HomeMy WebLinkAbout2019-07-22 AgendaMORTON GROVE
Incredibly Close k Amazingly Open
VILLAGE BOARD OF TRUSTEES
REGULAR MEETING NOTICE/AGENDA
TO BE HELD AT THE RICHARD T. FLICKINGER MUNICIPAL CENTER
SCANLON CONFERENCE ROOM
July 22, 2019
6:00 pm
(The hour between 6:00 and 7:00 pm is set aside for Executive Session
per 1-5-7A of the Village of Morton Grove Municipal Code.
If the Agenda does not include an Executive Session, the meeting will begin at 7:00 pm.)
Call to Order
2. Pledge of Allegiance
3. Executive Session
THE BALANCE OF THE MEETING SHALL COMMENCE AT 7:00 PM
IN THE COUNCIL CHAMBERS
OF THE RICHARD T. FLICKINGER MUNICIPAL CENTER
4. Reconvene Meeting
5. Pledge of Allegiance
6. Roll Call
7. Approval of Minutes - Regular Meeting — July 8, 2019
8. Special Reports
a. Swearing in Ceremony for New Police Officer Jake Finn by Fire and Police Commission
Chairperson Mike Simkins
b. Farewell to Plan Commission/Zoning Board of Appeals Commissioner Ron Farkas
9. Public Hearings
10. Residents' Comments (agenda items only)
11. President's Report —Administration, Comprehensive Plan, Council of Mayors, Northwest Municipal
Conference, Strategic Plan Committee
12. Clerk's Report — Condominium Association, Strategic Plan Committee
13. Staff Reports
a. Village Administrator
1) Miscellaneous Reports and Updates
b. Corporation Counsel
14. Reports by Trustees
a. Trustee Grear — Police Department, Police Pension Bd, Police Facility Committee, Plan
Commission/Zoning Board, Lehigh/Ferris TIF, Special Events Commission (Trustee Minx)
1) Ordinance 19-10 (Introduced July 8, 2019) (Second Reading)
Approving a Preliminary Plat of Subdivision Located at 6729 and 6733 Beckwith Road
b. Trustee Minx — Finance Department, Finance Advisory Commission, Appearance Commission,
Capital Projects, Natural Resource Commission, Waukegan Road TIF (Trustee Grear)
c. Trustee Ramos — Environmental Health, IT Legal Department, Traffic Safety Commission,
Emergency Management Agency (Trustee Travis)
d. Trustee Thill — Advisory Commission on Aging, Family and Senior Services Department,
SWANCC, Building Department, Chamber of Commerce, Water Commission (Trustee Witko)
e. Trustee Travis — Community Relations Commission, Fire Department, Fire Pension Board,
RED Center, Fire and Police Commission, NIPSTA (Trustee Ramos)
f. Trustee Witko — Farmers' Market, Public Works Department, Community and Economic
Development Department, Economic Development Commission, Dempster Street Corridor Plan,
Sawmill Station TIF(Trustee Thill)
15. Other Business
16. Presentation of Warrants - $401,648.98
17. Residents' Comments
18. Executive Session — Personnel Matters, Labor Negotiations, Pending Litigation, and Real Estate
19. Adjournment - To ensure full accessibility and equal participation for all interested citizens, individuals with disabilities
who plan to attend and who require certain accommodations in order to observe and/or participate in this meeting, or who
have questions regarding the accessibility of these facilities, are requested to contact Susan or Jake (847/470-5220) promptly
to allow the Village to make reasonable accommodations.
MINUTES OF A REGULAR MEETING OF THE PRESIDENT
AND THE BOARD OF TRUSTEES OF THE VILLAGE OF MORTON GROVE
COOK COUNTY, ILLINOIS, HELD AT THE
RICHARD T. FLICKINGER MUNICIPAL CENTER
JULY 8, 2019
CALL TO ORDER
I — Village President Dan DiMaria convened the Regular Meeting of the Village Board at 7:00 p.m. in
V. the Council Chambers of Village Hall and led the assemblage in the Pledge of Allegiance.
VI. Village Clerk Eileen Harford called the roll. Present were: Trustees Bill Grear, Rita Minx,
Ed Ramos, John Thill, Connie Travis, and Janine Witko.
VII.
APPROVAL OF MINUTES
1. Trustee Minx moved to accept the Minutes of the Regular Board Meeting of June 24, 2019 as
presented, seconded by Trustee Grear. Motion passed unanimously via voice vote.
VIII. SPECIAL REPORTS
1. Announcement of the Spring Photo Contest Winners
a. Mayor DiMaria introduced Gina Schultz of the Community Relations Commission to announce
the Winter Photo Contest winners.
b. Commissioner Schultz said that the Community Relations Commission's purpose is to foster,
encourage, and stimulate the improvement of relations among and between citizens of all races,
creeds, national origins and economic and educational levels; and to provide all individuals
with an equal opportunity to grow and participate to the best of their ability, in the economic,
educational, social and cultural activities available in our community. The Commission sponsors
the Adopt -A -Planter program and the community -wide garage sale, as well as quarterly photo
contests. The Commission also assists the Village by distributing information at the Farmers'
Market and acting as greeters for Village events, including the quarterly Neighborhood Outreach
gatherings.
c. Commissioner Schultz thanked all those who participated in the Spring Photo Contest, which
had the theme "Working in Morton Grove." Many creative entries were submitted. The winners of
the Spring Photo Contest included: Debbie Farrell, Atifa Ayubi (with two winning photos), and
Rebekah Israel, also with two winning photos, one of which was named as "Overall Winner."
d. Commissioner Schultz noted that this is the fourth year of the Community Relations Commis-
sion's quarterly photo contests, which have been very successful. She added that the winning
photos will be displayed at Village Hall and posted on the Village's Facebook page.
inutes of July 8, 2019 Board Meeting
VIII.
e.
SPECIAL REPORTS (continued)
Commissioner Schultz encouraged everyone to submit photos for the Summer Photo Contest,
"Playing in Morton Grove." The contest is open now through the end of September, and photo-
graphers can submit up to five entries online or at Village Hall.
f. Commissioner Schultz invited the assemblage to come to the next Community Relations
Commission meeting, which is tomorrow night at 6:30 p.m. in the second floor of Village Hall.
She added that the Commission currently has 12 members, but is always looking for more!
g. Mayor DiMaria thanked Commissioner Schultz for an excellent report, and said that the
revamped Community Relations Commission is doing an excellent job!
2. Plan Commission Case PC 19-03 Requests Approval of a Preliminary Plat of Subdivision for
6729 and 6733 Beckwith Road.
a. Plan Commission Chairman Steve Blonz was unavoidably detained, and in his absence, the
report on this case was given by Zoe Heidorn, the Village's Land Use Planner/Coordinator.
b. She said the Applicant, Zubair Patel, has filed a Subdivision Application to create four new
conforming lots and one non -conforming lot from four existing parcels of record for the property
commonly known as 6729 and 6733 Beckwith Road. The four conforming lots will be improved
with single family residences, one of which serve as the Applicant's home residence, while the
fifth (non -conforming) lot will serve as a stormwater management area to be retained under joint
ownership through a homeowners association.
c. The Traffic Safety Commission Chairman determined that, since the proposed traffic pattern will
not be significantly different, there was no need for the case to be reviewed by the Commission.
d. The Appearance Commission reviewed the case and voted to approve the request for an
Appearance Certificate for the planned single family residence on Lot 4 (the Applicant's home
residence). One concern raised by the Appearance Commission was the potential removal of
mature trees located on the subject property. The Applicant stated he is willing to replace some
of the existing trees if construction of the new residence requires their removal.
e. Ms. Heidorn said there was much discussion about the proposed stormwater detention area at
the Plan Commission's Public Hearings, but the Hearings concluded with the Commissioners
unanimously voting to recommend approval of the Preliminary Plat of Subdivision, with several
conditions.
Mayor DiMaria asked if the Board had any questions for Ms. Heidorn.
f. Trustee Thill asked how the detention pond would be maintained, and if the lawn there would be
mowed. Ms. Heidorn responded that a homeowners association would be responsible for the
maintenance of the detention pond, and confirmed that the grass there would indeed be mowed.
9.
Trustee Thill thanked all the neighbors who had come out to the Plan Commission hearing with
their concerns, and thanked the developer for listening and responding to those concerns.
2
Minutes of July 8, 2019 Board Meeting
IX.
X.
XI.
PUBLIC HEARINGS
NONE
RESIDENTS' COMMENTS (Agenda Items Only)
NONE
PRESIDENT'S REPORT
1. Mayor DiMaria noted that advanced warning signs to notify the motoring public of the Dempster
Street Resurfacing project, and other temporary traffic control signs. will be installed beginning
today. The work east of Austin Avenue to Central Avenue will begin on July 15. The first items of
work are saw cutting, concrete removal, and utility frame removal. This work is estimated to take
three weeks. The work on the segment of Dempster from Waukegan Road to Austin Avenue
should follow the same pattern, but the timeframe has not yet been published. The Dempster
Street resurfacing from Waukegan Road to Central Avenue will be completed during the 2019
construction season. The section to the east, in Skokie, will be completed in 2020. Repaving of
the ramps on the Edens expressway will also occur, but that schedule has yet to be determined.
2. Mayor DiMaria thanked everyone for another successful Morton Grove Days festival. It's a true
celebration of community spirit and it all came together and worked out wonderfully. He thanked
all the volunteers and vendor, the organizers of the event, and all the people who attended.
XII. CLERK'S REPORT
Clerk Harford had no report this evening.
