City of Highland Park Plan & Design Commission met Jan. 17.
Here are the minutes provided by the commission:
CALL TO ORDER
I. At 7:00 PM Vice Chair Moore (Chairing tonight’s meeting) called the meeting to order and asked Director Fontane to call the roll.
II. ROLL CALL
Members Present: Mantis, Quinlan, Bruckman, Kerch, Moore
Members Absent: Hecht, Hainsfurther
Director Fontane called the roll and declared a quorum present.
Staff Present: Burhop, Fontane
Corporation Counsel: Martinez
Council Liaison: Stolberg
Chair Moore asked Commissioner Mantis to introduce himself.
III. APPROVAL OF MINUTES
No minutes available at this time.
IV. SCHEDULED BUSINESS
Chair Moore announced the scheduled business.
A. Public Hearing #2022-PUD-009 for a Special Use Permit in the Nature of a Preliminary and Final Planned Development for a 24 unit multi-family development; Design Review and Plat of Consolidation; and zoning and subdivision variations for height, stories, setbacks, maximum lot coverage, burial of utility lines, and other requests as appropriate, including lighting, landscaping, and off-street parking (636, 640, and 650 Walnut Street; and 0, 1606, and 1622 Oakwood Avenue), and,
B. Public Hearing #2022-SUP-011 for an Amendment to a Special Use Permit and Public Hearing #2022-PUD-013 for a Special Use Permit in the Nature of a Preliminary and Final Planned Development, for a new salt dome building and accessory structures and uses, with Design Review and variations (including height, setback, landscaping, and others) (1150-1180 Half Day Road and 1100 Half Day Road)
Chair Moore asked Planner Burhop to make quick presentation for the first item. Commissioner Mantis offered that he had reviewed information and is prepared to vote. Commissioner Bruckman said that she had also reviewed and is also prepared to vote.
Planner Burhop made a presentation for project called Wolbright, with project summary, noting updated PDC Considerations from December 20, 2022 meeting, including updates and additions to requests. All included in report. Mentioned issues, all included in packet and mentioned in the past, that were concerns of present area residents.
Planner Burhop noted motions needed:
If PDC wants to adopt the FOF recommending approval and approve the design, Following motions are needed:
Request for the following:
PUD, including variations and public benefit;
MOTION TO ADOPT FOF recommending approval
Design Review, including landscaping and variations and MOTION TO APPROVE with variations
Plat of Consolidation with variations.
MOTION TO ADOPT FOF recommending approval
Chair Moore asked if commission had any questions.
Commissioner Kerch asked if pork chop issue, are revisions possible or necessary.
Council Liaison Stolberg offered that pork chop condition was discussed heavily in past meetings and Chair Hainsfurther was in favor of it. He is suggesting to leave options in, note the CivilTech comments, and later can leave it as discussed or change later and bring to Council. Would rather leave as is, rather than take out and have to possibly put back in at a later date.
Chair Moore agreed.
Councilmember Kerch said that CivilTech seemed to think that it was more of a danger than a help.
Chair Moore asked for comment from Council Liaison Stolberg – there were none.
Regular Meeting of the Plan and Design Commission Tuesday, January 17, 2023
Applicant Muller mentions that this is fourth meeting. Concerning recommendations and regarding raising public benefit to $150,000, which they have agreed to do. Also to work with engineers and follow their recommendation. Had meeting and are confident that they will be able to do so. They will send revised letter before next meeting. Regarding safety for pedestrians and vehicles, they continued working with CivilTech. Based on Civiltech letter, project is safe for pedestrians and traffic will be affected minimally.
Chair Moore opens floor for public comment.
Rick Atterberry from 1660 First Street. Talked about previous meetings where driveway location on Walnut and concerns about traffic was discussed. This is still a concern as are curb cuts/driveway approaches. Walnut will go from one to three curb cuts and semi circular driveway among others. Noted how area residents are (still) very concerned and not happy with the parameters of this project and how will affect their neighborhood.
Beth Russell from 1633 2nd Street in Arbors Condo Bldg. Discussed traffic concerns. Noted that residents are supportive of the project but are worried about safety on the streets surrounding their homes.
Dale Cohodes – Don’t feel that they are being listened to – have concerns regarding traffic mostly. Want driveway on Lasalle Street instead of Walnut.
Ruth Freer from Walnut Place. Process has been disheartening, residents have come back several times but don’t feel that they are being listened to. There are many seniors in these buildings and it’s difficult to cross streets and find parking as it is. This will become harder for them. Took note that the developer for this building has also purchased another property on 2nd Street and will bring even more of the same types of projects/problems to the neighborhood. Traffic study has not been done in this area and should be. She spoke with Forester and says that they discussed other options for curb cuts. Neighborhood needs are not being met.
Chair Moore would like to make motion and discuss.
Chair Moore suggests motion on PUD including variations.
Commissioner Kerch makes motion to approve FOF granting development for this address.
