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HomeMy WebLinkAboutPLAN COMMISSION - 08/03/2020 - 813 Willlow Lane, 1910-1912 Higgins (McDonalds), 1030 Nerge RoadElk Grove Village Plan Commission Minutes August 3, 2020 Present: J. Glass S. Carlson F. Geinosky K. Weiner R. DeFrenza L. Bacigalupo J. Morrill P. Rettberg G. Schumm Absent: None Staff: M. Jablonski, Assistant Village Manager/Director of Communication J. Polony, Deputy Director of Community Development R. Raphael, Engineering Supervisor N. Radcliffe, Senior Management Analyst Petitioner(s): J. Olguin, Buikema Law Group LLC (Item 3) G. Bubalo, McDonalds Franchise Owner/Operator (Item 3) R. Naumann, Naumann Law (Item 4) Chairman Glass called the meeting to order at 7:04 p.m. Item 1: June 29, 2020 Meeting Minutes Commissioner Geinosky moved to approve the meeting minutes of June 29, 2020. Commissioner Morrill seconded the motion. Upon voting (Carlson, Geinosky, Weiner, DeFrenza, Bacigalupo, Schumm, Morrill, Rettberg, Glass AYES, the motion carried unanimously. Item 2: PC Docket # 20-6: Petition for Special Use to construct a cellular communications tower and associated variations for the property at 813 Willow Lane. Chairman Glass read the legal notice into the record and asked the Petitioner to explain their purpose before the Plan Commission. M. Jablonski stated the proposed monopole tower is being relocated from its current location at the former Oakton Fire Station in order to allow for the redevelopment of the Elk Grove 1 Technology Park. M. Jablonski stated the former Oakton Fire Station has already been relocated and finding a new location for the cell tower is the last piece needed in order for Microsoft to begin development of the eastern portion of the Elk Grove Technology Park. M. Jablonski stated the proposed location is only 1,550 feet away from the current location. The Village worked in cooperation with Sprint and Verizon who have antennas on the existing cell tower. M. Jablonski stated they explored many possible sites, including within the Elk Grove Technology Park, but the proposed location was the only viable location to fit their network requirements. M. Jablonski stated the variation to exceed the maximum height of thirty-five feet (35') is needed to allow for the construction of a one hundred and thirty-five foot (135') monopole. M. Jablonski stated the variation from the requirements for the front yard, side yard, and rear yard setbacks is needed because the parcel was carved out specifically for this purpose and no room was provided for any setbacks. M. Jablonski stated there is just enough space to fit the equipment and the tower. M. Jablonski stated the variation to exceed the maximum fence height of six feet (6') is needed to permit the installation of an eight foot (8') wrought iron fence around the site for additional security. M. Jablonski stated the variation from the requirement for off-street parking is needed because this parcel was carved out just for the equipment and cell tower. M. Jablonski stated no parking is needed for the site. M. Jablonski stated the variation from the requirement to have one principal building or structure is needed because the site will only include the construction of a cell tower and ancillary equipment. M. Jablonski stated the proposed location is directly adjacent to the I-1 zoning to the north, which consists of two (2) industrial buildings. M. Jablonski stated there are ComEd high tension power lines to the east. Directly south and west surrounding the subject property is Udall Park, and further to the northwest of the property is A-2 multi -family zoning, with R-3 Single Family Zoning to the west of the park. M. Jablonski stated an asphalt driveway will be installed to allow access for maintenance of the cell tower. P. Rettberg expressed this is an area that does not have a lot of parks and the cell tower would not be an attractive feature. S. Carlson inquired why the tower needed to be the requested height of one hundred and thirty- five feet (135'). M. Jablonski stated that the existing tower at the old Oakton Fire Station is 2 approximately one hundred and twenty feet (120') high. M. Jablonski stated the additional height is needed at this location due to the low elevation of the site, which is at the base of a large hill. S. Carlson stated the cell tower recently constructed by Northwest Point had the equipment inside the pole and asked if that can be done with this proposal. M. Jablonski stated the Village is responsible for the relocation of the existing cell tower and the associated expenses, and a tower with internal antennas is more expensive to construct. K. Weiner inquired what type of fencing is being proposed and why it is necessary for the height to exceed six feet. M. Jablonski stated that an eight foot (8') wrought iron fence with brick pillars is being proposed. M. Jablonski stated the height of the fence will provide additional security and the design of the fence is to improve the aesthetics of the site. K. Weiner asked if there would be any lighting. M. Jablonski stated she is not sure and will look into it. J. Morrill asked how far the tower is from the basketball court. M. Jablonski stated that looking from the plans it is approximately 25 feet away from the basketball court and is in a depressed area. J. Morrill stated there is a cell tower by the Community Athletic Fields and asked how tall that one is compared to the proposed cell tower. M. Jablonski stated she is not aware of the height of the cell tower at Community Athletic Fields, but the typical height of cell towers are around 125 feet. J. Morrill asked why the antennas could not be placed inside the pole. M. Jablonski stated the Village is responsible for the relocation expenses of the cell tower and that area already has visual obstructions as you cannot see the base