XIII. STAFF REPORTS
A. Village Administrator:
Mr. Czerwinski introduced Mr. Chad Jones and Mr. Jay Eck, private investors for the Sawmill
Station project and thanked them for all their efforts. He then began bringing forward several
ordinances for a second reading, explaining that these Ordinances are vital to the next steps of
the Sawmill Station redevelopment project. The following Ordinances were introduced on
June 24, 2019.
1.
a.
b.
Ordinance 19-04, Terminating the Village of Morton Grove Dempster/Waukegan Tax
Increment Financing District.
Mr. Czerwinski explained that the Village created the Dempster/Waukegan TIF District in 2012,
pursuant to several Ordinances. This TIF District was comprised of the Prairie View Shopping
Center and several adjacent additional parcels. It was created at the request of the then owners
of the Shopping Center, who submitted a plan to redevelop it with Village assistance.
However, the redevelopment of the Shopping Center did not occur; instead, the shopping center
continued to decline until it was purchased in 2018.
3
'Minutes of July 8, 2019 Board Meeting
XIII. STAFF REPORTS (continued)
A. Village Administrator: (continued)
b. The new owners have proposed to redevelop the shopping center as a modern lifestyle center
with restaurants, a movie theatre, retail stores, fitness center, and a grocery store, but only if the
Village provides substantial economic incentives and assistance.
c.
In order to provide said assistance, the Village Board has determined it is in the Village's best
interests to terminate the Dempster/Waukegan Road TIF District so the properties within that TIF
District can be incorporated into a new Sawmill Station TIF District. Ordinance 19-04 will repeal
the Ordinances that created the Dempster/Waukegan TIF District (Ordinances 12-15, 12-16, and
12-17) and will effectively terminate the Dempster/Waukegan TIF District. Illinois law requires
that, upon the termination of a TIF District, the Village must return all surplus tax increment funds
to the other taxing districts. In the case, the Dempster/Waukegan TIF District never generated
any tax increment funds, so there are no surplus funds that need to be returned.
Trustee Grear moved to adopt Ordinance 19-04, seconded by Trustee Minx.
Motion passed: 6 ayes, 0 nays.
Tr. Grear ayre Tr. Minx Lys Tr. Ramos
Tr. Thill aye Tr. Travis Rye Tr. Witko aye
2. Ordinance 19-05, Deleting Certain Property from the Redevelopment Project Area for the
Village of Morton Grove Waukegan Road Tax Increment Financing District.
a. Mr. Czerwinski explained that the Village created the Waukegan Road TIF District in 1995 in
order to support the redevelopment of the commercial district on Waukegan Road between
Dempster Street and Golf Road. Certain parcels in the Waukegan Road TIF District have not
been redeveloped during the term of the TIF, including parcels south of Greenwood Avenue on
the west side of Waukegan. The Village now desires to amend the Waukegan Road TIF District
to remove these parcels and thereafter add them to the proposed Sawmill Station TIF District.
Since this amendment will not add additional parcels to the Waukegan Road TIF, and will not
affect the general land uses in this TIF District, change the nature of the redevelopment project,
increase estimated project cost by more than 5%, or displace additional residential units, the
Village may amend the Waukegan Road TIF District without holding a public hearing.
Trustee Minx moved, seconded by Trustee Witko, to adopt Ordinance 19-05.
3.
Motion passed: 6 ayes, 0 nays.
Tr. Grear ave Tr. Minx ayre Tr. Ramos aye
Tr. Thill aye Tr. Travis Lys Tr. Witko
Mr. Czerwinski then introduced for a first reading Ordinance 19-06, Approving the
Redevelopment Plan and Project For the Sawmill Station Redevelopment Project Area.
a. He explained that this is the first of three Ordinances required to create the Sawmill Station TIF
and will adopt and approve the Plan and Project for the Sawmill Station Redevelopment Project.
4
inutes ofJuly 2019 Board Meeting
XIII. STAFF REPORTS (continued)
A. Village Administrator: (continued)
b. Mr. Czerwinski noted that Village staff was requesting that the second reading of this Ordinance
be waived, as the contents of the Ordinance were presented to the Board and the public at the
Public Hearing held on June 24, 2019.
Trustee Thill moved to waive the second reading of Ordinance 19-06, seconded by Trustee Minx.
Motion passed: 5 ayes, 1 nay.
Tr. Grear nay Tr. Minx gye Tr. Ramos aye
Tr. ThiII aye Tr. Travis aye Tr. Witko aye
Trustee Grear then moved to adopt Ordinance 19-06, seconded by Trustee Travis.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. ThiII
Tr. Minx
Tr. Travis
pig
Tr. Ramos
Tr. Witko
gya
gyp
4. Next, Mr. Czerwinski introduced for a first reading Ordinance 19-07, Designating the Sawmill
Station Redevelopment Project Area.
a. This is the second of the three Ordinances required to create the Sawmill Station TIF. It
designates the area legally described as the Sawmill Station TIF. Mr. Czerwinski said that, again,
staff is requesting that the second reading of this Ordinance be waived.
Trustee Minx moved, seconded by Trustee Ramos, to waive the second reading of
Ordinance 19-07.
Motion passed: 5 ayes, 1 nay.
Tr. Grear au Tr. Minx aye Tr. Ramos gyp
Tr. Thill us Tr. Travis gye Tr. Witko gm
Trustee Minx then moved, seconded by Trustee Witko, to adopt Ordinance 19-07.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thillgys
yQ
Tr. Minx
Tr. Travis
i
Tr. Ramos
Tr. Witko
Lit
5. Mr. Czerwinski then brought forward for a first reading Ordinance 19-08, Adopting a Tax
Increment Allocation Financing For the Sawmill Station Redevelopment Project Area.
a. This is the third of three Ordinances require to create the Sawmill Station TIF and will adopt
Tax Increment Allocation Financing pursuant to the TIF Act. Property taxes for property in the
Redevelopment Project Area shall be segmented by allocating taxes attributed to the lower of the
5
XIII. STAFF REPORTS (continued)
A. Village Administrator: (continued)
current equalized assessed value or the 2018 "initial" equalized assessed value of property in
the Redevelopment Project Area to the taxing districts, and allocating taxes attributable to the
increase in the initial equalized assessed valuation to the "Sawmill Station Redevelopment
Project Area Special Tax Allocation Fund" to be used for paying redevelopment project costs
and obligations pursuant to the TIF Act.
Again, Mr. Czerwinski noted staff's request to waive the second reading of this Ordinance.
Trustee Minx moved to waive the second reading of Ordinance 19-08, seconded by
Trustee Ramos.
Motion passed: 5 ayes, 1 nay.
Tr. Grear nay Tr. Minx pit Tr. Ramos aye
Tr. Thill up_ Tr. Travis aye Tr. Witko au
Trustee Grear then moved to adopt Ordinance 19-08, seconded by Trustee Minx.
Motion passed: 6 ayes, 0 nays.
Tr. Grear Lye Tr. Minx Lyi Tr. Ramos pis
Tr. Thill aye Tr. Travis aye Tr. Witko aye
6. Mr. Czerwinski then presented Resolution 19-29, Approving an Economic Incentive and Tax
Increment Allocation Financing Development Agreement By and Between the Village of
Morton Grove and IM Kensington MG, LLC.
a. He explained that this Resolution approves an economic incentive and tax increment allocation
financing development between the Village and IM Kensington MG, LLC. The Development, once
completed, will promulgate economic development in the area and produce new local taxes to the
Village. Payment to the Developer will be made from increased property taxes and sales taxes
generated by the shopping center. If the development is not successful and does not generate
property taxes and sales taxes above those currently derived from the site, the Village will have
no obligation to reimburse IM Kensington MG, LLC for the approximately $25 million of TIF -
qualified expenses it will incur.
b.
Trustee Grear moved to approve Resolution 19-29, seconded by Trustee Minx.
Motion passed: 6 ayes, 0 nays.
Tr. Grear Lyse Tr. Minx aye Tr. Ramos Lyre
Tr. Thill at Tr. Travis Lit Tr. Witko aye
Trustee Minx said that she was very excited about the proposed development, while Trustee Thill
noted that the key word in the agreement is "reimbursement," stating that, if the development is
not successful, the Village will not be "on the hook" for any payments.
6
XIII.
A. Village Administrator: (continued)
7.
a.
b.
c.
d.
e.
f.
9.
STAFF REPORTS (continued)
Minutes of July 8 2019 Board Meeting
Mr. Czerwinski next presented Ordinance 19-09, Providing For the Issuance of Not to Exceed
$26,000,000 Senior Lien Tax Increment Revenue Bonds, Series 2019 (Sawmill Station
Redevelopment Project) of the Village of Morton Grove, Cook County, Illinois, and
Providing For the Execution of a Trust Indenture and a Bond Order in Connection
Therewith.
This is the second reading of this Ordinance.
Mr. Czerwinski said that this Ordinance authorizes the Village to sell Revenue Bonds to support
the redevelopment of the Sawmill Station Shopping Center. The bonds will be paid from the new
tax revenue generated by the Shopping Center and not from the general revenue of the Village.
IM Kensington MG LLC (the "Developer") has purchased and proposes to redevelop the
approximately 26 -acre commercial center formerly known as the Prairie View Shopping Center,
but only if the Village provides financial assistance for the project. In order to support this
redevelopment, the Village plans to establish a new Sawmill Station TIF District and has
negotiated a Redevelopment Agreement whereby the Village will reimburse the Developer for
certain infrastructure, planning, and other qualified costs. In order to fund these reimbursements,
the Village plans to sell Revenue Bonds and make the net proceeds from the sale of these bonds
available to the Developer. The principal and interest on the bonds will be paid from the new
property and sales taxes generated from the Shopping Center.
