RESOLUTION NO. 10-PC-__
VILLAGE OF NORTHBROOK
PLAN COMMISSION DOCKET NO. 10-16
WILLOW FESTIVAL NORTH
2370 WAUKEGAN ROAD
WHEREAS, an application has been filed by Willow North Shopping Center LLC c/o Hamilton
Partners, Inc. (the “Applicant”) as lessee of the property commonly known as 2370 Waukegan Road (the
“Subject Property”); and
WHEREAS, the Applicant filed an application (Docket No. 10-16) with the Village of Northbrook
requesting:
A. Special Permit to allow more than one principal structure on a zoning lot;
B. Special Permit to allow an accessory drive-through to a bank (“Chase Bank”); and
C. Approval of a site plan and any other zoning and subdivision relief as may be necessary to
accomplish development and use of the Subject Property as requested by the Applicant.
WHEREAS, a public notice for this docket was duly published on October 28, 2010, in the
Northbrook Star and a public hearing was held at the Plan Commission’s regular meeting on November 16,
2010; and
WHEREAS, the Applicant has submitted evidence that a sign was properly posted on the Subject
Property, indicating the time and date of the Commission hearing, and that all property owners within 250
feet of the Subject Property were notified of the Commission hearing by certified mail; and
WHEREAS, during further review of the application, the Applicant requested that the application be
amended to include a variation to reduce the required number of loading space from one to zero; and
WHEREAS, the Plan Commission has considered all the evidence presented to it, including, but not
limited to, the following:
1.
2.
3.
4.
Plan Commission Application form and attachments, submitted on September 24, 2010 and
subsequently revised.
Staff reports dated November 12, 2010 and December 3, 2010, and subsequent attachments.
Board of Trustees preliminary review minutes.
All testimony and written materials from the Applicant and members of the general public
concerning this matter.
NOW, THEREFORE, BE IT RESOLVED by the Plan Commission of the Village of Northbrook,
Cook County, Illinois, THAT:
1. Findings.
A) Special Permit. With respect to Docket No. 10-16A, the Plan Commission does hereby find that the
Special Permit standards established in Paragraph 11-602 E1 of the Zoning Code for the proposed
bank structure and proposed future structures on a single zoning lot, (the “structures”) in the C-5
District for the Subject Property are satisfied as follows:
Resolution No. 10-PC-__
Docket No. 10-16: Willow Festival North – 2370 Waukegan Road
1)
The structures will be in harmony with the general and specific purposes for which this Code
was enacted and for which the regulations of the C-5 District were adopted, and with the
general purpose and intent of the Official Comprehensive Plan.
2)
The structures will not have a substantial or undue adverse effect upon adjacent property, the
character of the area or the public health, safety and general welfare.
3)
The structures will be arranged and operated so as not to dominate the immediate vicinity or to
interfere with the use and development of neighboring property.
4)
The structures will be served adequately by essential public facilities and services.
5)
The structures will not cause undue traffic congestion nor draw significant amounts of traffic
through residential streets.
6)
The structures will not result in the destruction, loss or damage of natural, scenic or historic
features of significant importance.
7)
The structures and development complies with all additional standards imposed on it by the
particular provisions of the Zoning Code authorizing such use.
B) Special Permit for an Accessory Drive-Through Facility. With respect to Docket No. 10-16B, the
Plan Commission hereby finds that the Special Permit standards established in Paragraph 11-602 E1
of the Zoning Code, for the proposed use of the Subject Property in order to authorize an accessory
drive-through for a bank (the “bank drive-through”) on the Subject Property are satisfied as follows:
1) The proposed bank drive-through will be in harmony with the general and specific purposes for
which this Code was enacted and for which the regulations of the C-5 District were adopted, and
with the general purpose and intent of the Official Comprehensive Plan as amended.
2) The proposed bank drive-through will not have a substantial or undue adverse effect upon
adjacent property, the character of the area or the public health, safety and general welfare.
3) The proposed bank drive-through will be arranged and operated so as not to dominate the
immediate vicinity or to interfere with the use and development of neighboring property.
4) The proposed bank drive-through will be served adequately by essential public facilities and
services.
5) The proposed bank drive-through will not cause undue traffic congestion nor draw significant
amounts of traffic through residential streets.
6) The proposed bank drive-through will not result in the destruction, loss or damage of natural,
scenic or historic features of significant importance.
7) The proposed bank drive-through complies with all additional standards imposed on it by the
particular provisions of the Zoning Code authorizing such use.
C) Site Plan Approval. With respect Docket No. 10-16C, the Plan Commission does hereby find that the
proposed improvements on the Subject Property do comply with the standards for such approvals as
established in Section 11-604 of the Zoning Code.
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Resolution No. 10-PC-__
Docket No. 10-16: Willow Festival North – 2370 Waukegan Road
D) Other Relief Necessary (Variation to reduce the required number of loading spaces from 1 to 0).
With respect to Docket No. 10-16C, the Plan Commission hereby finds that the Applicant has made
reasonable accommodations for delivery and refuse vehicles, and thus the request to reduce the
required number of loading spaces on the Subject Property from 1 to 0 is appropriate.
2. Recommendations: The Northbrook Plan Commission does hereby recommend to the President and
Board of Trustees of the Village of Northbrook approval of the following items associated with Docket
No. 10-16 based on the findings established herein, subject to the following:
A) Special Permit. The Special Permit for More Than One Principal Structure on a Single Zoning
Lot for the Willow Festival North development shall be issued to the Applicant to allow the
development of the proposed bank, and shall not be transferable without formal approval of an
amendment to the Special Permit Ordinance by the Village Board of Trustees. Prior to
development of remainder of the site, the Applicant shall submit an application requesting an
amendment to the approved special permit for more than one principal structure.
B) Special Permit. The Special Permit for the Accessory Drive-Through Facility for a bank shall be
issued to the Applicant, and shall not be transferable without formal approval of an amendment
to the Special Permit Ordinance by the Village Board of Trustees. The Drive-Through Facility
shall be operated in accordance with the plans submitted by the Applicant. The hours of
operation of the drive-through shall be limited to:
Monday-Friday 8:30AM to 6:00PM,
Saturday 8:30AM to 4:00PM, and
Monday-Sunday drive-through ATM service 24 hours a day.
C) Variation. The Variation shall be granted to reduce the required number of loading spaces from
1 to 0.
D) Site Plan. The use of the Subject Property shall be constructed and operated in general
conformance with the site plans, floor plan, landscape plans, and building elevations reviewed
by the Plan Commission. The Site Plan, prepared by V3 Companies, consisting of 1 page, with a
revision date of November 30, 2010 is attached to this resolution as Exhibit A.
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Resolution No. 10-PC-__
Docket No. 10-16: Willow Festival North – 2370 Waukegan Road
ADOPTED THIS __th day of December 2010.
AYES:
()
NAYS:
()
ABSENT:
()
ABSTAIN:
()
___________________ _____
Sheldon Silverman, Chairman
Northbrook Plan Commission
ATTEST:
___________________ __ ____
Director of Development & Planning Services
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Resolution No. 10-PC-__
Docket No. 10-16: Willow Festival North – 2370 Waukegan Road
EXHIBIT A
Site Plan
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