due to the depression. M. Jablonski stated there are also high tension power lines behind the proposed tower, so a standard monopole design would not be out of place. Veselin Velichkoe, the resident at 809 Oakton Street, unit 202, stated he agrees with Commissioner Rettberg's comments. V. Velichkoe stated the asphalt drive will affect the basketball court as it is directly behind the court. Velichkoe noted the height of the cell tower is the height of a 13 story building. V. Velichkoe stated he is surprised the Village wants to install this industrial cell tower in this residential area. M. Jablonski stated the Park District would not allow the Village to affect the basketball court and the basketball court will remain intact. L. Bacigalupo asked if the Petitioner could address the selection criteria of the site in more technical terms. M. Jablonski stated in order to find a site to relocate to, it was necessary to find a site that fit both carrier network requirements. M. Jablonski stated they had to find an area that works for both carriers and because of the carriers other towers in the area, this site was the only one that worked. J. Glass asked Village Staff to read into the record any other comments receive by email from members of the public who were not able to attend the hearing due to the pandemic. 3 M. Jablonski read an email from Clyde Penicnak and Donna Gearen, located at 813 E. Oakton St., Unit 203: "I am fully against putting a communications tower at 813 Willow Lane. There will be an immediate negative impact on value to the surrounding homeowners. I cannot believe there is not a location in the industrial park or other less intrusive areas. Why is it even being considered? This is one of the main entrances to Udall Park. To place a 135 foot tower there, no." M. Jablonski asked if she can respond to the residents comment. M. Jablonski stated there may have been some confusion as to the proposed placement of the cell tower. The Village tried to clarify by posting the site plan online. The public hearing notice had to be posted at the street frontage of the park, which may have caused some residents to think the cell tower would be placed at the front entrance, instead of the proposed location at the base of the hill. M. Jablonski read an email from Beth Williamson, located at 809 Oakton St., unit 201: "I received a letter regarding this petition. My unit overlooks Udall Park. I think this tower and its construction will have a negative effect on the park and our view. I do not want to see this being built in the park. Why does it need to be moved?" M. Jablonski stated she visited the site to see the point of view from the apartment building and stated the tower will be visible, but the base of the tower, with the equipment, will not be visible. M. Jablonski read an email from Mariusz Kalafarski, located at 635 Willow Ln.: "I am writing this email to express our concerns regarding constructing a cellular communications tower in our neighborhood. The proposed location of that tower is too close to the surrounding condominiums and our playgrounds. I am sure that there are better locations to do so, without risking our health and life. Thank you for giving us a way to express our opinion about it." J. Glass asked how wide the proposed driveway is. M. Jablonski stated by looking at the plans, it appears to be approximately fourteen (14) feet wide. The exact measurement of the drive is not shown on the plans, but fourteen (14) feet is the width of the gate. K. Weiner asked how far the ComEd high tension power lines are from the cell tower. M. Jablonski stated she does not have an exact distance, but estimated the distance to be a few hundred feet. F. Geinosky asked if there are other existing cell towers adjacent to residential areas or similar areas in what is proposed. M. Jablonski stated there is a tower at the Elk Grove High School and one at Lyons Park. Also, the Village's water towers, which aren't monopoles, but have similar equipment, are located in residential areas. J. Glass stated the Village needs this cell tower in order to have communication. J. Glass stated this is the only practical location for this cell tower. J. Glass stated there may be communication gaps if this cell tower does not go up in this area. 4 RECOMMENDATION Commissioner Geinosky moved to recommend approval of the petition of the Village of Elk Grove for a Special Use Permit to construct a cellular communications tower in the R-3 Residential Zoning District and the following associated variations from the Village's Zoning Code: 1. Variation to exceed the maximum height of thirty-five feet (35') to permit the installation of a one hundred thirty-five foot (135') tall structure; 2. Variation from requirement for front yard, side yard, and rear yard setbacks; 3. Variation to exceed the maximum fence height of six feet (6') to permit the installation of a eight foot (8') wrought iron fence around the site; 4. Variation from requirement for off-street parking; and 5. Variation from requirement for to have one principal building or structure to allow the construction of a cell tower and ancillary equipment. Commissioner Schumm seconded the motion. Upon voting (Glass, Carlson, Geinosky, DeFrenza, Schumm, Bacigalupo, Weiner, AYES), (Morrill, Rettberg, NAYS), the motion carried 7-2. Item 3: PC Docket # 20-5: Petition for Annexation and Rezoning for the property located at 1910-1912 Higgins (McDonalds) J. Olguin stated the property is contiguous to the current municipal boundaries of the Village and they would like to become a part of the Village. J. Olguin stated the property is approximately 1.8 acres in size and they are not going to alter the site plan or change its use. J. Olguin stated the request for the zoning is to become consistent with the zoning in the area. J. Glass asked how long the