This Ordinance will provide for the issuance of tax increment allocation revenue bonds for the
purpose of paying or reimbursing costs for the redevelopment of the Sawmill Station Shopping
Center. The Village will pledge certain incremental property and sales taxes derived from the
shopping center to pay the principal of, and applicable premium and interest on the bonds.
The Ordinance provides many details of the bonds, including tax-exempt covenants, provisions
for terms and form of the bonds, authority for the execution of a trust indenture, and a bond
order, and appropriations.
Trustee Grear moved, seconded by Trustee Witko, to adopt Ordinance 19-09.
Trustee Grear clarified that the interest on the bonds would be paid for by revenue generated
from the shopping center.
Trustee Thill questioned the term "Senior Lien." Mr. Czerwinski said it means "first wave."
Mayor DiMaria called for the vote on the motion to adopt Ordinance 19-09.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thill
Tr. Minx
Tr. Travis
Tr. Ramos an
Tr. Witko aye
Trustee Minx complimented Village staff on their superb efforts and the absolutely phenomenal
communications between them and the developer.
7
inutes of duly 8,3019 Board Meeting
XIII.
STAFF REPORTS (continued)
A. Village Administrator: (continued)
h. Mr. Czerwinski said Village staff is very excited about this project. He thanked the Board for their
direction and support, and called the partnership between the Village and IM Kensington MG LLC
"very positive."
1. Chad Jones from IM Kensington praised Village staff, noting the tremendous amount of work al-
ready involved, and stating "we've gotten through this incredibly quickly." He said that he is very
excited about bringing this development to Morton Grove.
Mayor DiMaria thanked his colleagues on the Board as well as former Village Board members.
He said, "We told people that we'd invest in Morton Grove...the Audi dealership, Moretti's, and
the legacy water project have all provided impetus for this redevelopment. And it's all perfor-
mance -driven investment." He gave kudos to IM Kensington for coming here and said, "We know
you'll be successful." He thanked all the residents who have supported the Village Board and who
have provided input along the way. He thanked the staff, the Board, and IM Kensington for their
hard work and collaboration thus far on this important new redevelopment project.
k. Trustee Thill commented that, prior to this year's election, he had considered not running again,
but he was so excited by this redevelopment project, he wanted to be on the Board when it carne
to fruition.
B. Corporation Counsel:
Corporation Counsel Liston had no report.
XIV. TRUSTEES' REPORTS
A. Trustee Grear:
Trustee Grear presented for a first reading Ordinance 19-10, Approving a Preliminary Plat of
Subdivision Located at 6729 and 6733 Beckwith Road, Morton Grove, Illinois 60053.
He explained that this was pursuant to Plan Commission Case PC 19-03, reported out earlier this
evening. He noted that the Applicant had requested the second reading of this Ordinance be
waived. However, none of the Board members so moved. The second reading of this Ordinance
will be at the Board's regularly scheduled meeting on July 22, 2019.
B. Trustee Minx:
Trustee Minx had no report this evening.
8
XIV. TRUSTEES' REPORTS (continued)
C. Trustee Ramos:
Trustee Ramos had no report this evening.
D. Trustee Thill:
Trustee Thill presented Resolution 19-30, Authorizing a Professional Services Agreement By
and Between the Village of Morton Grove and SAFEbuilt Illinois, LLC, For Select Building
and Inspectional Staffing and Plan Review Services.
He said that, in 2016, the Village solicited proposals from companies who specialize in providing
outsourcing Building Department plan review, permitting, and inspectional services. After
reviewing the proposals and contacting references, the Village approved a contract with
SAFEbuilt Illinois, LLC to provide these services for the Village.
In January 2018, the Village amended the original contract to add Building Official Services
and extended the contract another 12 months. They also negotiated some modest inflationary
increases in the hourly inspector, plan review, and code enforcement rates. In July 2018, the
Village partnered with the Village of Glenview and other surrounding communities to solicit a joint
RFP process for defined building and inspectional services. After reviewing the proposals and
participating in interviews with interested service providers, the Village determined SAFEbuilt was
the most qualified, responsive, and responsible bidder for staffing and plan review needs.
This Resolution will approve and authorize a new contract with SAFEbuilt based on the group
rates it submitted in its July 2018 proposal, and will provide the ability, as needed, to share
resources with other area communities that have contracted with SAFEbuilt. The contract will also
allow ongoing flexibility to engage the building plan review and inspection services as needed for
day-to-day Village operations, as well as those services to efficiently manage anticipated review
and inspectional demands for the Sawmill Station development.
Trustee Thill moved to approve Resolution 19-30, seconded by Trustee Minx.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thill
Ryg
Tr. Minx
Tr. Travis
Tr. Ramos aye
Tr. Witko gys
Trustee Thill also noted that China will no longer accept U.S. recyclables. He urged people who
recycle regularly to note that certain things do NOT belong in the recycling; for example, clothing
hangers. He suggested people with excess hangers ask their dry cleaners if they're willing to take
hangers. Black plastic cannot be recycled, nor can shredded paper. We have to become more
knowledgeable about what can and cannot be recycled.
9
XIV.
E. Trustee Travis:
TRUSTEES' REPORTS (continued)
Trustee Travis noted that Commissioner Gia Schultz had done an excellent job presenting the
Community Relations Commission's Spring Photo Contest winners earlier this evening. Trustee
Travis said she wanted to remind everyone about the Commission's Summer Photo Contest,
themed "Playing in Morton Grove." The contest is going on now through September 30, 2109.
She encouraged everyone to submit up to five photos, either online or at Village Hall.
F. Trustee Witko:
XV.
XVI.
Trustee Witko noted that the Farmers' Market will be open again this weekend, after a brief
hiatus for the July 4th weekend. She encouraged everyone to visit the Farmers' Market, which
will be open every Saturday until October 19 from 8:00 a.m. to 1:00 p.m. The Market is located
at the Civic Center, 6140 Dempster Street. People can become a "Friend of the Market" by going
to the website mgfarmersmarket.com/marketfriends. She said that volunteers for the Market are
needed, and asked everyone to consider donating some time volunteering for the Market on
Saturdays.
OTHER BUSINESS
NONE
WARRANTS
Trustee Minx presented the Warrant Register for July 8, 2019 in the amount of $1,166,444.85.
She moved that the Warrants be approved as presented, seconded by Trustee Ramos.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thill
Lys
gys
Tr. Minx
Tr. Travis
Lys
XVII. RESIDENTS' COMMENTS
NONE
Tr. Ramos ays
Tr. Witko aye
10
XVIII. ADJOURNMENT
There being no further business before the Board, Trustee Minx moved to adjourn the
meeting, seconded by Trustee Travis.
Motion passed: 6 ayes, 0 nays.
Tr. Grear aye
Tr. Thill aye
Tr. Minx
Tr. Travis
The meeting adjourned at 7:43 p.m.
PASSED this 22nd day of July, 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Thill
Trustee Travis
Trustee Witko
AF 2019.
Daniel P. DiMaria, Village President
Board of Trustees, Morton Grove, Illinois
APPROVED and FILED in my office this 23rd day of July, 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove, Cook County, Illinois
yQ
Tr. Ramos gig
Tr. Witko aye
Minutes by'. Teresa Causer
11
Legislative Summary
Ordinance 19-10
APPROVING A PRELIMINARY PLAT OF SUBDIVISION LOCATED AT
6729 AND 6733 BECKWITH ROAD
MORTON GROVE, ILLINOIS 60053
Introduction:
Purpose:
Background:
Programs, Departs
or Groups Affected
Fiscal Impact:
Source of Funds:
Workload Impact:
Admin Recommend:
Second Reading:
Special Consider or
Requirements:
Submitted by:
Prepared by:
July 8, 2019
To approve a Subdivision per Title 12, Chapter 8, of the Unified Development Code to create
four new conforming lots and one non -conforming lot from four existing parcels of record.
Mr. Zubair Patel, the Applicant and owner of 6729 and 6733 Beckwith Road, is seeking
approval of' a Subdivision to create four new conforming lots and one non -conforming lot from
four existing parcels of record for the property commonly known as 6729 and 6733 Beckwith
Road. The four conforming lots, Lots 1 through 4, will be improved with single family
residences. The fifth non -conforming lot, Outlot A, will serve as a stormwater management area
to be retained under joint ownership through a homeowners association.
The Application was reviewed by the Chairperson of the Traffic Safety Commission (TSC), who
determined the proposal would have an insignificant impact and waived the full TSC review per
the authority established in Section 12-16-4:A.2. On April 29, 2019, the Applicant appeared
before the Appearance Commission to request an Appearance Certificate for the planned single
family residence located on Lot 4 of the Subdivision. The Appearance Commission
unanimously voted to approve the request (6-0).
The Plan Commission reviewed the Subdivision Application at their May 20, 2019, meeting.
After hearing testimony from the Applicant and members of the public, the Commissioners
recommended a continuation of the case to the June 17, 2019, meeting to address concerns
raised relating to tree preservation and storm water system design. The Plan Commission
reviewed revised plans at the June 17, 2019, meeting. Based on the revised plans, supporting
documents, and testimony presented, the Plan Commission voted unanimously (7-0) to
recommend approval of this Preliminary Plat of Subdivision, with the condition that the future
development of Lot 1, Lot 2, and Lot 3 must present a landscaping and tree preservation plan
and request an Appearance Certificate before the Appearance Commission prior to the issuance
of any building permit.
Community and Economic Department
N/A
N/A
The subdivision will be implemented by staff in the normal course of business.
