South Central Reporter

Village of Vernon Hills Planning and Zoning Commission met May 13.

Here is the minutes provided by the commission:

Pursuant to Gubernatorial Disaster Proclamation, Commissioners met via Zoom teleconferencing

I. Call to Order and Roll Call

The meeting was called to order at 7:30PM.

Attendance: Chairman Morris, Commissioners Gorog, Cotton, Ballowe, Bezner, Heidner, and Mulcrone.

A quorum was established.

Also in Attendance: Michael Atkinson, Director of Community Development

II. Public Hearing

1. Consideration of Case #2019-09 being an application filed by Abe Singh, Chief School Business Official, Hawthorn CCSD 73,841 West End Court, Vernon Hills, Illinois, to amend the existing Special Use Permit, granted by Ordinance 2003-046, to allow amendments to the approved site and landscaping plans and to request architectural approval, pursuant to Article 4, Section 4.12, Articles 16A, 18 and 20, and Section 21.6 of the Vernon Hills Zoning Ordinance. Specifically, District 73 is requesting approval to construct three additions onto the Hawthorn Middle School North Building adjacent to the John Powers Center to be used as classrooms, gymnasium, and music room. The school is located at 201 Hawthorn Parkway and is zoned PIB, Public and Institutional Building District.

ALL PERSONS PROVIDING TESTIMONY BY VIRTUAL TELECOMMUNICATIONS WERE SWORN IN

Abe Singh, Director of Finance and Operations, Hawthorn CCSD 73

Tom McGraff

Ted Haugh, Legat Architects

Mr. Singh stated they were before the Commission to present plans for Phase 2 of the master plan consisting of construction of three additions and renovations at the existing Middle School-North building. The plan was developed to address overcrowding and fulfil the District's vision of providing a world-class education. It reflects inputfrom stakeholders, including community members, parents, staff, and the Board of Education.

Mr. Haugh gave an overview of the plan. He stated the additions encompass eight (8) new classrooms, new gymnasium, and new band room with some interior renovations. Their aim was to disrupt the site as little as possible. He stated there was no net loss of parking. The existing brick could not be matched so the light beige color was matched with existing facade. To add interest to the fac;ade of the music building, they designed an abstraction of a music stanza and high placement of windows on the gymnasium. In the classroom addition, they matched the fac;ade line with brick matching the cast stone on the building.

Questions by the Commission:

Commissioner Heidner asked are you doing something with the roofing?

Mr. Haugh stated we are going with a light single ply membrane to reduce heat island effect and putting solar panels on the roof of the gym to provide some power for the facility.

Commissioner Heidner asked how much power is expected to be generated?

Mr. Haugh stated we requested specifications for 80,000 kilowatt hours and were getting 100,000 kilowatt hours, which will not power the building but will ease some of the energy demands.

Commissioner Heidner asked on parking you say you meet your requirements, what spaces are you counting?

Mr. Haugh stated we are maintaining the number of spaces that are currently there. He stated this addition was solving overcrowding not increasing the capacity with no additional students or teachers.

Commissioner Heidner stated the parking is shared with multiple schools.

Mr. Haugh stated according to a comprehensive evaluation based on staff and student numbers to determine the number of parking spaces, the plan meets the required number of parking spaces for all three schools.

Commissioner Bezner stated it was a nice utilization of the site and the building appears to function well. There was a great effort on the architectural front. The building is quite large now and maxed out the site. He stated this was a successful plan.

Commissioner Gorog stated he liked the architecture and solar panels on the roof.

Commissioner Ballowe asked what are you doing with the existing gymnasium?

Mr. Haugh stated it will remain as is. Due to the 5-days a week student gym schedules and after school activities, the School District needs the space.

Commissioner Cotton was pleased to see they were matching the materials where possible.

Commissioner Mulcrone liked the minimal impact on landscaping, circulation, parking, and the green energy on the roof. He felt beige brick does not have a lot of detail and might benefit from some horizontal articulation, such as recessed brick or vertical joints. He felt if they had not provided the music notes scale for the music and gym facades, no one would know they were trying to replicate music. He was reminded of the Metropolitan Correctional Building and felt it was not appropriate for this location.

Mr. Haugh stated he appreciated the opinion and many decisions were based on economics.

There was confusion as to the permitting of the project. DCD Atkinson stated the Village gave the District permission to do interior renovation, which does not require Board approval, and to begin staging on the site. Lake County Public Works has given permission to do some underground utility work, The Village was motivated to work with the District to let them start things that do not require Board approval. The District does not currently have a permit from the Village. For clarity, the Village only issues a site development permit and will do so after the Village Board approves the project. The building permit is issued from the Regional Office of Education. Mr. Haugh stated they have received the building permit from the Regional Office of Education.

