Village of Mundelein Planning & Zoning Commission met April 19.
Here is the minutes provided by the Commission:
Minutes Of A Planning & Zoning Commission Meeting:
Meeting called to order at 7:00 p.m.
Pledge of Allegiance:
Attendance:
Present: Chairman Scott Black, Kerry Garesche, Joseph Herchenbach, Alex Kvasnicka, Terry Roswick, Sophia Schneckloth
Absent: None
Also present: Amanda Orenchuk, Community Development Director; Taylor Wegrzyn, Planner; Colleen Malec, Associate Planner; Ann Watson, Recording Secretary
See attached Sign in Sheet
Review/Approval of Minutes:
Motion by A. Kvasnicka, seconded by T. Roswick to approve the Planning and Zoning Commission meeting minutes of April 5, 2017.
Ayes: A. Kvasnicka, T. Roswick, K. Garesche, J. Herchenbach, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
General Public Commentary:
Ralph Dillon expressed his interest in the proposed development of 22 acres located north of the intersection of Midlothian Road and Illinois Route 60/83, referred to as the Adamski Property.
Old Business:
A change was made to the agenda. Public Hearing PZC-03-2017 regarding the Downtown North Implementation Plan, continued from April 5, 2017 will be heard last.
New Business:
Findings of Fact for PZC-09-2017, 1301 Allanson Road – Ruprecht Company
Motion by T. Roswick, seconded by K. Garesche to approve the Findings of Fact for a variation to Section 20.40.030 of the Municipal Code to vary the maximum required building height of fifty (50) feet.
Ayes: T. Roswick, K. Garesche, J. Herchenbach, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Motion by T. Roswick, seconded by K. Garesche to approve the Findings of Fact for a variation to Section 20.52.040(A) of the Municipal Code to allow for silos with a height greater than fifteen (15) feet.
Ayes: T. Roswick, K. Garesche, J. Herchenbach, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Motion by T. Roswick, seconded by K. Garesche to approve the Findings of Fact for a variation to Section 20.40.040(D) of the Municipal Code to allow for metal panels as the primary material for the proposed building addition.
Ayes: T. Roswick, K. Garesche, J. Herchenbach, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
PZC-01-2017, 800 East Route 45 – Mir Tactical
Motion by A. Kvasnicka, seconded by T. Roswick to open Public Hearing PZC-01-2017, 800 East Route 45, Mir Tactical.
Ayes: A. Kvasnicka, T. Roswick, K. Garesche, J. Herchenbach, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Petitioners were sworn in. Paul Paterakis (1348 Busch Parkway, Buffalo Grove) and Dr. Roman Botashoff (1348 Busch Parkway, Buffalo Grove) with Mir Tactical presented their request to move their entire operation to Mundelein. Currently they have their corporate office in Buffalo Grove and a small office already in Mundelein. They have applied for a use variance to allow for an enclosed firearm range, and a variation to allow an outdoor tactical training arena. The rest of the operation consists of an indoor tactical training facility, retail sales, and corporate offices which will be located at 800 E Route 45 in Mundelein. The use variance would allow a non- permanent modular container, manufactured by Shooting Range Industries LLC, which will be placed behind the building. The container will be manufactured to match the exterior of the building and will consist of two shooting lanes where actual firearms will be used per ATF regulations. The variation requested is to operate a fenced-in tactical training facility outside, behind the building. This facility will be utilized when the permanent indoor facility does not match the configuration of the training requested. This outdoor facility will be equal in size to a tennis court and will be surrounded by netting approximately eight to ten feet high. Tactical training performed outdoors in this facility will use airsoft weapons that shoot non-lethal pellets. The furthest range being 60 feet. The indoor training facility will be used for tactical training and again, airsoft weapons and rubber pellets will be used. Retail sales will consist of Airsoft, Paintball and Airgun (projectile toy) products, paintball accessories, tactical gear, firearms, and ammunition in accordance with ATF regulations. The outdoor training area and shooting range are geared toward police and military training and Mir Tactical will seek recertification. There will be civilian use and the retail store will operate in accordance to ATF regulations. Mir Tactical is currently holds a ATF Federal Firearm License.
There was discussion regarding fencing around the property and the general proximity to Ki-Martial Arts business and children attending Ki Martial Arts.
There was discussion regarding the level of noise and the visual impact of the outdoor training area and shooting range. The Commission inquired as to what would separate the shooting range and outdoor training area from the newly proposed and approved Transitional Care of Lake County facility that will be located at 850 East Route 45. Mr. Botashoff stated that a fence is proposed between the two properties.
The retail sales portion of the business was discussed, and it was stated that it would include the sale of firearms and ammunition in addition to tactical clothing and gear, airsoft, guns, paintball guns, and supplies.
It was clarified that the property is currently zoned C-2 General Commercial and that a rezoning was not being requested, instead a request for a use variance to operate a shooting range within the C-2 zoning district. It was noted that a shooting range is also allowed with a Special Use Permit within the C-3 Heavy Commercial and M-MU Zoning Districts. Mir Tactical did look into these areas and there were no available properties that met their needs for square footage and the outdoor space.
The firing range location, construction, and assembly was discussed. There were questions regarding why the firing range was not being constructed inside the building, and why the location at the rear of the building was chosen. It was stated that the container was constructed specifically for this use, meets filtration, and OSHA standards. The proximity to the rear of the building allows for easy access to the building and the presence of utilities prevented them from choosing the open area to the west of the building.
Public Comment:
Melissa Jeong (2055 South Lake Street, Mundelein) owner of Ki Martial Arts expressed her concern over the proximity of the proposed facility, weapons being used, and the effects these could have on her business. Ki Martial Arts operates an after school program and summer camp for school aged children in addition to the Martial Arts studio. They have a play area between their two buildings and a drive through pick-up area. She stated that she has 115 signatures from parents who were concerned. Ms. Jeong noted that several of the concerns she heard from parents were: I live nearby and my child could hear gunfire.
John Livaditis Jr.’s (800 East Route 45), father owns the property. Mr. Livaditis stated that he was skeptical of Mir Tactical’s business so he investigated it and recommends others who are not familiar with it do the same. Mr. Livaditis also stated that he has been in contact with an adjacent property owner, Mrs. Adams, as well as Innovative Health who is the developer regarding Mir Tactical as a tenant.
Floor Closed to Public Comment:
It was requested that the Commissioners review the standards for granting a variation.
The Commission asked what material would be used for the outdoor tactical training enclosure. Dr. Botaschoff said the enclosure would be mesh netting/windbreaker and it is made to prevent any projectiles from leaving the area. The distance to Ki Martial Arts property was addressed with Dr. Botaschoff explaining that the projectiles only travel a maximum of 60 feet and the distance between the building and the training area is greater. Mr. Paterakis stated that the trainings are very controlled and there will be little weapon discharge.
The Commission asked if the outdoor facility will stay set up permanently Dr. Botaschoff stated the enclosure would but the obstacles inside would not. The fencing will be eight to ten feet tall. There was also discussion regarding the necessity of the outdoor tactical training facility when there is also a space indoors for tactical training. It was explained that the outdoor facility can be configured to a specific scenario whereas the interior facility does not allow that flexibility. There was further discussion regarding the shooting range container and noise level containment. Dr. Botaschoff stated that the Container is a state of the art facility made for this specific use and once you are 3 to 3 1⁄2 feet away from it there is no outside noise.
There was discussion regarding comments from the Police Department. Staff noted no comments from Police in their Staff Report. Mr. Paterakis stated that he had meetings with Chief Guenther and Chief Guenther is familiar with the container and does not have issue with its proposed location.
The Commission asked if MIR Tactical had a training facility at their Buffalo Grove location. Dr. Botaschoff stated that Mir Tactical rents locations throughout Chicagoland for tactical training and does not have one in Buffalo Grove.
Commission asked if Staff had solicited Transitional Health regarding this petition. Staff had not. Mr. Livaditis stated earlier that he had been in contact with them regarding tenants.
The Commission asked if there are any tactical setups in the local area that they could see and hear. Dr. Botaschoff stated that they currently use paintball parks around the Chicago area and rent warehouses and abandoned buildings for specific trainings and the Mount Prospect Police Department has a container just like the one proposed.
The Commission asked how many people are in the container shooting in the range at any given time. It was stated that only 2 shooters would be allowed at a time as there are two lanes.
The Commission requested additional information and more clarification on the standards for granting a variance.
The Commission asked Staff if other properties were investigated. It was stated that other properties were looked into but none met the petitioner’s needs.
There was discussion regarding the weapons used in the outdoor tactical area and could they be changed without the Villages knowledge. The petitioners stated that there was no reason for them to use anything other than the proposed airsoft weapons as it is the safest for this type of training
There was also more discussion regarding a permanent structure between the outdoor training facility and the Martial Arts Facility to the west.
A continuance of this Public Hearing was requested in order to obtain more information on Mir Tactical’s business including the retail sales aspect and the outdoor tactical training area.
Motion by K. Garesche, seconded by T. Roswick to continue Public Hearing PZC-01-2017, 800 East Route 45 for Mir Tactical to May 3, 2017 at 7:00 pm. Meeting will take place at the Village Hall, 300 Plaza Circle, Mundelein.
Ayes: K. Garesche, T. Roswick, J. Herchenbach, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
PZC-01-2017, 402 Lakeview Drive
Motion by J. Herchenbach, seconded by S. Schneckloth to open Public Hearing PZC-06-2017 for 402 Lakeview Drive.
Ayes: J. Herchenbach, S. Schneckloth, A. Kvasnicka, T. Roswick, K. Garesche, S. Black
Nays: None
Absent: None
Motion Carried
Petitioners were sworn in:
Kristin Elliott & Ron Richlinski (402 Lakeview Drive) have owned this property for over 20 years with both garages on the property. They are requesting a variation to demolish the one car garage with covered patio (24’ x 24’) and replace it with (24’ x 28’) garage in their rear yard while keeping the attached one car garage. The variation is necessary because the current zoning ordinance does not allow a detached garage where an attached garage already exists. The homeowners have long term plans to close the attached garage and turn it into living space, just not at this time for financial reasons. There are other homes in the neighborhood that currently have the detached and attached garage.
Floor was opened to Public Comment:
Matt Cohen (406 Lakeview Drive) is the neighbor to Ms. Elliott and Mr. Richlinski. He voiced his support for the project and that it would improve the neighborhood.
John Ramer (779 Lucerne), lives in Loch Lomand and stated that there is a house in his neighborhood that has both a detached and attached garage as well. He voiced his support for the project.
Floor was closed to Public Comment:
Commission discussed why the Zoning Ordinance does not allow for a detached garage where there already is an attached garage. It was stated that it is out of character and in some instances the garage dominates more of the lot than the home.
Motion by T. Roswick, seconded by J. Herchenbach to recommend approval of a variation to Section 20.52.040(H)(2)(a) to permit a detached garage where the principal structure has a functioning attached garage.
Ayes: T. Roswick, J. Herchenbach, K. Garesche, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Motion by T. Roswick, seconded by J. Herchenbach to close the Public Hearing PZC-06-2017 for 402 Lakeview Drive.
Ayes: T. Roswick, J. Herchenbach, K. Garesche, A. Kvasnicka, S. Schneckloth, S. Black
Nays: None
Absent: None
Continuation of PZC-03-2017, Downtown North Implementation Plan Continued from April 5, 2017:
Petitioner was sworn in:
Grant Hromas (Farr Associates, 53 West Jackson Blvd., Suite 650, Chicago) presented the Downtown North Implementation Plan. In March 2016, the Village of Mundelein hired Farr Associates and their team to create a plan that addresses the unique opportunities within the area described in the document as Downtown North. This area is considered the “traditional downtown” with smaller lots, on-street parking, and in close proximity to the transit-oriented development to the south. The Downtown North Implementation Plan is the sibling plan to the Master Redevelopment Implementation Plan that focused on the area west of the Metra station, where the new Village Hall and plaza have been constructed.
The scope of the Plan include:
1. Review market changes and provide an overview;
2. Review of the Bank Triangle;
3. Design of an overpass that connects the east side of the tracks with Village Hall Subdivision Lot 5;
4. Analyze parcels adjacent to the railroad tracks;
5. Evaluate locations for a performing arts center;
6. Examine land uses and building forms for properties along East Hawley Street;
7. Provide recommendations for the Millennium Trail Bike Path and the North Shore Bike Path; and
8. Recommend locations for parking and parking ratios.
The plan approaches development incrementally, provides for tactical interventions to test applications, and understands the need for flexibility in the market.
Floor Opened to Public Comment:
John Ramer (779 Lucerne, Mundelein) participated as a member of the Steering Committee and attended the Public Workshops for the Downtown North Implementation Plan and is currently on the Mundelein Arts Commission. Mr. Ramer spoke about the presentation by Northern Lakes Arts Collective (NLAC) for an arts center located next to the Village Hall. He would like to see the center built near the Village Hall and the space at Park and Seymour, that is currently a parking lot, used for open space similar to those in European countries.
Floor Closed to Public Comment:
There was discussion regarding how this area was determined to be redeveloped. Staff and the Commission discussed edits and additions that are needed prior to presenting to the Board. Said edits are listed within the motion below.
Motion by T. Roswick, seconded by A. Kvasnicka to amend the Comprehensive Plan adopted under Ordinance No. 11-07-41 to include the Downtown North Implementation Plan including:
1. Staff Edits for certain graphics and text changes, including:
a. Revisions to the cover page;
b. Fixes to grammatical or spelling errors; and
c. Color or font changes to improve legibility.
2. Technology Corridor Overlay map and description;
3. More defined vision of Park and Seymour corridor;
4. Opening an alternative for park space adjacent to the triangle park;
5. To include the “momentum diagram”;
6. Implementation section enhancements;
7. Addition of ‘coordination of shared parking’ as a key recommendation in Chapter 2 (page 42);
8. Minor edits to the Vision Plan (page 45) – building forms and gateway locations;
9. Clarification of references to the ‘Triangle’ and ‘Bank Triangle’ focus areas;
10. Inclusion of further detail and vision statements for ‘Programming Plaza Circle’ (page 70);
11. Enhancing and redesigning revisions to the pedestrian overpass (page 161);
12. Different photos to provide clarity;
13. Expansion of the implementation matrix (page 118-119); and
14. Other nonsubstantive changes.
Ayes: T. Roswick, A. Kvasnicka, K. Garesche, J. Herchenbach, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Motion by T. Roswick, seconded by A. Kvasnicka to close Public Hearing PZC-03-2017, Downtown North Implementation Plan.
Ayes: T. Roswick, A. Kvasnicka, K. Garesche, J. Herchenbach, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Motion by A. Kvasnicka, seconded by J. Herchenbach to adjourn the Planning and Zoning Commission Meeting of April 19, 2017.
Ayes: A. Kvasnicka, K. Garesche, J. Herchenbach, T. Roswick, S. Schneckloth, S. Black
Nays: None
Absent: None
Motion Carried
Meeting adjourned at 9:59 p.m.
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