Approval as presented
July 22, 2019 (Applicant has requested to waive the second reading — see attachment)
None
Reviewed by
e Administrator Teresa Hoffman Listo
and Use Planner/Coord�or
ration Counsel
ORDINANCE 19-10
APPROVING A PRELIMINARY PLAT OF SUBDIVISION LOCATED AT
6729 AND 6733 BECKWITH ROAD
MORTON GROVE, ILLINOIS 60053
WHEREAS, the Village of Morton Grove (Village), located in Cook County, Illinois, is a
home rule unit of government under the provisions of Article 7 of the 1970 Constitution of the State
of Illinois, can exercise any power and perform any function pertaining to its government affairs,
including but not limited to the power to tax and incur debt; and
WHEREAS, Mr. Zubair Patel ("Applicant"), 9228 Nagle Avenue, Morton Grove, IL 60053,
made a complete application to the Village of Morton Grove Plan Commission under Case No. PC
19-03 requesting approval of a Preliminary Plat of Subdivision for 6729 and 6733 Beckwith Road
("Subject Property") to subdivide the Subject Property into five lots, in accordance with the
submitted Preliminary Plat of Subdivision, prepared by Heritage Land Consultants LLC, dated June
17, 2019, with a legal description of the Subject Property, a copy of which is attached hereto and
made a part hereof and marked as "Exhibit A;" and
WHEREAS, the 1.71 -acre Subject Property currently comprises four parcels of record and is
improved with two single family residences; and
WHEREAS, the Subject Property is zoned in the RI Single Family District pursuant to the
provisions of the Village of Morton Grove Unified Development Code; and
WHEREAS, pursuant to the applicable provisions of the Municipal Code, notice of the
public hearing was published in the Pioneer Press, a newspaper of general circulation in the Village
of Morton Grove, on May 2, 2019, written notification was sent to property owners within 250 feet
of the Subject Property on April 30, 2019, and signs were posted on the property on May 3, 2019;
and
WHEREAS, as required by ordinance, the Morton Grove Plan Commission held a public
hearing relative to the above referenced case on May 20, 2019, at which all concerned parties were
given the opportunity to be present and express their views for consideration by the Plan
Commission and, at said hearing, the Commission voted to continue the case to the regularly
scheduled June 17, 2019, meeting of the Plan Commission; and
WHEREAS, at said public hearings, the Plan Commission considered all the evidence and
testimony presented to it and discussed the merits of the application in Light of applicable laws,
including the subdivision criteria established in Section 12-16-4:D.3 of the Unified Development
Code, reading as follows:
a. Orderly Development: The proposed subdivision will encourage orderly and harmonious
development within the village;
b. Coordination Of Streets: The streets within the proposed subdivision will coordinate
with other existing and planned streets within the village;
c. Coordination Of Utilities: The utilities within the proposed subdivision will coordinate
with existing and planned utilities, and create a uniform system of utilities within the
village;
d. Consistency With Comprehensive Plan: The proposed subdivision will be evaluated
based on its consistency with the overall land use policies of the village as may be
expressed in the village's comprehensive plan; and
WHEREAS, as a result of said public hearings, the Plan Commission made certain
recommendations and conditions through a report dated July 1, 2019, a copy of which is attached
hereto and made a part hereof and marked as "Exhibit B;" and
WHEREAS, within the RI District, new subdivided lots created after August 4, 1959, are
required to have a minimum lot area of 7,500 square feet, have a minimum lot width of 60 feet, and
abut on a publicly dedicated street; and
WHEREAS, the identified Lot 1, Lot 2, Lot 3, Lot 4, and Outlot A on the submitted
Preliminary Plat would comply with the lot area and width requirements for lots within the R1
Single Residential district per Section 12-4-2:D; and
WHEREAS, the identified Lot 1, Lot 2, Lot 3, and Lot 4 on the submitted Preliminary Plat
would comply with the requirement that lots shall abut on a public street per Section 12-8-4:B.3;
and
WHEREAS, the identified Outlot A on the submitted Preliminary Plat would not comply
with the requirement that lots shall abut on a public street per Section 12-8-4:B.3; and
WHEREAS, the Plan Commission considered all the evidence and testimony presented to it,
discussed the merits of the Application in light of applicable laws, including the subdivision criteria
established in Section 12-16-4.D.3 of the Unified Development Code, and voted to recommend
approval of the new five lot subdivision, with conditions; and
WHEREAS, pursuant to the provisions of the Village of Morton Grove Unified
Development Code, the Corporate Authorities have considered the report of the Plan Commission
and find the proposed Preliminary Plat of Subdivision in accordance with applicable ordinances of
the Village of Morton Grove.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MORTON GROVE, COOK COUNTY, ILLINOIS, AS
FOLLOWS:
SECTION 1: The Corporate Authorities do hereby incorporate the foregoing WHEREAS
clauses into this Ordinance, as though fully set forth herein, thereby making the findings as
hereinabove set forth;
SECTION 2: The Corporate Authorities do hereby approve of the Preliminary Plat of
Subdivision, attached hereto as "Exhibit C," to create five new lots as follows:
1. Lot 1, a 14,984 square foot parcel with a lot width of 60.01 feet and a lot depth of
249.73 feet, whereby such a newly created lot meets all width, area, and street access
requirements currently in place in the Village of Morton Grove Unified Development
Code;
2. Lot 2, a 14,367 square foot parcel with a lot width of 60.01 feet and a lot depth of
239.44 feet, whereby such a newly created lot meets all width, area, and street access
requirements currently in place in the Village of Morton Grove Unified Development
Code;
3. Lot 3, a 7,513 square foot parcel with a lot width of 60.00 feet and a lot depth of
125.22 feet, whereby such a newly created lot meets all width, area, and street access
requirements currently in place in the Village of Morton Grove Unified Development
Code;
4. Lot 4, a 29,426 square foot parcel with a lot width of 81.01 feet and a lot depth of
313.73 feet, whereby such a newly created lot meets all width, area, and street access
requirements currently in place in the Village of Morton Grove Unified Development
Code; and
5. Outlot A, a 8,002 square foot parcel with a lot width of 60.01 feet and a lot depth of
133.37 feet, whereby such a newly created lot meets all width and area requirements,
but does not meet all street access requirements currently in place in the Village of
Morton Grove Unified Development Code;
SECTION 3: The approval of the Preliminary Plat of Subdivision shall be subject to the
following conditions:
I. The improvement of Outlot A shall occur prior to residential lot development and
shall be limited to stormwater management facilities or other approved uses ancillary
to an abutting and conforming residential lot;
2. A landscaping and tree preservation plan shall be required for the future
development of Lot 1, Lot 2, and Lot 3, and an Appearance Certificate must be
granted by the Appearance Commission prior to the issuance of any building pe,mit;
and
3. The Subdivision shall be prepared and recorded in accordance with the requirements
of Title 12, Chapter 8 and with all materials submitted with the Subdivision
Application, including all revisions presented at the June 17, 2019, hearing of Case
PC 19-03;
SECTION 4: Within one year after receiving the approval of the Preliminary Plat of
Subdivision by the Village Board of Trustees, or any such extension of time, the Applicant shall
submit to the Village a Final Plat of Subdivision substantially conforming to the approved
Preliminary Plat and, if the Final Plat does not vary significantly from the Preliminary Plat, the
procedure for the Final Plat approval shall be in accordance with subsection 12-16-4:B,
"Abbreviated Procedure," of Title 12, where the Building Commissioner or his designee, the Plan
Commission Chairman, Village Administrator, and Corporation Counsel shall review the Final Plat.
If they unanimously find that the proposed Final Plat is in substantial compliance with the
Preliminary Plat, a memorandum will be sent to the Board of Trustees for Final Plat approval;
SECTION 5: Following approval of the Final Plat, the Applicant or his/her successors shall
cause a certified copy of this ordinance to be filed with the Recorder of Deeds of Cook County at
the Applicant's expense;
SECTION 6: Following approval of the Final Plat, the Applicant or his/her successors shall
file the Final Plat of Subdivision with the Recorder of Deeds of Cook County, Illinois, within ninety
(90) days after the date of approval, in accordance with Section 12-8-3 of the Village Code, and
shall file three (3) copies of the recorded plat with the Building Commissioner for the Village of
Morton Grove within ninety (90) days of such recording;
SECTION 7: The Applicant or his/her successors shall comply with all applicable
provisions of Title 12, Chapter 8 regarding the content, submission, and recording of the Final Plat
of Subdivision;
SECTION 8: This Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form according to law, and the Applicant or his/her successors
has recorded the Plat of Subdivision, in accordance with Section 12-8-3 of the Village Code, and
recorded this Ordinance against Lot 1, Lot 2, Lot 3, Lot 4, and Outlot A with the Recorder of Deeds
of Cook County, Illinois, and has provided the evidence of such to the Village of Morton Grove.
PASSED this 22"d day of July 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Thill
Trustee Travis
Trustee Witko
APPROVED by me this 22"d day of July 2019.
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
APPROVED and FILED in my office this
23rd day of July
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
EXHIBIT "A"
THAT PART OF THE EAST 229.59 FEET OF THE WEST 493.59 FEET, MEASURED AT
RIGHT ANGLES TO THE WEST LINE OF THE NORTHEAST QUARTER (EXCEPT THE
SOUTH 481 FEET THEREOF) OF THAT PART OF THE WEST HALF OF THE NORTHEAST
QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD
PRINCIPAL MERIDIAN, LYING SOUTH OF THE SOUTHERLY LINE OF BECKWITH ROAD
(EXCEPTING FROM SAID PREMISES THAT PART FALLING WITHIN THE EAST 60 FEET
OF THE WEST 493.59 FEET AND LYING NORTH OF THE SOUTH 614.34 FEET OF THAT
PART OF THE WEST HALF OF THE NORTHEAST QUARTER OF SAID SECTION AND
LYING SOUTHERLY OF BECKWITH ROAD AND WESTERLY OF A LINE 66 FEET
WESTERLY OF, AS MEASURED AT RIGHT ANGLES TO, THE WESTERLY RIGHT-OF-
WAY OF THE CHICAGO MILWAUKEE AND ST. PAUL RAILROAD), IN COOK COUNTY,
ILLINOIS, AND ALSO;
THAT PART OF THE EAST 81 FEET OF THE WEST 264 FEET OF THAT PART OF THE
WEST HALF OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH,
RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF THE SOUTH
384.66 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF SAID SECTION
AND LYING SOUTH OF THE NORTH LINE OF THE SOUTH 534.66 FEET OF THE WEST
HALF OF THE NORTHEAST QUARTER OF SAID SECTION AFORESAID, IN COOK
COUNTY, ILLINOIS, AND ALSO;
THAT PART OF THE EAST 22.07 FEET OF THE WEST 264 FEET OF THAT PART OF THE
WEST HALF OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH,
RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF THE SOUTH
534.66 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF SAID SECTION
AND LYING SOUTH OF THE SOUTHEASTERLY LINE OF BECKWITH ROAD IN COOK
COUNTY, ILLINOIS, AND ALSO;
THAT PART OF THE EAST 58.93 FEET OF THE WEST 241.93 FEET OF THAT PART OF
THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 41
NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF THE
SOUTH 534.66 FEET THEREOF AND SOUTH OF THE SOUTHEASTERLY LINE OF
BECKWITH ROAD, IN COOK COUNTY, ILLINOIS.
PC 19-03 - 6729-33 Beckwith Road
July 2, 2019
Attachment B
Approved Minutes of the April 29, 2019, Appearance Commission Meeting
Dated April 29, 2019
EXHIBIT "B"
Community & Economic Development Department
To: Village President and Board of Trustees
MORTON GROVE
Incredibly Close Amazingly Open
From: Steven Blonz, Chairperson, Plan Commission
Ralph Czerwinski, Village Administrator
Teresa Hoffman Liston, Corporation Counsel
Zoe Heidorn, Land Use Planner/Coordinator
Date: July 2, 2019
Re: Plan Commission Case PC 19-03 (6729 and 6733 Beckwith Road): Request for a
Subdivision per Title 12, Chapter 8, of Ordinance 07-07 (Village of Morton Grove
Unified Development Code) to create four new conforming lots and one non-
conforming lot from four existing parcels of record.
Executive Summary
The Applicant, Zubair Patel of ZAP Properties, LLC ("Applicant" or "Owner"), filed a Subdivision Application to
create four new conforming lots and one non -conforming lot from four existing parcels of record for the property
commonly known as 6729 and 6733 Beckwith Road. The four conforming lots, Lots 1 through 4, will be improved
with single family residences. The fifth non -conforming lot, Outlot A, will serve as a stormwater management
area to be retained under joint ownership through a homeowners association.
For the reasons set forth in this report, on June 15, 2019, the Plan Commission unanimously recommended that
the Village Board approve the Preliminary Plat of Subdivision, subject to conditions.
Subiect Property Backaround
The subject property, located at 6729 and 6733 Beckwith Road is a 1.71 -acre site located in an R1 Single Family
Residence District. The property is located on the south side of Beckwith Road between Oak Park and Lehigh
Avenues. The property contains five parcels in total, but only four parcels are included in the proposed
development site and constitute the subject property. The subject property is improved with a one-story brick
residence, a two -store frame residence, two accessory barn houses, and an in -ground swimming pool.
The properties abutting the subject property to the east and west are also improved with single family
residences. The block directly north, across Beckwith Road, is improved with single family residences and a
religious institution. Surrounding properties are also zoned within an R1 Single Family Residence District.
Subject Property Context Map
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
Application
The Applicant filed an application with the Village on April 15, 2019, seeking approval of a Subdivision to create
four new conforming lots and one non -conforming lot from four existing parcels of record The subject property
consists of four parcels of record, Parcels 2 through 5. The Applicant is requesting approval of a Subdivision of
Parcels 2 through 5 to form five new lots of record.
The overall property includes five parcels of record, but only four are included in the requested Subdivision.
Parcel 1, which is improved with a single family residence and has the common address of 6725 Beckwith Road,
is part of the overall property but has been excluded from the requested Subdivision and will remain as it exists
today. Parcel 2 is improved with a two-story residence, two accessory barn houses, and an in -ground swimming
pool. Parcels 3 and 4 are unimproved and used as open space serving the residential uses, and Parcel 5 is
improved with a one-story residence.
The Applicant is proposing a Subdivision to create four new conforming lots and one non -conforming lot out of
Parcels 2 through 5. The four conforming lots, Lots 1 through 4, will be improved with single family residences.
The fifth non -conforming lot, Outlot A, will serve as a detention and stormwater management area to be retained
under joint ownership through a homeowners association. Outlot A is considered non -conforming because it does
not abut on a publicly dedicated street, as required by the lot standards set forth in Section 12-8-4:6. Outlot A
will be designed and improved to meet the Metropolitan Water Reclamation District's (MWRD) stormwater
management requirements for the redevelopment of Lots 1 through 4. A stormwater analysis for the site was
submitted by the Applicant in accordance with the submittal requirements.
Per Section 12-4-2:D of the Unified Development Code, Subdivisions of record after August 4, 1959, are required
to provide a minimum lot area of 7,500 square feet and a minimum lot width of 60 feet. Proposed Lots 1 through
4 and Outlot A all meet the minimum dimensional requirements of Section 12-4-2:D. The Applicant is not
requesting any waivers to the dimensional requirements for lots in the R1 District.
The Applicant is proposing to construct his personal single family residence on Lot 4, the westernmost lot within
the Subdivision, and retain ownership of the lot. The Applicant also intends to retain ownership of Lot 3 to serve
as open space for the time being, though it may be sold for redevelopment at a future date. The Applicant will
actively market Lots 1 and 2 for sale and redevelopment by their respective buyers. The future redevelopment of
Lots 1 through 3 will be required to comply with the dimensional and use requirements for the R1 District, unless
otherwise approved by the Zoning Board of Appeals or Plan Commission. Four driveways located along Beckwith
are proposed to provide each future residence with roadway access. These driveways will replace a horseshoe
drive serving 6733 Beckwith and a single drive serving 6729 Beckwith. The property has no alley access.
Public Hearings
Traffic Safety Commission: The Subdivision Application was forwarded to the Chairman of the Traffic Safety
Commission for his determination as to whether the case would require review by the Commission. Finding that
the proposed lot pattern is consistent with the existing single family corridor and will not cause any significant
changes in traffic patterns, the Chairman waived the requirement for Commission review.
Appearance Commission: In accordance with Section 12-16-2:6 of the Unified Development Code, Subdivision
Applications must be reviewed and approved by the Appearance Commission. Per Section 12-16-2:C.2, the
Appearance Commission is charged with reviewing the exterior elevations, sketches, and materials and other
exhibits as to whether they are appropriate to or compatible with the character of the immediate neighborhood
and whether the submitted plans comply with the provisions of the regulations and standards set forth in Chapter
12, "Design Standards," of Title 12.
On April 29, 2019, the Applicant appeared before the Appearance Commission to request an Appearance
Certificate for the planned single family residence located on Lot 4 of the proposed Subdivision. Zoe Heidorn,
Land Use Planner/Coordinator, provided a brief introduction to the case. The staff report dated May 17, 2019,
attached hereto as "Attachment A," was entered into the public record. Ms. Heidorn explained that the Applicant
is proposing a two-story "Mediterranean style" residence with an attached garage. The proposed structure
complies with the dimensional controls of Section 12-4-2:D. The development plans include the following details
2
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
relating to the appearance of the proposed residence: orange simulated clay tile roof; a beige stucco facade;
brown aluminum-clad windows; white window trim; and white decorative columns and brackets.
The Appearance Commission reviewed the Applicant's request and, on April 29, 2019, unanimously voted to
approve his request for an Appearance Certificate for the proposed single family residence. A principal concern
raised by the Appearance Commission in their review of the request, as recorded in the approved minutes of the
meeting, was the potential removal of mature trees located on the subject property. The Applicant stated that he
is willing to replace some existing trees if construction of the new residence requires their removal. See the
minutes of the April 29, 2019, Appearance Commission meeting attached hereto as "Attachment B."
Plan Commission: The Village of Morton Grove provided public notice for the May 20, 2019, Plan Commission
public hearing for PC 19-03 in accordance with the Unified Development Code. The Pioneer Press published a
public notice on May 2, 2019. The Village mailed letters on April 30, 2019, notifying surrounding property owners
and placed a public notice sign on the subject property on May 3, 2019. After hearing testimony from the
petitioner and residents on May 20, 2019, the Commissioners voted to continue the hearing for PC 19-03 to the
June 17, 2019, meeting of the Plan Commission.
Plan Commission - Mav 20, 2019 Proceedings: At the first Plan Commission hearing for PC 19-03, Zoe Heidorn,
Land Use Planner/Coordinator, provided a brief introduction to the application. The staff report, dated May 17,
2019, and attached hereto as "Attachment C," was entered into the public record.
Ms. Heidorn summarized the Applicant's proposal to create four conforming lots (Lots 1 through 4) to be
improved with single family residences, and one non-conforming lot (Outlot A) to be retained under joint
ownership and improved with a stormwater detention facility. She explained that Outlot A is considered non-
conforming because it does not abut on a publicly dedicated street, as required by the lot standards set forth in
the Unified Development Code. As such, a condition limiting the development of Outlot A was included in the staff
report. She noted that the Applicant intends to actively market Lots 1 and 2, but will retain Lot 3 to serve as open
space for the time being. However, the sale and redevelopment of Lot 3 may occur in the future.
Ms. Heidorn stated that the Appearance Commission unanimously granted approval of an Appearance Certificate
for single family residential development on Lot 4, which will be retained by the Applicant for use as his family's
personal residence. Development plans for Lots 1 through 3 will be submitted by their respective property owners
and may require approval by the Appearance Commission under separate applications.
Following Ms. Heidorn's introduction, Zubair Patel and Mark Balow, Engineer at Bono Consulting Civil Engineers
and consultant to the Applicant, took questions from the Commissioners on the proposed Subdivision.
Commissioner Gabriel asked if anything could be done to eliminate the need for a detention basin. Mr. Patel
responded that he is currently a homeowner within the Delaney Farms subdivision, which features a detention
basin and does not cause problems for residents of the development. If an alternative to the detention basin
were to exist, Mr. Patel stated that he would be open to consideration.
Mr. Balow summarized the design of the grading plan and storm water management system. He stated that a
berm will be constructed along the south property line in order to catch storm water, which will be directed to a
on-site detention basin and then into the public storm sewer system. He stated that storm water on the property
is currently draining to the south, and that the proposed improvements will capture approximately 90% of that
water. A depressional area at the southwest corner of the property will not be filled in, but the amount of water
draining to that area will be reduced due to the berm. The detention basin will have a depth of 3.5 feet and
include a backflow preventer.
Chairperson Blonz asked if the detention area is landlocked. Mr. Balow responded that the detention area is
landlocked. Chairperson Blonz noted that the storm water management system, including the lot's grading,
underground storm water pipes, and detention basin, will actually help the surrounding properties with their
drainage problems.
3
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
Commissioner Gabriel asked the Applicant if the lots are going to be fully graded and developed before their sale.
Mr. Balow responded that once the lots are sold, tree removal and grading will commence based on the design of
the proposed residence. Chairperson Blonz noted that the Plan Commission is currently reviewing the proposed
Subdivision, storm water system, and development of Lot 4. Lots 1, 2, and 3 will have to be reviewed by the
appropriate Commissions when sold and redeveloped.
Commissioner Gabriel asked if grass will be grown in the detention area. Mr. Balow responded that grass will be
grown in the detention basin. The 3.5 -foot deep basin is designed to drain and empty within 24 hours.
Chairperson Blonz invited members of the public to provide testimony. The following members of the public
provided testimony:
• Mr. Kaladimos, 6817 Beckwith Road, voiced his concerns regarding the preservation of trees on
residential properties that are redeveloped in Morton Grove. He feels the construction of new housing in
the Village is not in keeping with the existing community. Mr. Kaladimos submitted a handout to the
Commissioners featuring homes he feels are not consistent with community aesthetics.
• Mr. Szachowicz, 6734 Beckwith Road, explained that he is concerned mature trees will be removed and
replaced with smaller trees. He recommended that the Village require replacing each tree removed with
three new trees. Mr. Szachowicz feels the detention basin is too deep and does not understand how it will
drain in 24 hours. He also asked the Commission to confirm the number of existing building to be
demolished by the Applicant.
• Ms. Petroskis, 9235 Lehigh Avenue, stated that her property abuts Outlot A, and that she wants to know
more about how the detention basin will affect her property.
• Mr. Maloney, 6750 Beckwith Road, indicated that he does not find the proposed detention basin to be a
satisfactory solution to storm water management on the property. He also takes issue with the design of
Lot 3, which is located in front of a portion of Lot 4. Mr. Maloney also does not feel the proposed stucco
finish of the residence on Lot 4 is in keeping with the style and character other residences in the
neighborhood.
• Mr. Shawn Larson and Mr. Lawrence Larson, 9223 Oak Park Avenue, stated that they both have concerns
about storm water management because their property is at the lowest elevation point on the block.
They explained that they already suffer from drainage problems and are worried that the new subdivision
will worsen existing conditions.
Mr. Patel confirmed that all existing structures on the subject property will be removed. He stated that any
requirement to replace trees on the property will be complied with. He discussed the design of the home on Lot
4, which will have a stucco finish and be of a "Mediterranean" style. The home will be 1.5 stories and meets all
zoning requirements.
Mr. Balow reviewed the design of the storm water system, which he noted is based on the design requirements
of the Village and the MWRD. He stated that the end result of the system will be an improvement to existing
conditions. Chairperson Blonz asked if a contingency plan is in place in case the system fails. Mr. Balow
responded that a backup plan can be designed, but that the system in combination with the sewer capacity
should not pose any problems.
Chairperson Blonz asked the Applicant if the homeowners association will be responsible for paying the property
taxes for Outlot A, the detention area. Mr. Patel answered that the homeowners association will be responsible.
Commissioner Farkas asked the Applicant to speak to the removal of trees on Lots 1 and 2, many of which are
shown as being removed on Demolition, Tree Preservation, and Erosion Control Plan submitted as part of the
application. Mr. Balow answered that because the lots are not yet sold, plans for construction cannot be
confirmed and there is no way of knowing which trees will need to be removed. Commissioner Gabriel asked if
the design of the homes will consider existing trees on the site. Mr. Balow stated that the only removal of trees
4
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
prior to the sale of the lots will be due to the storm water system and utility improvements. The future buyers will
be responsible for determining the footprint of their homes, and removing and replacing trees accordingly.
Chairperson Blonz asked if the Applicant would be willing to provide clarification to the Commissioners' questions
and continue the case to the June meeting of the Plan Commission. He stated that additional details regarding lot
division, the removal and preservation of trees on the property, and storm water system design would be helpful
to the Commission. Mr. Patel agreed to continue the case to the June 17, 2019, Plan Commission meeting.
Plan Commission — June 17, 2019 Proceedings: At the second Plan Commission hearing for PC 19-03, Zoe
Heidorn, Land Use Planner/Coordinator, provided a brief introduction to the continuation of the hearing. She
explained that the Applicant has submitted revised plans to the Plan Commission which respond to the questions
and concerns that were raised at the first meeting. The staff report, dated June 11, 2019, and attached hereto as
"Attachment D," was entered into the public record
The Applicant presented to the Commissioners revised plans for the Subdivision and associated improvements,
attached hereto as "Attachment E" and including the following:
a. Preliminary Plat of Beckwith Crossing Subdivision (Page 1 of 2)
b. Subdivision Elevations & Views
c. Subdivision Site Plan
d. Tree Removal Exhibit
e. Proposed Grading & Drainage Plan
f. Proposed Utility Plan
g. Proposed Grading Exhibit
Mr. Patel provided a brief introduction to his request for Subdivision. He presented to the Commission some
images of the subject property he took recently and noted that they show standing water. He stated that the
revised plans to improve these conditions will be presented.
The Applicant's wife, Mrs. Patel, stated that she shares the neighbors' desire to preserve trees and ensure a safe
storm water system design. She explained that the existing trees create a cool breeze and provide privacy on the
property, and that her hopes are to maintain as many trees as possible. Her family selected the subject property
because of the existing trees. Effective storm water management is also important for safety reasons, as their
family will be living on the property.
Tom Budzik, Architect at Thomas Architects and consultant to the Applicant, reviewed and displayed the layout of
the subdivision, showing Lot 4 as the Patels' home, set furthest back on the property. He stated that the Patel
family has no intention to sell Lot 3, but wants to subdivide the lot in the event that they decide to sell the land in
the future. If Lot 3 were to be sold and developed, the residence would only block the street view of a portion of
the Pate's' home that will be used as an indoor sport court.
Mr. Bernie Bono, Engineer at Bono Consulting Civil Engineers and consultant to the Applicant, explained that a
licensed arborist conducted a tree survey on the property and determined that many of the existing trees are of
an invasive or undesirable species, or of poor health. Some of the denser tree growth is negatively impacting tree
health. Only 6 trees of good quality will be removed from the property. The Patels are agreeable to replacing
them to maintain the tree canopy. Mr. Bernie Bono reviewed the tree plan with the Commissioners.
The Applicant's consultants reviewed and discussed the concerns regarding storm water removal raised at the
previous meeting. A berm, or raised barrier, will be constructed on the far west side of the property to a height of
10 inches above the 100 -year storm elevation in order to collect water and divert it to a detention basin located
on the east side of the property. The diameter of the pipes has been increased to allow for a 100 -year storm to
flow through into the storm water management area. The detention area, which will feature a concrete wall and
grass bottom, is designed to collect water during heavy rainfall and will usually remain dry. Water will empty from
the basin into the Village's storm sewer system. A secondary overflow will be incorporated to manage water in
the event of a 100 -year storm. The storm water system is designed to hold water on the property only during
5
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
times of heavy precipitation and divert any overflow into the street rather than to properties located to the south,
east or west.
Commissioner Gabriel asked if the detention basin would be full in the event of a 100 -year storm. Mr. Bono
replied that it would be full. Mr. Gabriel asked if the height of the retaining wall, which is roughly 1.5 feet higher
than street level, is the anticipated height of the water. Mr. Bono replied that the wall provides freeboard
measuring 7 inches. Freeboard is the vertical distance between the water level at its highest point and top of
wall. The water detained in the basin will measure 4 feet in depth at its lowest point. From the basin, water will
flow through a pipe, into a restrictor, and into the Beckwith Road storm water system.
Commissioner Gabriel asked if there would be any more water directed to the Beckwith Road sewer system than
is currently directed. Mr. Bono stated that a hydrologic study has not been performed for the property to provide
an exact calculation on what is currently tributary to the system. Therefore, he is unable to provide a comparison
with the proposed flow into the system. Mr. Bono noted that the only choice the property owner has is to tie into
the Beckwith storm sewer system and that the design is in compliance with the release rate requirements for
Morton Grove.
Commissioner Gabriel asked about the area on the southwest side of the property that appears to be a wetland
and is not included in the storm water management plan. Mr. Bono explained that not including this area in the
storm water system design does not cause any impact on storm water drainage. This land is planned to remain
undeveloped. If the area were to be included and all water were to be diverted to the storm water system, all
existing trees would need to be removed.
Commissioner Gabriel asked if the storm water system would be constructed prior to development of the lots. Mr.
Bono stated that, in his experience, the infrastructure is constructed first and must be verified to be working
correctly before a building permit is issued.
Commissioner Khan asked Mr. Bono to discuss the tree survey and the classifications given to trees on the site.
Mr. Bono explained the number system for the trees as follows: 6 is dead, 5 is poor and 4 is below average. Fle
explained that trees with a rating of 2 or 3 are typically more mature and may provide greater benefits than trees
with a rating of 1.
Commissioner Farkas asked how the location of the berm at the southwest corner of the property was
determined. Mr. Bono explained that the property slopes downward, toward the rear lot line. The berm's location
gives the Patels a substantial backyard while maintaining the tree canopy to the south of the berm. The berm
could be located farther south, but it would only reduce tree cover and require the regrading of a natural area
that is not being impacted by the development. Mr. Bono noted that this plan is preliminary and could be
tweaked somewhat before plans are submitted to the Village and MWRD for permitting.
Chairperson Blonz asked Mr Bono to define some of the terms used in the tree survey, such as dieback, girdling,
leaning, overtopped, and basal decay. Mr. Bono explained that dieback indicates that some of the tree's branches
and leaves have died. Girdling refers to when a tree's roots begin to wrap around the trunk of the tree, eventually
strangling it. Leaning means that a tree is growing at an angle, making it more susceptible to structural damage.
Overtopped describes a tree that has been over -pruned and basal decay refers to the decay of a tree's trunk.
Mr. Bono reviewed the revisions to the design of the storm water system made after the last Plan Commission
meeting. The diameter of the storm water pipes was increased, giving them the capacity to handle a 100 -year
storm event. Additional pipes were added to carry storm water across the property, and some lot lines were
altered slightly to accommodate these changes. The entrance to the detention basin was widened in order to
allow tractor access to maintain the grassed basin.
Commissioner Kintner asked if the Patels had any intention to sell Lot 3. Mr. Patel stated that it is not their
intention to sell the lot, but in case they would like to sell it in the future, Lot 3 is included as part of the
subdivision request.
6
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
Chairperson Blonz invited members of the public to provide testimony. The following members of the public
provided testimony:
• Mr. Szachowicz, 6734 Beckwith Road, stated that he has concerns about the biodiversity of the trees and
feels it is irresponsible to remove trees that are leaning or that bear fruit, even if they cause staining on
concrete. The diversity of the trees is important to supporting the local ecosystem, which includes the
bees and birds that feed off trees. Mr. Szachowicz discussed the petitioner's statement made at the last
hearing that the detention pond would be emptied within 24 hours of a storm. He asked if a back-up plan
was in place and whether pumps had been considered as part of the storm water system design.
• Mr. Shawn Larson and Mr. Lawrence Larson, 9223 Oak Park Avenue, stated that their property abuts and
is at a lower elevation than the subject property. They expressed concern that the development will
cause more storm water management problems, as their property consistently floods following a heavy
rain. They are worried that the location of the berm could create overflow and cause more flood damage.
Lawrence Larson asked if there is anything the Village or property owner can do to prevent flooding on
their property, and whether this development will increase the problem.
• Mr. Cahill, 6715 Beckwith Road, stated that the detention basin will be located right next to his property
and is concerned about storm water overflow in the event of a 100 -year storm.
• Mr. Maloney, 6750 Beckwith Road, stated that he appreciates the effort that has been made to preserve
trees on the property. As voiced at the last hearing, he continues to have concerns about the location of
Lot 3 in front of Lot 4 and does not believe that Lot 3 should be approved under this request for
subdivision. Because the owner has no intention to build on it, he suggests that the owner return to the
Plan Commission if and when he intends to develop the lot.
• Mr. Macias, 9101 Mason Avenue, stated that he has known Mr. Patel for many years. He said that when
he purchased his own home, he did research on the property and recognized its shortcomings. He stated
that the neighbors living on Oak Park Avenue and complaining of flooding should have done the same
research on the property before they purchased it. They would have learned that their property is lower
than others in the area, which can cause flooding issues. He stated that it is not another property owner's
responsibility to fix problems on a property. Mr. Macias noted that the Patels are working to develop this
property to minimize the flooding problem in the area, but cannot eliminate it.
• Mr. Strissel, 8524 Fernald Avenue, stated that he has also known Mr. Patel for many years. He feels this
is a great development and good for the Village.
Mr. Lawrence Lawrence Larson returned to state that he would like Mr. Patel to consider additional
improvements if the development were to cause more runoff than currently. He clarified that he is not
asking anyone to pay to fix his problem.
Mr. Bono explained that a detention basin is designed to collect water from a storm. The water backs up behind a
restrictor and travels through a 4 -inch hole to the public sewer. He stated that the sewer has the capacity to
handle the flow and that the basin should drain within a 24-hour period. If two large storms were to occur back-
to-back, then the basin may be full for 48 hours. He noted that a maintenance problem may cause the restrictor
pipe to get clogged. If the basin is not properly maintained, it could fill in with vegetation that blocks the outlet
and cause the pond to retain water. Mr. Bono explained that regular maintenance, approximately once or twice a
year, needs to be performed to keep the restrictor pipe in working condition. The basin's outlet needs to be
checked every two weeks to make sure no blockage has occurred. He stated that if the basin remains full for
more than two days, the homeowners association must call a plumber and have the outlet cleaned. Mr. Bono
noted that the 100 -year overflow was designed in the event of a full basin and excessive rain. The channel was
designed to manage a 100 -year storm event. He stated that pumps are typically not a good solution in storm
water system design as they often fail, but that gravity never fails.
Mr. Bono explained that he feels he is getting conflicting direction from the Commission and residents as to the
unimproved area to the southwest corner of the property. He stated that the Applicant is being asked to correct
the natural drainage pattern, but that trees on the property must also be preserved. If the southwest corner of
the lot were to be re -graded and included in the storm water system, roughly 15 to 20 trees would need to be
7
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
removed. He noted that Mr. Patel is not responsible for improving conditions on neighboring lots, only for
ensuring that his development does not worsen conditions. However, he feels that overall, conditions will be
improved in the immediate area.
Chairperson Blonz asked Mr. Bono to explain the need to cut down trees in the area to the south of the berm, if it
were to be included in the storm water system. Mr. Bono explained that this is a wet area that slopes down
another 2 feet from where the berm is located. If the plan included that area, then the neighbors would be faced
with a 6 -foot berm. The engineers would have to raise the grade and remove all trees in that area.
Mr. Patel added that, as shown on the renderings presented to the Plan Commission, if a home were to be built
on Lot 3, it would not block the view of the home on Lot 4.
Ms. Heidorn stated that staff is recommending that each lot be required, without exception, to be approved by
the Appearance Commission for elevations, landscaping, and tree preservation to ensure that future development
is consistent with what is being presented under the subdivision application. When Lot 3 is developed, the buyer
should have to appear before the Appearance Commission.
Chairperson Blonz asked if the subdivision application includes Lot 3 and all storm water system design so that
the Applicant does not need to return for approval at a later date. Ms. Heidorn confirmed this is the correct.
Commissioner Khan asked if the Applicant would have to come back before the Plan Commission if Lot 3 were not
included in the Subdivision approval. Ms. Heidorn stated it would most likely be reviewed as a minor subdivision.
Commissioner Kahn made a motion to approve the request for Subdivision. However, Commissioner Gabriel
suggested adding a fourth recommendation requiring that the Applicant consider including the southwest area of
the property in the storm water system plan. The wording suggested was, "The lower southern corner of the
property that is currently not identified in the drainage plan would be considered to be included in the drainage
plan." Chairperson Blonz asked for additional information regarding the decision to exclude this area from
improvement plans.
Mr. Bono stated that he just learned moments ago that the reason this area was not included in the plans was
that it was a low lying depressional storage area that serves a purpose to the Village in keeping water out of the
sewer system. When the original design was presented by the consulting engineer, he was told by Chris Tomich,
Village Engineer, to try not to include that area as the Village wants to keep water from that area out of the
sewer system. Mr. Bono suggested that the developer will work with the Village, to the best of their ability, to
reduce the runoff to the properties to the south. Mr. Patel stated he would consider assisting in grading the
neighbor's property to help with flooding issues.
Chris Tomich, Village Engineer, stated that he had a conversation with the engineer when the project was being
scoped and informed him that the Beckwith Road storm sewer is a sensitive outlet. The system surcharges and
fills up with water, but this is still the best way to drain the site. He explained that the southwest area in question
is a depressional area that has always drained down this way. He noted that the planned berm could alleviate
Flooding problems. He explained that this is an existing problem that has been discussed with 3 other neighbors
in the past 5 years. These neighbors' homes do not flood, but their yards tend to be moist, which is a nuisance.
He noted that he agrees that there needs to be a balance in the removal of trees with the reduction in runoff
toward the depressional area. Ending, Mr. Tomich stated that Mr. Bono's suggestion should be included with the
key words, "working in a reasonable way," and the Village and Bono Consulting would strike a balance in
handling the storm water.
Commissioner Khan stated that she wanted to proceed with the original motion. Commissioner Kintner asked to
add a detail to the first recommendation to include "prior to the initial lot development." Commissioner Khan and
Commissioner Gillespie agreed.