DCD Atkinson further clarified the Village provided the District a letter outlining what the Regional Office of Education has allowed them to do, including interior renovation, underground utility, and site preparation.

Chairman Morris was reminded of the Regenstein Library at the University of Chicago. He asked because of its nature as a school with this change to the building and site, do the police and/or fire departments have any comments with respect to responding, if need be, to this building?

DCD Atkinson stated the police department and fire district are both included in the technical review process, which is a staff level process that takes place prior to coming before P &Z for a public hearing, and both signed off on their approval as designed.

Chairman Morris noted that notices had been sent out and no comments were received. He also noted that the Petitioner submitted responses to the Standards outlined in Section 18.3 and will be made part of the record.

Chairman· Morris noted there was a request to make a motion granting approval of preliminary and final landscape and asked for someone to speak to that.

Mr. Haugh stated they were providing low shrubs predominately along the classroom addition and a few ornamental trees in the grass area that remains between the Power Center and the new gym/music addition. The existing memorial stone will be relocated and given a prominent position on the grass area between the two buildings.

Commissioner Heidner asked what is the expected payback on the solar panels?

Mr. Haugh stated on initial design it was between five and ten years. The new solar panels are far more efficient and lower maintenance than the ones ten years ago.

Commissioner Heidner was concerned about wind damage to the panels.

Mr. Haugh stated ifthere was a bad hailstorm, there would be damage. This was standard installation in the mid-west. The District is committed to putting solar panels in as an alternate bid and if the bids come in well, they will install the solar panels.

THE HEARING WAS OPENED FOR PUBLIC COMMENT

The Commission received a question from the virtual public audience.

"What is the cost to the property owners in Vernon Hills? We already have both highest property tax and effective prope1iy tax rate in US."

Chairman Morris asked how this project was financed and was it a change in the educational fund in terms of the levy for purposes of taxation.

Mr. Singh stated these are funds as the result of issuing bonds related to the building referendum. This was less than had been originally provided to the community and at that time the total impact was $93 for an average market value home of $350,000. The referendum included all five phases.

THE PUBLIC HEARING WAS CLOSED

There is a standing motion to recommend approval of an amendment to Ordinance 2003-046 authorizing revisions to a Special Use Permit for a Planned Unit Development to allow three additions to the existing building commonly known as "Hawthorn Middle School North," subject to seven (7) conditions of approval.

Second by Commissioner Cotton

Commissioner Mulcrone displayed a photo of the University of Chicago's Library that illustrated vertical and horizonal rhythm and he would like to see more use of something along those lines if this is the route where concrete must be used.

A YES: 7 - Hezner, Heidner, Mulcrone, Gorog, Ballowe, Cotton, Morris

NAYS: 0 -None

ABSENT: 0 - None

Motion carried.

There is a standing motion to recommend approval of an amendment to Ordinance 2003-046 granting preliminary and final site plan approvals, subject to the seven (7) conditions of approval.

Second by Commissioner Heidner

AYES: 7 - Hezner, Heidner, Mulcrone, Gorog, Ballowe, Cotton, Morris

NAYS: 0-None

ABSENT: 0 - None

Motion carried.

There is a standing motion to recommend approval of an amendment to Ordinance 2003-046 granting preliminary and final landscape approvals, subject to the seven (7) conditions of approval.

Second by Commissioner Gorog

Commissioner Hezner commented that this component reflects almost no landscaping. Due to the mass of the building, he had hoped to see some form of softening of the overall appearance of the building with landscaping. Chairman Morris agreed and asked if the District could work with the Village's landscape technician to augment/improve the landscaping to soften as discussed.

It was determined to add "the District shall work with the Village's landscape technician on landscape options" to the conditions of approval. Commissioner Gorog, as second to the motion, concurred.

AYES: 7 - Hezner, Heidner, Mulcrone, Gorog, Ballowe, Cotton, Morris

NAYS: 0-None

ABSENT: 0 - None

Motion carried.

There is a standing motion to recommend approval of an amendment to Ordinance 2003-046 granting preliminary and final architectural plan approval, subject to the eight (8) conditions of approval.

Second by Commissioner Hezner

Commissioner Mulcrone reiterated he would like to see more articulation on the east side additions and something different for the music/gymnasium buildings - something softer and more horizontally and vertically rhythmic with a non-random pattern. Commissioners Cotton and Heidner agreed.

A YES: 3 - Gorog, Ballowe, Morris

NAYS: 4- Heidner, Cotton, Mulcrone, Bezner

ABSENT: 0 - None

Motion failed.