McDonalds has been operating for at that location. J. Olguin stated it has been operating for over thirty (30) years. George Bubalo, the owner/operator of the facility since December, 1989 stated that facility has always been a McDonalds since 1964, where he began working there in February of 1977. G. Bubalo stated he was a part of the expansion many years ago where they had only thirty-four (34) parking stalls and one order point in the drive-thru. G. Bubalo stated he purchased the property from the Pritzker family many years ago. F. Geinosky stated he drove through the property and noted it was very well kept. G. Bubalo stated they like to maintain the building according to the McDonalds standard. Recommendation: Commissioner Geinosky moved to recommend approval of the petition for Annexation and Rezoning from I-1 to B-3 for the property located at 1910-1912 Higgins (McDonalds) Commissioner Rettberg seconded the motion. Upon voting (Glass, Carlson, Geinosky, DeFrenza, Schumm, Bacigalupo, Morrill, Rettberg, Weiner, AYES), the motion carried unanimously. Item 4: PC Docket # 20-7: Petition for Special Use to operate a religious institution located at 1030 Nerge Road (Anjuman-E-Shujaee, North Chicago) G. Schumm noted for the record that he had a working relationship with Robert Naumann in the past. J. Glass asked if the Petitioner has an objection with Gilbert Schumm proceeding with the hearing. R. Naumann stated he has no issues. R. Naumann stated there is a pending sale on this property from one religious organization to another where the use is identical. R. Naumann stated they are doing a lot in order to bring the parking lot up to code. R. Naumann stated they have worked with Village staff in order to bring the building into compliance R. Naumann stated the subject property has been exempt from property tax since 2003 because of its religious use. R. Naumann stated that the Cook County parcel shows the address is 1031 Rohlwing Road, but that it's an error as the subject property is located at 1031 Nerge Road. J. Glass asked if the property has been used recently. R. Naumann stated not in the immediate past, but the current owner has been seen there a few times recently. F. Geinosky stated he was there Sunday and saw some people entering the church. R. Naumann stated he was not aware that the church was still in use by the current owner. P. Rettberg asked how they have found more parking stalls to add to the site plan. R. Naumann stated there were originally three (3) stacking spaces in the southwest corner of the parking lot. R. Naumann stated it used to be a daycare in the past where stacking stalls were used for drop-off. R. Naumann stated they converted the three (3) stacking stalls to five (5) parking stalls. R. Naumann stated due to this change to the parking configuration, the lot is required to have one way traffic flow. P. Rettberg asked if they have a parking agreement to provide for more parking. R. Naumann stated they have a parking agreement with the neighbor at 1080 Nerge Road to use ten (10) parking stalls. S. Carlson asked whether the fence in the back of the building, bordering Real Time Sports and Country Inn and Suites, would be repaired. R. Naumann stated they have not discussed that item but the Petitioner has expressed the desire to clean up the property to make it look presentable. K. Weiner inquired if the kitchen would be used for special. R. Naumann stated the kitchen would only be used for potlucks and for reheating food. K. Weiner asked if there will be many staff members there during regular business hours. R. Naumann stated there would be at least one staff member there during business hours as there is office space that can be used. C. F. Geinosky stated there is a small playground located on the subject property and he believes the fence should be repaired to protect the kids playing on the playground. R. Naumann stated he did not know it is a requirement to have a fence but believes the tenant would like to clean up the area. G. Schumm asked if the congregation is based in Chicago. R. Naumann stated they currently meet in Willowbrook. R. Naumann stated this site is more of a centralized location for the congregation to meet. J. Glass stated he would like the fence to be repaired as it is right behind the sports bar and shopping center where there is car traffic. RECOMMENDATION Commissioner Schumm moved to recommend approval of the Petition for Special Use to operate a religious institution located at 1030 Nerge Road (Anjuman-E-Shujaee, North Chicago) with the following conditions: • The shared parking agreement between 1030 Nerge Road and 1080 Nerge Road shall be in effect at all times the Special Use is in effect. If the shared parking agreement is terminated, the total occupant load of the main auditorium at 1030 Nerge Road must be reduced to meet a parking ratio of one (1) parking stall for every four (4) seats in the auditorium. • The Petitioner must provide a revised seating plan to reflect a maximum of one hundred and seventy-two (172) seats prior to occupancy. • The fallen rear sections of fence along the south of the property must be repaired or replaced to meet the original intent of the design by securing the property. The repaired or replaced sections of fence shall match the adjacent fence material. Commissioner Rettberg seconded the motion. Upon voting (Glass, Carlson, Geinosky, DeFrenza, Schumm, Bacigalupo, Morrill, Rettberg, Weiner, AYES), the motion carried unanimously. Item 5: Adjournment Commissioner Schumm moved to adjourn the meeting. Commissioner Weiner seconded the motion. Upon voting (Carlson, Geinosky, Weiner, DeFrenza, Bacigalupo, Glass, Morrill, Schumm, Rettberg AYES), the motion carried unanimously. Respectfully submitted, Nick Radcliffe, Senior Management Analyst 7 C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk