1 but will review other alternatives. Mr. Kolososki asked if there will be windows on the side elevations of the homes. Mr. Rose states there would be. Mr. Fedota asks about the 2nd floor egress plan with the slider door in the back. He state that the 5’ setback on either side of houses is proposed and limits the space. This doesn’t allow exposure at the rear of house or use of the backdoor. Mr. Kolososki states there is no reason to use the back door. There is nowhere to go. Mr. Bettenhausen also states there is nowhere to go. Mr. Rose states a paver patio would be an option off the slider door and could be comfortable in a small area. Staff Statement: VILLAGE OF PALATINE Page 3 Packet Pg. 40  3.1 Minutes Plan Commission March 21, 2023 Mr. Vyverberg states the subject property was previously operated as a chiropractic office and personal residence. He presents photos of surrounding properties, with a view of the surrounding are. He explains the Zoning in the area and states the subject lot is currently zoned as R-3. Under the current proposed development, 3 lots would have driveway access to Colfax Street and one lot to Brockway street with a 2-car garage and driveway parking available. He states the lots provide comparable setbacks in the area. He states the surrounding neighborhood is completely developed, with all of the required infrastructure and utilities available. The Village Code would require both volume control and storm water detention for this property and Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) parkway trees would need to be installed. Mr. Dwyer reads into record and summarizes opposing emails that have been received. They state that they have lived in the area for many years and it has many historic homes. The proposed plan is inconsistent with the character of the neighborhood and request the petition be denied. Resident: Mr. Doug Wickley 242 N Brockway St States his concern regarding drainage, aesthetics & driveway access. Mr. Tom Hargove 260 N Brockway St States he’s been in Palatine since 1985. He acknowledged that the existing house is not salvageable. He has concerns regarding the driveways and states the side setbacks are so small that the fire department could probably not pitch a ladder there. He also is concerned with the removal of the mature trees. He believes the proposed plan is too dense of a development. He also states his concern regarding the storm water. Mr. Dwyer states that the water would not run off any faster than it does right now. Mr. Hargrove states it currently collects now and it doesn’t run into the storm water. Mr. Vyverberg states there needs to be additional details reviewed and would be addressed by engineering prior to final plan review. Mr. Hargrove states it is just too much house on too small of a lot. Mr. Nathan Eder 234 N Plum Grove Rd States he is there to acknowledge that another historic home will be torn down in Palatine. He shares some history of the home and states the home was built in 1890 and is a piece of Palatine history. He’d like the village to VILLAGE OF PALATINE Page 4 Packet Pg. 41  3.1 Minutes Plan Commission March 21, 2023 consider the vision for the downtown area. Demolishing the historic buildings on larger lots to make way for new builds with minimal setbacks, and removing the large established trees that contribute to the neighborhood’s character and eco system could change the downtown landscape and would cease to exist forever. History is important to Palatine’s downtown future. He requests to keep the vision of the unique, charming downtown Palatine in consideration while deciding the future of this property. STAFF RECOMMENDATION: This area of the Village maintains varying land uses (attached multi-family, Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) single-family homes, non-conforming duplexes, detached single-family with a shared central drive, condominiums, and apartment uses). While the Future Land Use envisioned a continued medical office use, Staff believes the proposed is a compatible land use and site plan to incorporate into the area. By utilizing the existing street system and providing direct driveway access for each lot, the existing single-family land use patterns will continue for this property. And, the proposed front yard and corner side yard setbacks align with the surrounding properties. Although the rear yard setbacks are narrower that the Code may require, Lot 4 provides a 50-foot setback and works to comparably with the surrounding setbacks to the east. The proposed elevations and materials should also align with the existing elevations in the neighborhood. Therefore, Staff recommends approval of the Preliminary Planned Development, subject to the following conditions: 1. All extra agency permits shall be submitted in a manner acceptable to the Village Engineer. 2. The Engineers Estimate of Probable Cost (EEOPC) shall be submitted in a manner acceptable to the Village Engineer. 3. Review fees, based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 4. The Final Architectural Plans shall be revised in a manner acceptable to the Director of Community Development/Planning and Zoning, including the final material quantities and distribution. The final separation of the dwellings shall comply with the IRC R-302, in a manner acceptable to the Director of Fire Prevention. 5. The Final Engineering Plans shall be submitted and revised in a manner acceptable to the Village Engineer and shall include both volume control and stormwater detention. 6. The Final Landscaping Plan shall be revised in a manner acceptable to the Director of Planning and Zoning. The plan should review the ability to maintain any of the existing healthy trees within the property. 7. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a VILLAGE OF PALATINE Page 5 Packet Pg. 42  3.1 Minutes Plan Commission March 21, 2023 manner acceptable to the Village Engineer. 8. A Planned Development Letter of Credit in the amount of $40,000 - ($10,000/unit, per Article 14 of the Zoning Ordinance) shall be submitted in a manner acceptable to the Director of Planning and Zoning. 9. If required, a Final Plat of Subdivision shall be submitted in a manner acceptable to the Village Engineer and Director of Planning and Zoning. As determined by the Village Attorney, the HOA declarations shall be submitted and revised in a manner acceptable to the Village Attorney. 