Conditions of Approval

1. General compliance with the architectural plans and color renderings consisting of nine (9) pages, prepared by Legat Architects, dated December 2, 2019; and

2. General compliance with the civil engineering plans consisting of four ( 4) pages, prepared by Gewalt Hamilton, dated December 2, 2019; and

3. General compliance with the landscape plan consisting of two (2) pages, prepared by Legat Architects, dated December 2, 2019; and

4. Review and approval of landscaping plans by the Village Engineer shall be required prior to issuance of a full building permit for the project. The Village Engineer may require plant substitutions where, in his opinion, the substitution is appropriate for this project; and

5. Final engineering is subject to review and approval by the Village Engineer prior to issuance of building permit; and

6. The Director of Community Development shall review and approve the exterior lighting on the building prior to issuing any building or site development permit; and

7. Compliance with all ordinances and standards of the Village.

8. The School District shall work with Village landscape technician in finding addition landscape options.

Chairman Morris thanked the petitioner for participating in the first virtual meeting.

DCD Atkinson stated this item would go before the Committee of the Whole on May 19.

2. Case #2020-04 being an application filed by the Village of Vernon Hills, 290 Evergreen Drive, Vernon Hills, Illinois to amend the Village's Comprehensive Land Use Plan in accordance with Section 5/11-12-7 of the Illinois Municipal Code and with the Open Meetings Act. The proposed amendment to the Comprehensive Plan incorporates residential uses with retail uses on the Hawthorn Mall property.

ALL PERSONS PROVIDING TESTIMONY BY VIRTUAL TELECOMMUNICATIONS WERE SWORN IN

Kate Portillo, Staff Planner, Rolf Campbell & Associates

Chris Heinen, Senior Planner, Rolf Campbell & Associates

Ms. Portillo stated RCA was tasked with reviewing the Village's Comprehensive Land Use Plan ("the Plan") (last updated in 2012), specifically the intersection of Milwaukee Avenue and Route 60. She stated current goals were more focus on mixed use districts; shifting consumer behavior related to on-line shopping; Hawthorn Mall has anchor tenant vacancies; former single use commercial areas have developed as mixed-use (Mellady Farm); and future infill opportunities exist.

Under 'Community Goals & Objectives,' Ms. Portillo stated the main proposed edit for 'Land Use' at the Milwaukee Avenue/Route 60 intersection was to be more receptive to mixed use and expand development goals for the area. The proposed addition regarding 'Housing' was that mixed use can be accomplished in a meaningful way for the community.

In the 'Land Use Plan,' it was proposed to remove the references to the Loyola land being developed as multi-family residential. The proposed addition was elaboration on multi-family residential opportunities and the ways to achieve that goal including incorporating housing within retail. In 'Commercial' properties, she proposed removing outdated development goals and references. The proposed addition was an updated description of land use planning and development goals for the Milwaukee A venue/Route 60 area to reflect the potential of mixed use with the Village supporting that type of development goal in the future.

She proposed 'Land Use Map' updates to change the northeast and northwest corners of Milwaukee Avenue/Route 60 to mixed use.

She stated with recent development trends, especially with the decline of shopping malls, we recommend updating the Comprehensive Plan to accommodate mixed-use land uses to encourage development and create a diverse residential housing stock and commercial opportunities where pedestrian-oriented environment is a priority would be in the Village's best interest moving forward.

Commissioner Heidner asked, as the presentation was focused on Milwaukee A venue/Route 60 area, were no other changes deemed necessary in the Plan?

DCD Atkinson stated RCA was contracted to look specifically at that intersection, with an eye on Hawthorn Mall due to contemplation of mixed use development and on advise of the Village Attorney to update the Plan to include mixed use for that property. The entire Plan is anticipated to be updated next year.

Commissioner Heidner asked the occupancy rate of The Atworth at Mellady Farm. DCD Atkinson stated it was over 90%.

Commissioner Heidner asked if this would be a specific zoning code. DCD Atkinson stated the Plan helps create a vision for various properties moving forward. On Hawthorn's property, similar to Mellady Farm, the zoning code would give approval of a special use permit authorizing a planned unit development and the regulations would include mixed use residential.

Commissioner Heidner asked do these changes eliminate what was considered the core retail district on Milwaukee A venue. DCD Atkinson stated the core retail district is an overlay district that would remain unchanged.

Commissioner Heidner asked if there was any reason this was not being considered for the development along Route 60. DCD Atkinson stated this will be considered during the entire Plan review and update.

Commissioner Bezner stated his general comment was they had done a great job in streamlining the document overall as far as those two areas. He asked about the use of the term "comiyard apartments." Ms. Portillo stated it was not intended to support a particular kind of housing and subject to the Commissioner's approval. Commissioner Bezner felt "courtyard" should be eliminated.

Commissioner Bezner felt the change in verbiage in the commercial area of "must remain responsive to achieve a balance in meeting the needs of its local and regional retail customers, as well as its business owners" was especially appropriate now.

Commissioner Bezner noted the use of the term "the crown jewel of the community" was previously used for Gregg's Landing and may not be right for the site. Ms. Portillo stated they had recycled "the crown jewel" language from the document.

Commissioners Gorog and Ballowe had no comments.

Commissioner Cotton asked how and when was the type of residential and/or the number of units for the residential determined. DCD Atkinson stated those type of details was site specific and she will be able to see that information for Hawthorn Mall sometime over the summer.

Commissioner Mulcrone clarified that the term "courtyard apartments" was typically called "market rate apartments" and The Atworth apartments are typically referred to as "Texas wrap," with two courtyards, one with a garage and one with an amenity. He recommended striking "courtyard."

Commissioner Mulcrone stated there was no "teeth" to the proposed guidelines, with no control over FAR bulk, density, green space, green energy, setbacks, material use, percentage of masonry. DCD Atkinson stated the Plan was meant to be a guiding tool for staff and developers with an eye towards the future, more of a macro view of how the Village will develop and how different uses can be arranged. The details related to FAR, landscape buffers, setbacks, densities, are found in the zoning code.

Chairman Morris was in favor as long as everyone recognized that going through the Plan is an iterative process because, as Commissioner Heidner suggested, many of the same concerns and categorizations of the northeast/northwest corners of Milwaukee A venue/Route 60 are applicable along Route 60 through other in-line shopping centers with big boxes that are empty, as well as to some extent going south down Milwaukee Avenue. This is a process not an end point. He agreed that the nature of Plans are they are high level scripts but not specific ones that give great control over what we are going to do. He does not feel a 'downtown' area will ever be able to be accomplished.

Commissioner Heidner asked if there was still ongoing development in the Route 21/Route 45 TIF District. DCD Atkinson stated there were still two small lots to be developed. Commissioner Heidner suggested rewording the language in that section.

Commissioner Heidner asked about the use of the term "single use" under the 'Housing' section, point 4. Ms. Portillo stated "single use" was a clarification between different use districts, due to the understanding it was not the Village's intention to have mixed uses everywhere.

The Commission liked the highlight/strike thru format of the document for future review of the Plan.

Commissioner Mulcrone asked ifthere was thought about having guidelines/encouraging energy efficient design, use of green building products, more open space, use of parking structures. DCD Atkinson stated there was a section on sustainability. This can be addressed when Hawthorn Mall moves through the approval process. This can also be addressed when the entire Plan is reviewed.

THE HEARING WAS OPENED FOR PUBLIC COMMENT. BEING NO COMMENTS, THE PUBLIC HEARING WAS CLOSED.

There is a standing motion to recommend approval of the suggested changes to the specific portions of the Comprehensive Land Use Plan outlined in the Rolf Campbell & Associates memorandum dated May 1, 2020.

Chairman Morris stated the approval was for these provisions recognizing it is an iterative process and the Commission will look at the entire Plan, the rest of the Village, and the Comprehensive Plan Map next year.

Second by Commissioner Heidner

Roll call vote:

AYES: 7 - Gorog, Cotton, Heidner, Ballowe, Morris, Bezner, Mulcrone

NAYS: 0 - None

ABSENT: 0-None

Motion carried.

Chairman Morris thanked Rolf Campbell & Associates for participating in the first virtual meeting of the Commission.

III. Development Review

• DCD Atkinson stated they were in the technical review phase for Hawthorn Mall- Carson's redevelopment, mixed use redevelopment of Sears, three lot subdivision along Milwaukee A venue construction start.

• Proposed Firestone Dealership near the lot north of Aldi's in Shoppes of Gregg's Landing

• Based on PUD regulations, developments in Corporate Woods go straight to the Village Board and not through the P&Z, one development would tear down 898 Forest Edge Drive and replace with a new light industrial building. Another development at the vacant parcel at the corner of Bitternut and Forest Edge Drive is a recording studio called the Philharmonic.

• A light industrial distribution facility on the former Darling Farm property will come before the Commission on May 27.

• The Gardner School responded to the Village Board about the concerns raised at the P&Z and the

Village Board sent them back to the P&Z for further consideration.

IV. Approval of Minutes

Chairman Morris made a motion to approve of the minutes of the January 8, 2020 Planning & Zoning Commission meeting, second by Commissioner Gorog. On a voice vote, the minutes were unanimously approved.

V. Adjournment

With no further items on the agenda, Chairman Morris motioned to adjourn the meeting, second by Commissioner Heidner. On a voice vote, the motion was unanimously approved.

CDD Atkinson stated the next meeting was scheduled for May 27 as a Zoom virtual meeting.

The meeting adjourned at 8:58PM

https://www.vernonhills.org/AgendaCenter/ViewFile/Minutes/_05132020-704