MINUTES OF THE PLAN COMMISSION June 26, 2017 The regular meeting of the Plan Commission was called to order by Chairman Mark Moore at 7:05 p.m. at the Village Hall. Members present: Chairman Mark Moore, Amy Flores, Walter Oakley, and David Semmelman. Members absent: William Cotey, Matthew Krummick, and Kurt Schultz. A quorum was established. Village Staff present: John Spoden, Director of Community Development; David Smith, Senior Planner; and Fred Chung, Senior Project Engineer. Others present: James Woods, P.E., PTOE, Civiltech Engineering, Inc. Commissioner Flores moved, seconded by Commissioner Oakley, to approve the May 22, 2017, Plan Commission meeting minutes. Commissioner Flores moved, seconded by Commissioner Oakley, to approve the June 12, 2017, Plan Commission meeting minutes. OLD BUSINESS: None. NEW BUSINESS: PC 17-11 Jeff Piejak, Junior Ninja Warriors, Applicant 732 E. Park Avenue Request is for a Special Use Permit for a Fitness and Recreational Sports Center for the Park Avenue Corporate Center Planned Development in order to allow Junior Ninja Warriors to take occupancy at 732 East Park Avenue located in an I-3 General Industrial District. PC 17-12 Jeff Piejak, Junior Ninja Warriors, Applicant 732 E. Park Avenue Request is for an Amendment to the Planned Development Final Plan in order to reduce the minimum required number of parking spaces for the Park Avenue Corporate Center Planned Development in order to allow Junior Ninja Warriors to take occupancy at 732 East Park Avenue located in an I-3 General Industrial District.
Page 2 of 9 David Smith, Senior Planner, introduced the request for the Special Use Permit and the Amendment to the Planned Development Final Plan. He stated that the petitioner, Jeff Piejak of Junior Ninja Warriors, is requesting approval for a Special Use Permit for a Fitness and Recreational Sports Center in order to allow the occupancy for Junior Ninja Warriors within the Park Avenue Corporate Center a Planned Development located in an I-3 General Industrial District at 732 East Park Avenue. Mr. Smith stated that the petitioner is also seeking approval to amend the Planned Development Final Plan in order to reduce the minimum required number of parking spaces for the Park Avenue Corporate Center. Mr. Smith stated that the Park Avenue Corporate Center is a multi-phase Planned Development that began when Life Storage Centers acquired the 17 acre property from the Solar Corporation in 2008. He stated that since then the Life Storage rehabbed and took occupancy of the main building that fronts Park Avenue followed by CrossFit, the Dance Academy, Feed My Starving Children and EMD Supply in the buildings to the rear of Life Storage to the north, and the construction of the Green Tree Animal Hospital to the east. Mr. Smith stated that currently under construction is the Auto Expo Car Wash facility in the recently subdivided out lot also fronting the Park Avenue right of way which is also part of the Park Avenue Corporate Center. Mr. Smith stated that as each tenant space becomes occupied the Zoning Code Off-Street Parking requirements have been applied to each occupant with the understanding that all Park Avenue Corporate Center occupants, except for Auto Expo and Green Tree Animal Hospital, are to share the on-site parking spaces. Mr. Smith stated that the proposal by the petitioner will fill the last occupant space at the Park Avenue Corporate Center. Bob Bleck, agent for the petitioner, introduced information about the prospective tenant. He stated that the Junior Ninja Warriors will serve a customer based that is made up of mostly 10 year old children. He stated that the proposed use fits in with the existing tenants that occupy the Park Avenue Corporate Center such as Cross Fit and Dance Studio. He stated that the proposed use will remain completely indoors. He stated that the façade changes include changing a garage door with glass and there will be a painted wall sign. He stated that they conducted a parking study and learned that the heaviest users include include Cross Fit who had up to 59 customer vehicles parked at 9:00 a.m. and up to 44 customer vehicles parked at 11:00 a.m. He stated that the petitioner would probably use the parking lot located along the western side of the facility along Fifth Street. Commissioner Oakley asked how many employees will the petitioner have. Mr. Bleck stated that there will be up to six (6) employees by the petitioner. Commissioner Flores asked who else will use the western side parking area. Mr. Bleck stated that the western parking areas will not be subject to simultaneous usage among the tenants but may follow a staggered parking use. He stated that it will be more of a first come first served outcome.
Page 3 of 9 Commissioner Semmelman stated that the motion should include the actual parking space numbers. Chairman Moore stated that this last tenant space to be filled by the petitioner and the amendment to the final plan due to exceeding the parking allowance will put this property in a position of possibly making this request multiple times in the future depending upon which tenant vacates their tenant space and who replaces them. Mr. Spoden stated that this will have to be monitored by Village Staff. Chairman Moore asked Mr. Bleck what he would like the Plan Commission to do this evening. Mr. Bleck stated that he would like the Plan Commission to render their recommendation so that they can proceed forward to the Village Board of Trustees. In the matter of PC 17-11, Commissioner Oakley moved, seconded by Commissioner Flores, to recommend the Village Board of Trustees approve a Special Use Permit for a Fitness and Recreational Sports Center for the Park Avenue Corporate Center Planned Development in order to allow Junior Ninja Warriors to take occupancy at 732 East Park Avenue located in an I-3 General Industrial District, in accordance with the plans submitted. Ayes: Nays: Absent: Moore, Flores, Oakley, Semmelman None Cotey, Krummick, Schultz In the matter of PC 17-12, Commissioner Flores moved, seconded by Commissioner Semmelman, to recommend the Village Board of Trustees approve an Amendment to the Planned Development Final Plan in order to reduce the minimum required number of parking spaces for the Park Avenue Corporate Center Planned Development in order to allow Junior Ninja Warriors to take occupancy at 732 East Park Avenue located in an I-3 General Industrial District, in accordance with the plans submitted. Ayes: Nays: Absent: PC 17-14 Moore, Flores, Oakley, Semmelman None Cotey, Krummick, Schultz Libertyville School District 70, Applicant 160 W. Rockland Road Request is for a Planned Development Final Plan in order to construct building additions, parking lot, and other site improvements to the Rockland Elementary School located in an IB, Institutional Building District.
Page 4 of 9 David Smith, Senior Planner, introduced the petitioner s request. Mr. Smith stated that the petitioner, Libertyville School District 70, was before the Plan Commission at their October 10, 2016 and again at their November 28, 2016 meetings requesting approval for a Special Use Permit for a Planned Development and a Planned Development Concept Plan in order to construct building additions, parking lot, and other site improvements to the Rockland Elementary School located in an IB, Institutional Building District at 160 West Rockland Road. He stated that the Plan Commission recommended approval to the Village Board who then granted approval at their March 28, 2017 meeting. Mr. Smith stated that the petitioner is back before the Plan Commission seeking their recommendation for approval for the Planned Development Final Plan. Peter Graves, architect and agent for the petitioner, stated that the only change since the concept plan approval is that they removed the proposed classroom addition at the southwestern corner of the building. He stated that he has reviewed the DRC Staff report and agrees with all of the conditions except for the required 10% interior parking lot green space for the new parking area. Commissioner Flores stated that she is still concerned about pedestrian safety and the appropriate placement of bike racks. Chairman Moore stated that he does not remember conceding the interior parking lot landscaping requirement and he cannot find in the meeting minutes any discussion that would allow such a reduction. Mr. Smith suggested that the proposed parking area can be revised so that additional green space can be added on the west end of the parking lot and count towards the interior parking lot landscaping requirement. Chairman Moore asked about the disposition of the trees marked to be removed from the northeast corner of the property. David McCallum, landscape architect for the petitioner, stated those particular trees are not suited to be transplanted. Harland Dolan, McClure Engineering, stated that ample landscaping is being proposed as replacement for those trees subject for removal. He stated that adequate parking lot screening is part of the landscape plan. Chairman Moore asked what the petitioner would like for the Plan Commission to do this evening. Mr. Graves stated that they are ready for the Plan Commission to make a recommendation to the Village Board. In the matter of PC 17-14, Commissioner Oakley moved, seconded by Commissioner Flores, to recommend the Village Board of Trustees approve a Planned Development Final Plan in order
Page 5 of 9 to construct building additions, parking lot, and other site improvements to the Rockland Elementary School located in an IB, Institutional Building District, subject to the following conditions: 1. Submit a revised Photometric site plan compliant with the Zoning Code Section 10 regarding maximum permitted foot candle light levels up to the southern edge of the proposed new parking area. 2. Submit a revised Final Landscape Plan to show that interior parking lot landscaping be not less than 10% of the area of the new parking lot and include scale. 3. Submit a revised Final Landscape plan that shows there shall not be any visual obstructions that exceed a height of three (3) feet from within the Site Distance Triangles on either side of the new driveway entrance of the new parking lot. 4. The Final Landscape plan includes the classroom addition at the southwest corner of the building previously approved as part of the Planned Development Concept Plan. It is Staff understanding that this portion of the scope of work was not going to happen. Revise all plan sheets in order to rectify this discrepancy. 5. Provide refuse enclosure detail to include material and height. 6. Provide a completed Watershed Development Permit Application. 7. Provide all Stormwater Management calculations for review and approval. We could not concur with the calculations shown on the C4 Engineering Plan especially the proposed impervious surface area. Therefore, detail area of the existing and proposed impervious surface area; 8. Submit release rate calculation for existing condition. The proposed release rate should not exceed the existing condition. 9. Submit restrictor calculation for the proposed detention for review and approval. The 4 minimum restrictor size does not apply for the proposed development. 10. Submit a control structure detail for review and approval. 11. Provide information regarding the new impervious surface area at the new building addition. For any new impervious surface area at the east improvements, Appendix P applies. 12. Provide a narrative addressing the stormwater management and environmental areas for review and approval. 13. Include cross-section views for the stormwater management system shown existing and proposed conditions for review and approval, according to the WDO Article 4: Section 401.03. 14. Submit a report describing the hydrologic and hydraulic analysis performed for the project for review and approval, according to the WDO Section 401.05. 15. Submit a section in the hydrologic and hydraulic analysis for review and approval, describing how the runoff volume reduction requirement as described in Section 503 Runoff Volume Reduction (RVR) according to the WDO Section 401.06. 16. Submit for the detention facilities, a section in the hydrologic and hydraulic analysis report that includes a plot or tabulation of storage volume and water surface areas for review and approval, according to the WDO Section 401.07. 17. Submit soil erosion and sediment control plan for review and approval, according to the WDO Article 6;
Page 6 of 9 18. Sanitary sewer flow calculations shall be submitted to determine if an IEPA permit is required. 19. Label the stormwater roof drain connections. 20. PVC water service is not permitted, therefore, Ductile Iron Pipe is required. 21. Indicate the type of water service connection at the main line. 22. All required Permits from Local, State, County and Federal Agencies shall be secured prior to the Final Engineering Approval. 23. Provide the Engineering cost estimate for review and approval. Ayes: Nays: Absent: PC 17-15 Moore, Flores, Oakley, Semmelman None Cotey, Krummick, Schultz Libertyville High School District 128, Applicant 708 W. Park Avenue Request is for a Site Plan Permit in order to construct a building addition, parking lot changes, and other site improvements to the Libertyville High School located in an IB, Institutional Building District. David Smith, Senior Planner, introduced the petitioner s request. He stated that the petitioner, Community High School District 128, is requesting approval for a Site Plan Permit in order to construct a building addition, a parking lot expansion, and other site improvements to the Libertyville High School located in an IB, Institutional Building District at 708 West Rockland Road. Sandra Moon, STR Partners and architect for the petitioner, presented the proposed building addition, parking lot addition and other changes to the Libertyville High School property. She stated that the location of the flood plain on the north side if the existing building forces new building addition to be located on the south side of the building. She stated that this is a three phase project and that phase s one and two include the aquatics center building addition and a 40 space parking lot. She stated that phase three shows additional parking as landbanked. Mike Henderson, STR Partners and architect for the petitioner, stated that the proposed new pool is a replacement for the school s existing pool. Ms. Moon stated that the new aquatic center includes a pool that is 50 meters in length, ancillary locker rooms, boiler and equipment rooms, and a mezzanine level. The exterior of the building addition will be brick to match the existing building facades accented with metal panels. She stated that there will be no exterior windows in order to mitigate glare within the pool area. John Spoden, Director of Community Development, stated that the project will be before the Village s Streets Committee tomorrow to discuss the parking management plan during
Page 7 of 9 construction. He stated that there has been the suggestion that students might be able to park in the existing parking lots at Butler Lake. Mark Koopman, representative of Community High School District 128, stated the proposed parking plan to be presented at the Streets Committee will address the parking needs for the Junior and Senior students. Casey Rooney, 520 Sedgewick, stated that she has safety concerns regarding the eastern entrance into the school campus. Chairman Moore stated that he is concerned about the proposal to remove so many trees for this project. Mr. Spoden stated that it was Staff s concern that bulk of the trees subject to removal in phase one and two and the potential removal of additional trees if phase three were to ever be implemented. He stated that it is Staff s recommendation that if phase three were to ever be implemented that the petitioner be required to come back before the Plan Commission to amend the Site Plan Permit. Mr. Koopman stated that phase one construction includes the aquatic center building addition, the 40 space parking lot and the western access drive. He stated that that phase 2 includes the modification and realignment of the western access drive subject to the availability of discretionary funds. He stated that if phase three which includes the larger parking lot area were to ever be implemented it would be subject to the availability of discretionary funds. Ms. Moon stated that in response to the Staff comment regarding the requirement to screen roof top mechanical units that it will be located so that it will not be seen. Commissioner Oakley stated that he has a problem with the project. He stated that he is concerned about the proposal to remove so many trees. He stated that he is concerned about the lack of parking. He stated that this project is being proposed too soon. Mr. Koopman stated that the pool project has been discussed for five years. He stated that the costs increase every year. The intent is to be functional more so that excessively aesthetic. Commissioner Flores asked for clarification of the propose parking plan. Mr. Koopman stated that Village Staff asked us that in addition to the 40 space parking lot intended to go in during phase one to also consider putting in parking along the western drive in lieu of the phase three parking. He stated that this suggestion is too expensive at this point and time. Commissioner Flores requested clarification as to how the phase one on-site traffic is routed and where people will park during swim meets.
Page 8 of 9 Mr. Koopman describe the proposed routing of traffic and stated that there are additional existing parking areas on the high school campus. Commissioner Flores stated that there seems to be better traffic flow by the tennis courts. Mr. Koopman described the proposed traffic management plan. He stated that the east entrance by the tennis courts will accommodate teacher entrance only. Commissioner Semmelman asked what the cost of phase 2 will be and why couldn t they give consideration to Staff s recommendation regarding the additional parking along the western drive in lieu of the phase three landbanked parking plan. Mr. Koopman stated that the cost of straightening the western driveway as shown in phase 2 would be $250,000. He stated that the cost of the additional parking per Staff s recommendation would be an additional $1,000,000. Commissioner Semmelman asked about the disposition of the old pool. Mr. Henderson stated that it is yet to be determined. Chairman Moore asked why they couldn t do a building expansion on the north side of the existing school building. Mr. Henderson stated that the north side of the building lies within the flood plain. He stated that the existing pool would have to be demolished and this would create a variety of logistical challenges and would put all swimming activities on hold for at least two years. He stated that they may use the old pool space for dance, wrestling, and fitness instruction. He stated that he aquatics program is important and it is the schools intent to not interrupt aquatics programming. Chairman Moore stated that the petitioner s proposal will change the character of the school campus and is concerned about the removal of so many trees. He stated that he prefers that the building addition not be located in front, south side, and that consideration should be given to retrofitting the existing pool. Fred Chung, Village Engineer, stated that he will need to confirm with the Lake County Storm Water Management Commission but they may require the engineering to be designed to accommodate the landbanked parking. Louis Wehrspann, Roake & Associates, engineer for the Community High School District 128, stated that the proposed detention area is intended to be a dry bottom pond and that the proposed 40 space parking lot will utilize Best Management Practices. Chairman Moore stated that the applicant will have several questions and issues to address before the Plan Commission can make a recommendation and stated that this request should be continued to the July 24, 2017 Plan Commission meeting agenda.
Page 9 of 9 In the matter of PC 17-15, Commissioner Flores moved, seconded by Commissioner Oakley, to continue this item to the July 24, 2017, Plan Commission meeting. Ayes: Nays: Absent: Moore, Flores, Oakley, Semmelman None Cotey, Krummick, Schultz COMMUNICATIONS AND DISCUSSION: Mr. John Spoden, Director of Community Development, stated that the preliminary plat proposal for South Butterfield Road is scheduled to appear before the Village Board tomorrow which follows that Streets Committee meeting where they will discuss the high schools traffic management plan. Commissioner Oakley moved, seconded by Commissioner Flores, to adjourn the Plan Commission meeting. Meeting adjourned at 9:00 p.m.