10. A construction management plan shall be submitted in a manner acceptable to the Director of Planning and Zoning and the Village Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) Engineer and shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, in conjunction with the building permit application submission. Mr. Dwyer asks for clarification on condition #9 - final plat of subdivision will be required. Mr. Vyverberg clarifies. Mr. Dwyer asks Mr. Rose if he accepts the conditions. Mr. Rose states they do accept the conditions. Mr. Richard Riva 210 N Bothwell Street States he prefers to see 3 houses on the property and have driveway access to the rear. Mr. Noonan made a motion to close the public hearing. 2nd by Mr. Friedman. Discussion: Mr. Kolososki states that access for fire trucks is difficult to maneuver, even with sprinkler systems and 1 hour walls. Mr. Dwyer states there are similar small homes on Colfax and sprinkler systems and smoke detectors are only good if maintained. He states the proposal is compatible to properties to south and west but not to the north and east. He feels this is not the place for this proposed development. It is too dense for this property. Mr. Friedman states the zoning for this property could have a multi-family usage as it is zoned now. Mr. Fedota states underlying zoning at Plum Grove and Colfax is also zoned R2 as well. Mr. Vyverberg states it may have been used as an office use at one time. Mr. Dwyer states comprehensive plan shows what is there now or what is desired. Mr. Noonan states he is sad to see a historic house leave but acknowledges it VILLAGE OF PALATINE Page 6 Packet Pg. 43  3.1 Minutes Plan Commission March 21, 2023 is beyond repair. He feels that the proposed plan is too much for the property. Mr. Fedota states that parking is lost on the east side of Brockway. Maximum 1 car length on driveway and no parking on the street. Mr. Kolososki also feels the plan is too much for this lot. Mr. Friedman believes that even changing the plan from 4 homes to 3 would still present 3 skinny deep lots. Mr. Noonan states that with 2 or 3 homes there might be a chance that the trees could be saved. Mr. Fedota states 2 homes would fit more with the character of the downtown area. He also states that the finish might be different but the doors and garages do not fit the monotony code. Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) Mr. Noonan made a motion to accept Case #PPD-000001-2023; seconded by Mr. Kolososki - Vote to accept was unanimously denied by a vote of 6-0. Mr. Dwyer summarized the vote to recommend denial was unanimously accepted by a vote of 6-0. This will tentatively go to Village council on Monday 4/10/23. RESULT: RECOMMEND TO DENY [UNANIMOUS] MOVER: Patrick Noonan, Plan Commissioner SECONDER: Robert Kolososki, Plan Commissioner AYES: Dwyer, Noonan, Friedman, Bettenhausen, Kolososki, Fedota VILLAGE OF PALATINE Page 7 Packet Pg. 44  3.1 Minutes Plan Commission March 21, 2023 IV. COMMUNICATIONS Communication: Mr. Vyverberg states there will be a Plan commission meeting on April 4th, 2023. He confirms that Village Council approved the Amendment to the Zoning Ordinance to combine the two boards was approved. The 1st combined meeting of ZBA and Plan Commission will be 5/2/23. Meetings will be scheduled for the 2nd & 4th Tuesdays of the month. Minutes Acceptance: Minutes of Mar 21, 2023 7:00 PM (Approval of Minutes) He provides and update on the 780 W Dundee project and states the Village Council approved the development. He also provided clarification provided by the Fire Marshall regarding street parking for this project. V. ADJOURNMENT VILLAGE OF PALATINE Page 8 Packet Pg. 45  3.2 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● MARCH 16, 2021 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) Conrad Hansen Plan Commissioner Present Dennis Dwyer Chairman Present Jane Robins Plan Commissioner Excused Patrick Noonan Plan Commissioner Present Teri Williams Plan Commissioner Present Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Excused Stephen Fedota Plan Commissioner Present II. APPROVAL OF MINUTES III. PUBLIC HEARING 1. Preliminary and Final Plat of Subdivision; Vacation of Sellstrom Drive, east of the Subject Property, (approximately 500 feet); Final Planned Development; Rezoning from Manufacturing to Planned Development, for the property located at 200 E. Daniels Road, 300 E. Daniels Road, 350 E. Daniels Road, 200 S. Hicks Road, and 1 S. Sellstrom Drive (former Weber Stephen's location) - Recommended to Approve Case Number 21-21 Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on February 25,2021 and mailed to the owners of the surrounding properties. The following petitioner’s exhibits were introduced: 1. Preliminary Planned Development approval 2. Project Narrative Revised 02.05.2021 3. Final Engineering Plans 4. Final Stormwater Report 5. Existing Storm Sewer design 6. Final Plat of Subdivision 7. Revised Site Plan_Palatine_10.23.20 8. Palatine Corporate Center Building Elevations_8.31.2020 VILLAGE OF PALATINE Page 1 Packet Pg. 46  3.2 Minutes Plan Commission March 16, 2021 9. Concept Rendering_Corner_06-15-2020 10. Dock Seal Exhibit 11. Traffic Impact Addendum - 19-087 Helen Road Evaluation in Palatine 11-30- 2020 12. Traffic Impact Study - 20-126 Warehouse in Palatine 6-30-2020 ep maw 13. Final Landscape Plans 14. Tree Survey Rating Schedule 15. Existing Tree Location Plan 16. Wetland ACOE JD-Approved 2020-07-31 17. Wetland Delineation Report_20265 18. Wetland Map Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) 19. Cross Section 20. Preliminary Photometric plan 21. Site Lighting Fixture Submittal_09.25.2020 22. MIF Site Noise Narrative 23. 2007 Aerial (noise narrative exhibit) 24. 