Corporation Council Martinez asked for clarification: its recommendation with approval with adoption of the FOF
Commissioner Kerch said “Correct”
Chair Moore clarifies - Recommendation for approval with the FOF.
Commissioner Bruckman seconded the motion.
Discussion: Director Fontane and Council Liaison Stolberg verified that this would include two conditions discussed previously. ($150,000 to housing fund and working with engineering department to address their comments.)
Corporation Council Martinez asked to clarify in order to maintain that this is the intention of their motions.
Commissioner Kerch states that that is his intent.
Commissioner Bruckman agrees.
Chair Moore asks for any discussion, questions or comments.
Commissioner Kerch states that there is no problem with consolidation on the lot. Thinks developer came up with a good design for the space. Design Review is wonderful and will be a big improvement for Highland Park. Doesn’t love the outcome with the trash dumpster but otherwise is fine with the plan. Variances are reasonable. He thinks that Highland Park is gaining a lot by adding to fund for affordable housing. Understands concerns about traffic but study shows that the grades will be within same standards as they are currently.
Commissioner Bruckman thanked area resident participants for presentations, comments.
Chair Moore states that regarding traffic, they have done their best to make situation the best possible. Also doesn’t love the solution for the trash receptacle but is happy that they agreed to move it back.
Chair Moore would like a vote for the PUD motion. Asks Director Fontane to put to a vote.
ROLL CALL:
Ayes: Mantis, Quinlan, Bruckman, Kersh, Moore
Nays: none
5-0 motion carries
Chair Moore suggests they make a motion on approving the Design Review with landscaping variations.
Commissioner Kerch motions, seconded by Commissioner Quinlan
No discussion, Chair Moore suggests a vote.
Director Fontane puts to a vote.
ROLL CALL:
Ayes: Mantis, Quinlan, Bruckman, Kersh, Moore
Nays: none
5-0 motion carries with variations
Commissioner Moore asks for a motion for the plat with variations stated. Moved by Commissioner Kerch, seconded by Commissioner Bruckner Chair Moore asked for discussion. No discussion.
Director Fontane puts to a vote.
ROLL CALL:
Ayes: Mantis, Quinlan, Bruckman, Kersh, Moore
Nays: none
5-0 motion carries with variations
Chair Moore announces second order of business.
B. Public Hearing #2022-SUP-011 for an Amendment to a Special Use Permit and Public Hearing #2022-PUD-013 for a Special Use Permit in the Nature of a Preliminary and Final Planned Development, for a new salt dome building and accessory structures and uses, with Design Review and variations (including height, setback, landscaping, and others) (1150-1180 Half Day Road and 1100 Half Day Road)
Director Fontane states that the council has already discussed this matter, but not this particular part of this matter. This additional meeting has been properly posted.
Planner Burhop presents as a new project even though they have discussed previously. All information is in packet, presentation information is the same as past meeting. Planner Burhop explained that SUP process is ongoing and moving along. The only thing he will be discussing is the Design Review.
Director Fontane specified that this is a Public Meeting, not a Public Hearing.
Planner Burhop explains that project is a new larger salt dome. City Council has already approved the salt dome. Now they just want to make it bigger.
Director Fontane requests motion for the Design Review with the landscaping variation only.
Chair Moore asked if staff had any questions. None
Chair Moore asked for a motion to approve the design review for the salt dome structure with landscape variations.
Commission Kerch moved, Commissioner Bruckman seconded.
Chair Moore asked for vote.
Director Fontane puts to a vote.
ROLL CALL:
Ayes: Mantis, Quinlan, Bruckman, Kersh, Moore
Nays: none
5-0 item is approved with variations
Chair Moore asked Planner Burhop if he would like to give an administrative update. Planner Burhop stated there was no update on his end.
Director Fontane offered for information only that this is part of every meeting even though there may not be anything new to add.
Chair Moore stated that next regular meeting is scheduled for February 7, 2023.
Planner Burhop confirmed the date for the next meeting as February 7, 2023. At this time there are no public hearings scheduled and he would follow-up if the meeting could be canceled.
V. OTHER BUSINESS
A. Director Fontane updated on City Council meeting on December 14, 2022, including appointment of new Commissioner. Also, resolution approving a plat for Cedar and Dean Avenue. City Council also considered a case for an animal hospital with a special permit and waiver concerning off street parking at 661 Central. That was approved with conditions that employees park in E parking and that after a year they will reevaluate decision on whether or not additional considerations need to be made for parking. Also, decision was made as to the windows and that they remain uncovered. Approved with those conditions met.
VI. BUSINESS FROM THE PUBLIC
VII. ADJOURNMENT
Chair Moore entertained a motion to adjourn. Commissioner Mantis so motioned, seconded by Commissioner Quinlan.
On a voice vote, the motion passed unanimously.
The Plan and Design Commission adjourned at 8:00 PM.
http://highlandparkil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=2795&Inline=True
Alerts Sign-up