2010 Aerial (noise narrative exhibit) 25. ALTA Survey 26. MIF - Final Planned Development application 27. Public Notice Chairman Dwyer explains that tonight’s meeting is a final plan development meeting and is a continuation from a previous meeting that was held in December, 2020. Sworn in Petitioner Mr. Pat Shaner - Director of Development for Midwest Development Sworn in staff - Mr. Ben Vyverberg Mr. Vyverberg provides a review of the previous December meeting. He explained that after the December public hearing the Village Council reviewed and approved the preliminary plan development for the 25 acre former Weber- Stevens property. As part of the review approval there was a series of conditions that were outlined relative to the engineering plans, architectural plans and storm water management plan. Mr. Vyverberg states that in review of the plans and setbacks, building heights are all consistent with exactly what has been approved by the Village Council. He addressed that the Engineering plans that were conditionally approved by the Village Engineer for final planned development and confirmed that they have been reviewed and approved with a few minor conditions. The Petitioner has accepted those conditions. Architectural plans will always remain a condition of plan development for final review. Mr. Vyverberg reviews conditions 1 thru 20. He states that subsequent to plan commission review, the plans were revised, in response to questions raised at the previous public hearing, to add an additional 130’ of 8’ fencing on the north side of the property in response to resident concerns. He addresses the photo metric plans were submitted and reviewed by Engineering. The west property VILLAGE OF PALATINE Page 2 Packet Pg. 47  3.2 Minutes Plan Commission March 16, 2021 line exceeds the maximum foot candle and will require a revision. This item will remain a condition of the final plan development. Mr. Vyverberg also addresses the W. Helen Road traffic addendum and traffic signs that will be aligned with the needs of the site. He calls out conditions #14, #15 & #16 and confirms the developer has addressed the conditions. Condition #18 is regarding dumpster locations and that information has not been identified. Condition #19 is regarding screening of rooftop and this will be called out to avoid any confusion. Condition #20 will be addressed once tenants are identified and a business plan is submitted. The developer has addressed all conditions put forward as part of the preliminary plan development. Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) Mr. Hansen asks for more information about final landscaping. Mr. Vyverberg explains that it has been addressed in the original plan of development. Plan Commission is aware of significant evergreen installation and 8’ fence. The plans reflect that the installed height will be 8 feet. Mr. Hansen questions the monotony code on condition #17 and asks who decides the harmony and continuity of the village requirements. Mr. Vyverberg responds and clarifies that this is determined by the Director of Community Services. Mr. Hansen asks if Condition #18 will be addressed prior to building. Mr. Vyverberg responds and advises that the garbage location will be determined by end user. Mr. Hansen refers to Condition #20 and asks if there is anything in the code for future tenants. Mr. Vyverberg responds and advises that the village will determine a response when a business license is applied for and a business plan is submitted. Mr. Bettenhausen asks if hours of operation have been addressed. Mr. Vyverberg responds and explains that Village Code and Traffic Code has limitations. These have been discussed with the developer and it has been determined that the primary truck access is the southerly access. There will be an emergency gate but trucks will not be traveling on the west side of the property. The intention is to use the southerly entrance and access docks. The trucks would leave the same way they come in. The Village would address any conflicts prior to occupancy. Mr. Bettenhausen asks if lights will stay on all night for security. Mr. Vyverberg talks about photo metrics and the final lighting plan has not been approved. Staff added a condition that added a light shield requirement for lights that are proximate to residential properties. Mr. Friedman asks if conditions put forth will apply to any and all future tenant improvement applications. Mr. Vyverberg confirms that due to size and impact of development a thorough traffic impact study was conducted. Conditions will remain in the final plan VILLAGE OF PALATINE Page 3 Packet Pg. 48  3.2 Minutes Plan Commission March 16, 2021 development. This will ensure that future tenants will adhere to initial requirements and if tenant ends up creating traffic that is contrary to the impact study the Village can link to it accordingly. Mr. Friedman asks if there are any plans that show the intended roof top units. Mr. Vyverberg states that a review by community services suggested that the condition be made so that every tenant would have to comply with screening requirements. Mr. Fedota asks about the truck traffic on Sellstrom Drive and what will prevent trucks from accessing from the north. He also points out that the 1 st half of the southern border would be property of one parcel and asks how will the western Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) building still have egress? Mr. Shaner addresses this question and states that there will be various easements that will be granted between properties. The properties will have shared utilities, shared storm water and basically the easement on the southern and north drive along lot #1 will be an easement for user of lot #2 to use. There will be cost sharing language included in the documents. Mr. Fedota asks if parking will be adequate on each property were they to stand alone? Mr. Shaner responds that there is. Mr. Bettenhausen sites a 6’high wall at parking area and asks if there are any safety concerns. He suggests a rail should be added to final drawings. Mr. Shaner advises that these are land parking spaces and will probably not be needed. They are shown on the drawing and would only be added if there was an extreme need by the potential end user. If developed, a guard rail would be installed. Mr. Vyverberg also states that if the spaces were added a building permit would be required. Mr. Bettenhausen calls out the 72” sewer outlet and asks if there should be a rail installed for maintenance personnel. Mr. Vyverberg responds that the village engineer did identify minor items on engineer plans and he will check if this has been addressed. Mr. Dwyer states that clarification needs to be addressed on the conditions for final approval. The conditions should be separated for planned development ordinances that are to be addressed by village council for approval. A separate section for items that should continue as requirements of the Plan Development Ordinance. This would benefit the Petitioner as well as council. Mr. Vyverberg agrees and will summarize at end of meeting. Mr. Shaner clarified the dumpster/trash locations and this will be addressed. He talked about the Village stating that there must be a central location for dumpster. The position of the developer is that dumpster location would be addressed when tenant is identified and a business plan submitted. VILLAGE OF PALATINE Page 4 Packet Pg. 49  3.2 Minutes Plan Commission March 16, 2021 Mr. Fedota requests confirmation that the dumpster location, once identified, would have screening from public streets, neighboring properties or pedestrian areas. Mr. Vyverberg confirms that it would be screened per village code. Mr. Dwyer asks if anyone in the audience would like to speak. Mr. Barry Levitus, a resident that resides at 325 E Parallel Street is sworn in and inquires if screening on the North side is sufficient. He also questions if there was an asbestos study provided prior to the current building tear down. Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) Mr. Vyverberg states that the screening on the North side was addressed in the December meeting and approved. The asbestos and its removal are regulated by the State and County and he stated that the findings were discussed with the resident earlier today. Mr. Shaner states that there was an asbestos study that was conducted by state and cook county regulators. In the report submitted by those agencies it was noted that two areas came back showing asbestos. Those areas were within the floor tile mastic and pipe wrap. A company was hired to remove all the asbestos and a report was submitted to Cook County and IITA. Those reports were in hand to the required agencies prior to demolition. Mr.Levitus asks if residents would have any input on hours of operation once new tenants have been identified. Mr. Vyverberg states that there are standards in place for the manufacturing district. If the standards are maintained it would be deemed to permit the business license. Mr. Vyverberg moves to review the conditions and clarifies which conditions will remain, which will be struck or which will go to further village council review. Mr. Dwyer asks Mr. Shaner if he is clear on remaining conditions and does he foresee any issues with complying. Mr. Shaner states that they are clear and will be able to comply Mr. Vyverberg states that final review by Village Council will be scheduled for 4/5 or 4/12, the date is still to be determined. STAFF RECOMMENDATION: The Final Planned Development submission is consistent with the Preliminary Planned Development approval. The stormwater management improvements will benefit the Subject and surrounding properties in the area. The proposed uses, linked to the VILLAGE OF PALATINE Page 5 Packet Pg. 50  3.2 Minutes Plan Commission March 16, 2021 Manufacturing District uses list and requirements, are consistent with the existing zoning classification and future land use recommendations of the Comprehensive Plan. Therefore, Staff recommends of approval, subject to the following conditions: 1. The development shall substantially conform to the Final Site Improvement Plans prepared by Spaceco Engineering Inc., dated 09/03/2020, last revised 01/22/21, the Cross Section Exhibit prepared by Spaceco Engineering Inc., dated 10/13/20, the Architectural Site Plan prepared by Harris Architects, Inc. dated 07/07/2020, last revised 10/23/2020, Preliminary Architectural Elevations prepared by Harris Architects, Inc., dated 07/07/2020, last revised on 08/31/2020, the Preliminary Conceptual Architectural Rendering Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) Elevation prepared by Harris Architects, Inc., KLOA Traffic Impact Study (dated June 30,2020), KLOA Helen Road Traffic Evaluation (dated November 30, 2020), revised project narratives, and the Landscaping Plans prepared by IRG Group, Inc., dated 07/08/2020, last revised on 02/05/21 except as such plans may be revised to conform to Village Codes and Ordinances. 2. Uses and all performance standards shall be governed by the Manufacturing district use lists in the Palatine Zoning Ordinance and Village Code. Sign plans shall follow the Manufacturing district sign regulations and the Village Sign Code for each building and based upon the frontage along Sellstrom Drive and acreage of each lot. 3. The Final Plan Review fees in the amount of 1.5% of total project improvement costs shall be submitted in a manner acceptable to the Village Engineer. 4. As a condition of the Final Planned Development, a Final Planned Development letter of credit in an amount acceptable to the Village Council shall be submitted in a manner acceptable to the Director of Planning and Zoning. 5. A Public Improvement Letter of Credit shall be submitted to insure the completion of all public improvements, as defined within the Village Code, for an amount of 115% of the approved EEOC, along with a cash bond of 10% for the required one-year maintenance period. 6. The final landscape plan and screening plans shall be revised in a manner acceptable to the Director of Planning and Zoning. 7. The final photometric and lighting plan shall be revised in a manner acceptable to the Village Engineer. Light shields shall be required for all lights proximate to residential properties, at the determination of the Village Engineer. The revisions should include the following: VILLAGE OF PALATINE Page 6 Packet Pg. 51  3.2 Minutes Plan Commission March 16, 2021 The photometric shall be resubmitted showing the light levels at the property lines are in accordance with Village code below: a. APPENDIX A 7.04(b) [Lighting.] All open off-street parking areas shall be illuminated and lighting shall be arranged so as to provide glareless illumination and to reflect the light away from adjoining properties, according to the standards as stated in the Building Code. b. 6-8.1(3) Illumination. All open off-street parking areas covered under this article shall be illuminated and such illumination shall be so shielded or otherwise optically controlled so as to provide glareless illumination in such manner as not to create a nuisance on adjacent properties or roadways. (Ord. No. 0-30-10, §1, 4/5/10) Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) 1. Illumination of parking areas shall limit light spillage onto adjacent property to a maximum horizontal footcandle value at the perimeter of the property that is being illuminated in accordance to the following: Adjacent Property Use Maximum Footcandles at Perimeter Single-family residential.... 0.1 Multiple-family residential.... 0.2 Business.... 2.0 Industrial.... 5.0 Park, school and 5.0 institutional.... 8. The Petitioners shall submit a Subdivision Improvement Agreement in a manner acceptable to the Village Attorney. 9. MWRD/WMO, IEPA, and CCDD report, NCS& W permits shall be submitted in a manner acceptable to the Village Engineer. Wetlands - A USACoE permit shall be required pursuant to the jurisdiction determination letter LRC-2020-00573 dated July 31, 2020. A WMO permit shall also be required prior to any excavation in the determined wetland areas. 10. The final traffic directional signage and wayfinding sign plan within the site plan shall be submitted in a manner acceptable to the Village Engineer. 11. The Plat of Subdivision shall be revised in a manner acceptable to the Village Engineer and Director of Planning and Zoning. 12. Cross access easements, declarations and a Reciprocal Easement Agreement for the entire property governing the maintenance of access points, stormwater areas and any other common areas shall be submitted in a manner acceptable to the Village Attorney and Village Engineer as part of the Final Planned Development application process. 13. A Plat of Vacation for the portion of Sellstrom Drive adjoined with the VILLAGE OF PALATINE Page 7 Packet Pg. 52  3.2 Minutes Plan Commission March 16, 2021 Subject Property shall be submitted in a manner acceptable to the Village Engineer. If required, a Plat of Easement Vacation shall be submitted in a manner acceptable to the Village Engineer and Village Attorney, as part of the Final Planned Development application process. 14. The monotony code shall apply to all building elevations: Sec. 6-42.1 Exterior Building Design: When rear and side elevations are visible from public streets or neighboring properties, exterior building design and detail on all elevations shall be coordinated with regard to color, types of materials, Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) number of materials, architectural form, and detailing to achieve harmony and continuity of design. 15. The final dumpster locations and required screening materials shall be submitted in compliance with Village Code, pursuant to Sec. 6-42.2 Screening: (a) Trash containers and outdoor storage areas shall be screened from public streets, pedestrian areas, and neighboring properties. The screens should be designed to be compatible with the architectural character of the development. Trash screens shall also meet the requirements of Chapter 12 of this code. These screens shall be constructed of durable materials similar to those of the building and shall have solid (opaque) walls and doors, as part of the Final Planned Development application process. The final locations could also require the submission of a revised auto-turn, in a manner acceptable to the Director of Fire Prevention. 16. All rooftop equipment shall be screened in compliance with Code: (b) Roof-top equipment screening: 1. New Construction. All mechanical equipment and other similar devices located on any roof shall be visually and acoustically screened on all sides. Design and detail of such screening on all elevations shall be coordinated with regard to color, types of materials, number of materials, architectural form, and detailing to achieve harmony and continuity of design with the major portions of the building. 17. Pursuant to the revised project narrative, the Petitioner shall submit the proposed business and operations’ plans (identified tenants) for Staff review for compliance with the manufacturing use list and standards. Mr. Hansen made a motion to close the public hearing: seconded by Mr. Noonan. The motion was unanimously approved subject to conditions VILLAGE OF PALATINE Page 8 Packet Pg. 53  3.2 Minutes Plan Commission March 16, 2021 DISCUSSION: Chairman Dwyer summarized that this request has met the standards and is subject to conditions as noted. This item will tentatively go to the Village Council on 4/5/21 or 4/12/21 - date is still to be finalized RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] MOVER: Patrick Noonan, Plan Commissioner SECONDER: Stephen Fedota, Plan Commissioner AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen, Fedota ABSENT: Robins, Kolososki Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 9 Packet Pg. 54  3.2 Minutes Plan Commission March 16, 2021 IV. COMMUNICATIONS V. ADJOURNMENT Minutes Acceptance: Minutes of Mar 16, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 10 Packet Pg. 55  3.3 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● APRIL 20, 2021 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) Conrad Hansen Plan Commissioner Present Dennis Dwyer Chairman Present Jane Robins Plan Commissioner Absent Patrick Noonan Plan Commissioner Present Teri Williams Plan Commissioner Present Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Absent Stephen Fedota Plan Commissioner Present II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Mar 2, 2021 7:00 PM - Tabled RESULT: TABLED [UNANIMOUS] MOVER: Stephen Fedota, Plan Commissioner SECONDER: Patrick Noonan, Plan Commissioner AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen, Fedota ABSENT: Robins, Kolososki VILLAGE OF PALATINE Page 1 Packet Pg. 56  3.3 Minutes Plan Commission April 20, 2021 2. Plan Commission - Regular Meeting - Mar 16, 2021 7:00 PM - Tabled RESULT: TABLED [UNANIMOUS] MOVER: Conrad Hansen, Plan Commissioner SECONDER: Patrick Noonan, Plan Commissioner AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen, Fedota ABSENT: Robins, Kolososki Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 2 Packet Pg. 57  3.3 Minutes Plan Commission April 20, 2021 3. Plan Commission - Regular Meeting - Apr 6, 2021 7:00 PM - Tabled RESULT: TABLED [UNANIMOUS] MOVER: Conrad Hansen, Plan Commissioner SECONDER: Patrick Noonan, Plan Commissioner AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Kolososki, Fedota ABSENT: Robins, Bettenhausen Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 3 Packet Pg. 58  3.3 Minutes Plan Commission April 20, 2021 III. PUBLIC HEARING 1. Northwest Highway Sub Area Plan Phase II Initial Discussion & Workshop (Project #21-32) - Continued Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on April 1st, 2021. Chairman Dwyer explains that this meeting is a public hearing to discuss Phase II Northwest Highway Sub Area Plan in which the petitioner and staff are the Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) same. Chairman Dwyer requests a motion for approval of minutes from March 2 and March 16th, 2021. The approval for these minutes will be continued to next meeting of 5/4/2021. A motion to continue was approved. Sworn in Staff - Katie Rivard and Ben Vyverberg Ms. Rivard outlines the initial goals for Phase 2. She notes that Phase 1 was approved in December 2019 and the Phase 2 study is similar. The goals are to review current and historical developmental patterns, identify planning challenges, review redevelopment sites within the study area and analyze the land use amendment considerations and recommendations. Ms. Rivard presents drawings and slides of the Phase 2 area in question and reviews the properties that are zoned within said area. She explains that within the Phase 2, there are 172 parcels for a total of 188 acres which is a combination of retail, commercial, parks, recreation and residential properties. The majority of these properties are zoned B-2. She discusses the development challenges within the Northwest Highway Sub-Area. Ms. Rivard presents diagrams of the western section of Phase 2 Northwest Highway Sub-Area Plan starting at Dundee Road and explains the land development within the area as currently developed. She also addresses the Camelot Sub-Area and discusses the current land usage and development challenges. Mr. Vyverberg discusses the land usage at this section and explains that it is drastically different from the eastern phase. He talks about section 1400 through 1466 W. Northwest Highway, 755 through 814 W. Northwest Highway, 395 through 473 W. Northwest Highway, 315-385 Northwest Highway and 92 through 275 W. Northwest Highway. He reviews the businesses and properties through this corridor, current land uses and consistency as you transition from the west to the east. Mr. Vyverberg states that the existing residential land uses that include townhouses and condos would not change from residential to commercial. The VILLAGE OF PALATINE Page 4 Packet Pg. 59  3.3 Minutes Plan Commission April 20, 2021 next discussion for Phase 2 will include the Renaissance site plan and he states that staff would like to work with the ownerships of the plan developments to update some of the outdated use lists. Chairman Dwyer asks if there are any questions or comments. Councilman Friedman refers to the small strip mall on the east side of Northwest Highway, Palatine Plaza, and asks if another small scale strip mall would be next in line at this area. Mr. Vyverberg states that it may be examined. Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) Councilman Friedman asks about the area near the stables on Northwest Hwy and verifies if Meadowlark Park is part of the 3 lots to the west or should it be the east? Ms. Rivard verifies that the lots are east of the stables. Chairman Dwyer asks if the railroad tracks on Northwest Highway down to Roselle would be a challenge for this area. Mr. Vyverberg states it could be a challenge and a barrier for development. Chairman Dwyer asks if one of the objectives of the study is to update a comprehensive plan. Mr. Vyverberg states that the current comprehensive plan is now 10 years old. The standing life of a comprehensive plan is 10-20 years. The plan will reach a point that there is enough sub-areas and will need to be re-categorized and the plan updated. Chairman Dwyer asks if a mock up could be done of the sub-area from a totally vacant perspective. It would be interesting to show how the village would like to develop the area from this viewpoint. Mr. Vyverberg agrees it would be an interesting exercise to view the area from the ground-up. Chairman Dwyer states this is a unique area for zoning. He states that the Northwest Highway corridor is the commercial business district of Palatine and a valuable asset that contributes a fair amount of sales tax to the Village. Councilman Bettenhausen inquires about several vacant lots along the Northwest Highway corridor and wonders if the Village has a relationship with the owners to maintain the properties. Mr. Vyverberg replies that the Village is responsible to enforce existing codes to maintain properties. VILLAGE OF PALATINE Page 5 Packet Pg. 60  3.3 Minutes Plan Commission April 20, 2021 Councilman Bettenhausen questions the plans for the gas station property on the east end of Palatine Plaza. Mr. Vyverberg states that there have been inquires for reuse of the property but nothing has come of it. He also discusses working with the Fire Marshal to address the underground tanks on the property. There were no further questions. Chairman Dwyer made a motion to close the public hearing; seconded by Commissioner Williams. The motion was unanimously approved. Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) STAFF RECOMMENDATION: After initial presentation and discussion, Staff is recommending continuing the Public Hearing until the May 4, 2021 Plan Commission meeting for additional refinement and review. COMMUNICATION: Mr. Vyverberg provides an update on a previous meeting regarding Northwest Trucks at 2200 N. Rand Road and conveys that the request was approved by the Village Council. Chairman Dwyer makes a motion to acknowledge Commissioner Conrad Hansen’s retirement and to recognize and thank him for his many years of service to not only the Plan Commission but to his community. Motion adjourn by Mr. Fedota, 2nd by Mr. Noonan and unanimously approved and recognized by all. RESULT: CONTINUED [UNANIMOUS] Next: 5/4/2021 7:00 PM AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen, Fedota ABSENT: Robins, Kolososki VILLAGE OF PALATINE Page 6 Packet Pg. 61  3.3 Minutes Plan Commission April 20, 2021 IV. COMMUNICATIONS V. ADJOURNMENT Minutes Acceptance: Minutes of Apr 20, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 7 Packet Pg. 62  3.4 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● APRIL 6, 2021 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) Conrad Hansen Plan Commissioner Present Dennis Dwyer Chairman Present Jane Robins Plan Commissioner Absent Patrick Noonan Plan Commissioner Present Teri Williams Plan Commissioner Present Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Absent Stephen Fedota Plan Commissioner Absent II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Mar 2, 2021 7:00 PM - Tabled RESULT: TABLED [0 TO 6] NAYS: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen ABSENT: Robins, Kolososki, Fedota VILLAGE OF PALATINE Page 1 Packet Pg. 63  3.4 Minutes Plan Commission April 6, 2021 2. Plan Commission - Regular Meeting - Mar 16, 2021 7:00 PM - Tabled RESULT: TABLED [0 TO 6] NAYS: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen ABSENT: Robins, Kolososki, Fedota Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 2 Packet Pg. 64  3.4 Minutes Plan Commission April 6, 2021 III. PUBLIC HEARING 1. Northwest Trucks INC. -2200 N. Rand Road Special Use for a Unique Use to allow for trailer and truck sales, common and contract carrier, truck parts' sales, truck and trailer repairs, and related uses - Recommended to Approve File #21-07 Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on March 19, 2021 and mailed to the owners of the surrounding properties. Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) The following petitioner’s exhibits were introduced: 1. Plat of Survey 2. Revised Floorplan 3. NTI Business Plan 4. O-031-89 Annexation Agreement 5. ORD #0-34-89 Special Use Ordinance 6. Special Use Application 7. Public Notice Sworn in Petitioner Mr. Kassulat - President of NW Trucks Mr. Kassulat explains he has been in business in Palatine since 1989. At the time zoning didn’t include truck sales under automotive but an addendum was approved to include truck sales and truck parts. Mr. Kassulat describes how is business has grown and the need for more space. The addition of the new space at 2200 N Rand Rd would benefit his company and provide needed office space, warehousing for parts inventory and a retail type showroom. He explains that it would be beneficial for him to renovate the location and incorporate his expanded business needs into the new location. Chairman Dwyer asks if he can explain the specific renovations. Mr. Kassulat states that the plan is to repaint the building, repave the parking lot, build out office space, and rehab washrooms to be ADA compliant, build out parts counter and showroom. Chairman Dwyer concludes that very little demolition will be required and Mr. Kassulat agrees. Commissioner Friedman inquires about the adjoining property and the access roadway. Asks if they plan to traverse from one building to another across the roadway and wonders how they will connect. Mr. Kassulat explains that half of the roadway is part of the property and part is owned by IDOT. He has requested the engineers to check if IDOT has vacated the roadway that connects to the building. He explains that a culvert comes in VILLAGE OF PALATINE Page 3 Packet Pg. 65  3.4 Minutes Plan Commission April 6, 2021 under Route 12 and they are looking to extend the culvert out and pave the corner which would provide a safer access. He addresses concerns about safety to access the road. Commissioner Bettenhausen asks if the plan is to pave the entire parking lot. Mr. Kassulat confirms that everything that is currently paved would be repaved. Commissioner Bettenhausen inquires if signage will be changed Mr. Kassulat advised that he would change out the current signs on the building with generic signs to state “Sales” on one entrance and “Parts” on the other Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) entrance. Commissioner Bettenhausen asks if the signage on Rand Rd would remain. Mr. Kassulat states that he would remove the existing sign but leave the structure for further use. Sworn in staff - Mr. Vyverberg Mr. Vyverberg gave a brief overview of the request explaining the Petitioner is seeking to expand an existing business (located on the adjacent property at 2120 N. Rand Rd) into the building located at 2200 N Rand Road. He explains that the property is zoned B-5 and is approximately 2.75 acres. Mr. Vyverberg presents views of the land area and talks about IDOT and village requirements. He confirms that the engineering and infrastructure is already in place. He also states that there is currently an existing tenant on the northern side of the building but this is considered a separate building and entrance from the Subject property. He explains that the property is fully developed and all of the required engineering improvements and utility accesses to remain in place. He addresses the village ordinance for parking spaces and states that 46 are required and 89 are available and therefore would not require a parking variation. Chairman Dwyer asks if there is ADA parking on the property currently. Mr. Vyverberg responds it would be addressed during paving and striping. Mr. Kassulat states that they would accommodate any ADA parking. He also adds that they would hook up to village water as they are currently on well water at the subject property. Chairman Dwyer inquires if the property is on Village Sewer. Mr. Vyverberg confirms that it is. VILLAGE OF PALATINE Page 4 Packet Pg. 66  3.4 Minutes Plan Commission April 6, 2021 STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, is so designed, located, and proposed to be operated that the public health, safety, and welfare will be protected and that the Special Use will not cause substantial injury to the value of other property in the neighborhood in which it is located. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The Petitioner would occupy a vacant building previously used for motorcycle sales, repairs, and parts distribution and has a thirty-two year operational history Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) within the Village, Staff does not have any concerns with the existing or proposed business operations. The vehicle and parts’ sales uses are directly comparable to many of the other sales tax producing uses along the Rand Road corridor. Also, the adjacency of the existing business will likely provide operational efficiencies. Therefore, Staff recommends approval of the Special Use, subject to the following condition: 1. The Special Use shall substantially conform to the business plan, site plan, and floor plan submitted by the Petitioner, Northwest Trucks INC., except as such plans may be changed to conform to Village Codes and Ordinances. Commissioner Noonan made a motion to close the public hearing; seconded by Commissioner Bettenhausen. Unanimously approved. DISCUSSION: Chairman Hansen asks if Mr. Kassulat will comply with condition. Mr. Kassulat responds that they will comply. Chairman Dwyer states that there are no other concerns. Commissioner Noonan made a motion to approve subject to 1 condition seconded by Commissioner Hansen. Unanimously approved. Chairman Dwyer summarized that this request has met the standards and was unanimously approved by a vote of 6-0. This item will tentatively go to the Community and Economic Development Committee of the Village Council on April 12th, 2021. RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: Unknown AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen ABSENT: Robins, Kolososki, Fedota VILLAGE OF PALATINE Page 5 Packet Pg. 67  3.4 Minutes Plan Commission April 6, 2021 2. Various text amendments to Appendix A of the Village of Palatine Code of Ordinances, including Article 3 - Rules and Definitions, Section 3.02 Specific Definitions, Article 6 - Section 6.01 (accessory structures), Article 7, Section 7.04 - design and maintenance of off-street parking areas; manufacturing and business district screening, Article 11, Sections 11.03 (d) and 11.06 (e) Special Uses in the B-2 and B-5 districts, and Article 12, Section 12.01 (f) permitted uses in the manufacturing district, all of the Village of Palatine Zoning Ordinance - Recommended to Approve #21-08 Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on mark 22, 2021 The following petitioner’s exhibits were introduced: 1. Draft Text Amendment 2. Crematory Regulations 3. Public Notice Previously sworn in staff - Mr. Ben Vyverberg Mr. Vyverberg states that he will discuss text amendments from the March meeting. He discusses the Accessory definition that was previously addressed in March and states that there are no changes to accessory structure. Verbiage for detached & attached consistent to what the plan commission previewed previously. The change to definition of garage to indicate that no garage will be used or occupied as a dwelling unit. Mr. Vyverberg moves to the next Amendment regarding Gazebo’s and Pergola’s. Gazebo’s and Pergola’s are not required to provide a set back from structure. He confirms documentation from the Fire Marshall explaining the fire code for structures on the patio. He addresses the request from the previous meeting as to whether the definition of Gazebo & Pergola should be differentiated. He suggests that staff is comfortable with assigning a similar definition to both as an “open air accessory structure”. Mr. Vyverberg refers to the next text amendment regarding Funeral Homes. Funeral Homes with the Village of Palatine have requested to operate water based crematoriums. He states that the current definition prohibits use of fire based cremation. Staff reviewed as part of a building permit and is comfortable with including the request as an accessory use and verbiage added “unless otherwise permitted within the zoning ordinance” Mr. Vyverberg refers to the next Text Amendment on the agenda which is the definition of “Story” as it relates to the principal structure. He clarifies the verbiage added for maximum height and reads the amended text amendment. Mr. Vyverberg addresses Height Fencing and confirms it is consistent to what VILLAGE OF PALATINE Page 6 Packet Pg. 68  3.4 Minutes Plan Commission April 6, 2021 was previously reviewed. Mr. Vyverberg returns to the Funeral Home water based cremation amendment and notes changes to the verbiage from “Funeral Parlor” to “Funeral Home” and added within the code to include one attached residential unit. Added water based cremation or alkaline hydrolysis as a permitted accessory use to the funeral home. He adds that the State of IL changed its state act in 2012 to recognize water based cremation as an acceptable form or cremation and notes that 20 states allow it as a permitted use. Mr. Vyverberg refers to Temporary use for special events and confirms previous meeting that permitted for not to exceed 72 hours at least 10 days before event Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) Commissioner Bettenhausen asks for clarification regarding the definition of “stories” on page 62. Mr. Vyverberg reads into record the definition of ½ story. Chairman Dwyer asks if the verbiage within the amendment should read for clarity: “not be considered as a ½ story or fully story” Mr. Vyverberg agrees and can amend for clarity. Chairman Dwyer asks for Staff Recommendation. STAFF RECOMMENDATION: Staff recommends approval of the proposed text amendments to Appendix A (Village of Palatine Zoning Ordinance) of the Village of Palatine Code of Ordinances - Article 3 - Rules and Definitions - Section 3.02 Specific Definitions; Article 6 - Section 6.01 Accessory Structures and Section 6.03 Fences; Article 7 - Section 7.04 Design and Maintenance of Off-Street Parking Areas - Manufacturing and Business District Screening; Article 11, Sections 11.03 (d) and 11.06 (e) Special Uses in the B-2 and B-5 districts, and Article 12 - Section 12.01 (f) Permitted Uses in the Manufacturing District. DISCUSSION: Mr. Vyverberg confirms the recommendation to include definition of ½ story for clarity. Recommends approval of text amendments. Chairman Dwyer clarifies that if basement is more than 12” above grade it would be considered a ½ story Mr. Vyverberg agrees Chairman Dwyer made a motion to close the public hearing. Motion moved by Commissioner Williams Commissioner Noonan made a motion to approve case #21-08 with a provision to the ½ story definition seconded by Commissioner Williams Unanimously approved VILLAGE OF PALATINE Page 7 Packet Pg. 69  3.4 Minutes Plan Commission April 6, 2021 Chairman Dwyer summarized that this request has met the standards and was unanimously approved by a vote of 6-0. Motion to adjourn by Commissioner Williams and seconded by Commissioner Noonan. RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] AYES: Hansen, Dwyer, Noonan, Williams, Friedman, Bettenhausen ABSENT: Robins, Kolososki, Fedota Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 8 Packet Pg. 70  3.4 Minutes Plan Commission April 6, 2021 IV. COMMUNICATIONS V. ADJOURNMENT Minutes Acceptance: Minutes of Apr 6, 2021 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 9 Packet Pg. 71