Plan Commission Motion and Approval
Commissioner Khan moved to approve Case PC 19-03, a request for a Subdivision per Title 12, Chapter 8 of
Ordinance 07-07 (Village of Morton Grove Unified Development Code) to create four new conforming lots and one
8
PC 19-03 — 6729-33 Beckwith Road
July 2, 2019
non -conforming lot from four existing parcels of record at 6729 and 6733 Beckwith Road, with the following
conditions:
1. The improvement of Outlot A shall occur prior to residential lot development and shall be limited to
stormwater management facilities or other approved uses ancillary to an abutting and conforming
residential lot;
2. A landscaping and tree preservation plan shall be required for the future development of Lot 1, Lot 2,
and Lot 3, and an Appearance Certificate shall be granted by the Appearance Commission prior to the
issuance of any building permit; and
3. The Subdivision shall be prepared and recorded in accordance with the requirements of Title 12,
Chapter 8 and with all materials submitted with the Subdivision Application, including all revisions
presented at the June 17, 2019 hearing of Case PC 19-03.
The motion was seconded by Commissioner Gillespie and approved unanimously pursuant to a roll call vote of 7-
0.
9
PC 19-03 - 6729-33 Beckwith Road
July 2, 2019
Attachment A
Appearance Commission Staff Report for Case AC 19-04
Dated April 29, 2019
Community & Economic Development Department
MORTON GROVE
Incredibly Close . Amazingly Open
To: Chairperson Pietron and Members of the Appearance Commission
From: Zoe Heidorn, Land -Use Planner/Coordinator
Date: April 29, 2019
Re:
Appearance Commission Case AC 19-04
6729 and 6733 Beckwith Avenue
Request for Appearance Certificate for a New Single Family Residence
Introduction
Zubair Patel, owner of 6729 and 6733 Beckwith Avenue, filed an application for an Appearance Certificate
for a new single family residence at the subject property. The property is located on the south side of
Beckwith Avenue, between Oak Park Avenue and Lehigh Avenue.
The application for an Appearance Certificate was filed in conjunction with an application for Subdivision
for the property to create five new lots. Proposed Lots 1— 4 will be improved with single family homes
and Outlot A will serve as a detention and stormwater easement (see Figure 1). The applicant intends to
construct and reside in a home on Lot 4 and is requesting the Appearance Commission's approval of his
proposed plans. Mr. Patel plans to sell the three remaining residential lots (Lots 1— 3). Development
plans for these lots will be submitted by their respective property owners and reviewed by the
Appearance Commission under separate Appearance Certificate applications as required by the Unified
Development Code.
maws
ROPD
i
LO1 4 . -1 1% 1"A F. I I ,�
'S%'.�i.17.1 : i ;1 /11:1 )1 1°x,
I i
L
».,a. �_..<.
ti
Figure 1: Preliminary Plot of Subdivision Detail
The applicant is proposing a two-story
"Mediterranean style" residence with
an attached garage. The development
plans include the following details:
1. Simulated day tile roof, orange;
2. Stucco facade, beige;
3. Aluminum -clad windows, brown;
4. Window trim, white; and
S. Decorative columns and
brackets, white.
Floor plans, elevations induding
materials and specifications, and color
renderings are included in the
Commission's packets.
ADDearance Commission Review
In accordance with Unified
Development Code Section 12-16-2:B,
applications for subdivisions shall be
reviewed and approved by the
Appearance Commission. Per Section
12-16-2:C.2, the Appearance
Commission is charged with reviewing
the exterior elevations, sketches, and
materials and other exhibits as to
whether they are appropriate to or compatible with the character of the immediate neighborhood and
whether the submitted plans comply with the provisions of the regulations and standards set forth in
chapter, 12 "Design Standards," of this title.
The Design Standards (Sec. 12-12-1:D.) established in the Code are as follows:
D. Criteria and Evaluation Elements: The following factors and characteristics relating to a unit
or development and which affect appearance, will govern the appearance review
commission's evaluation of a design submission:
I. Eva/uation Standards:
a. Property values: Where a substantia/ likelihood exists that a building will depreciate
property values of adjacent properties or throughout the community, construction of
that building should be barred.
b. Inappropriateness: A building that is obviously incongruous with its surroundings or
unsightly and grotesque can be inappropriate in light of the comprehensive plan goal of
preserving the character of the municipality.
c. Similarity/Dissimilarity: A builder should avoid excessively similar or excessively
dissimilar adjacent buildings.
d. Safety: A building whose design or color might, because of the building's location, be
distracting to vehicular traffic may be deemed a safety hazard.
2. Design Criteria:
a. Standards: Appearance standards as set forth in this chapter.
b. Logic of Design: Generally accepted principles, parameters and criteria of validity in the
solution of design problems.
c. Architectural Character The composite or aggregate of the components of structure,
form, materials and functions of a building or group of buildings and other architectural
and site composing elements.
d. Attractiveness: The relationship of compositional qualities of common/y accepted
design parameters such as scale, mass, volume, texture, color and line, which are
pleasing and interesting to the reasonable observer.
e. Compatibility: The characteristics of different uses of activities that permit them to be
located near each other in harmony and without conflict. Some elements affecting
compatibility include intensity of occupancy as measured by dwelling units per acre;
floor area ratio; pedestrian or vehicular traffic generated; parking required; volume of
goods handled; and such environmental effects as noise, vibration, glare, air pollution,
erosion, or radiation.
f. Harmony: A quality which produces an aesthetically pleasing whole as in an
arrangement of varied architectural and landscape elements.
g. Material Selection: Material selection as it relates to the evaluation standards and ease
and feasibility of future maintenance.
h. Landscaping: All requirements set forth in chapter 11, "Landscaping a Trees'; of this
title. (Ord. 07-07, 3-26-2007)
2
MINUTES OF THE APRIL 29, 2019
MEETING OF THE MORTON GROVE APPEARANCE COMMISSION
RICHARD T FLICKINGER MUNICIPAL CENTER
6101 CAPULINA AVENUE, MORTON GROVE, IL 60053
Pursuant to proper notice in accordance with the Open Meetings Act, the regular meeting of the
Appearance Commission was called to order at 7:00 pm by Chairperson Pietron, who led the
assemblage in the Pledge of Allegiance. Secretary Sopkin called the roll. In attendance were:
Members of the Commission Present:
J. Pietron (Chairperson)
P. Minx
M. Ingram
D. Hedrick
D. Manno
R. Block
Members of the Commission absent:
None
Village Staff and Dignitaries Present:
Z. Heidorn, Land Use Planner — Coordinator/Staff Liaison
J. Thill, Village Trustee/Commission Liaison
R. Minx, Village Trustee
E. Ramos, Village Trustee
T. Hoffman Liston, Corporate Council
K. White, Traffic Safety Commissioner
M. Manno, Park District Commissioner
Chp Pietron now announced the first order of business which was the approval of the minutes of the
April 3, 2019 meeting.
Cmsr Minx moved to approve the April 3, 2019 minutes as presented. The motion was seconded by
Cmsr Block. Secretary Sopkin called the roll. The vote was as follows:
Ingram Aye Block Aye
Hedrick Aye Manno Aye
Minx Aye
Chp Pietron moved on to the next agenda item, Appearance Case AC 19-04, Zubair Patel, ZAP
Properties LLC, 6729 and 6733 Beckwith Road, Requesting an Appearance Certificate for a
New Single Family Residence.
Present were Thomas Budzik, Thomas Architects, and Zubair Patel, Homeowner.
Ms. Heidorn, Staff Liaison, started the presentation with an overview stating that they are applying for
a subdivision with five lots. Four of the lots will be single family homes, with the fifth lot being a
detention area and easement. Mr. Patel will build his personal family home on lot 4, and will sell lots
one through three. His home will be done in beige stucco, which is not in keeping with the brick and
sided homes in this neighborhood. Ms. Heidorn introduced Mr. Budzik at this time.
Mr. Budzik described the project, stating that Mr. Patel wanted his home to have a Mediterranean look
and feel, and that this home would be set back further on the property so it would not necessarily clash
with the other homes in the area. It would be understated with stucco walls and simulated clay tile
roof. He presented renderings with the color scheme. The roof would be rubber or plastic, with the
plastic being very durable. They talked about the impact rating of the roofing material, and stated that
it would be a reddish color. The wall material would be actual stucco and not efface, and the pattern
could be subtle or course, broom swept or coarse.
Cmsr Ingram said it looked nice, that it would add value to the neighborhood, and different could be
good. Chp Pietron asked about the landscaping, as it was in a heavily wooded area. He was
concerned that they might lose some trees with this project. Mr. Patel said he would be comfortable
replacing some of the trees. As for the landscaping, that was not confirmed yet, but they would work
with Staff on acceptable landscaping material.
Cmsr Ingram moved to approve Appearance Case AC 19-04, Zubair Patel, ZAP Properties LLC,
as presented. The motion was seconded by Cmsr Hedrick.
Secretary Sopkin called the roll. The vote was as follows:
Ingram Aye Block Aye
Hedrick Aye Manno Aye
Minx Aye
Chp Pietron moved on to the next agenda item, Appearance Case AC 19-03, IM Kensington MG
LLC and UrbanStreet Group, 6711-6947 Dempster Street and 8745 Waukegan Road,
Requesting an Appearance Certificate for Proposed Redevelopment of Sawmill Station
(formerly Prairie View Shopping Center) at the Southeast Corner of Dempster and Waukegan
per Sec 12-16-2:C., and Requesting Waivers to Select Sign Requirements per Section 10.10.
Bernard Siwik, Wik Consulting, was present.
Ms. Heidorn described this case saying that they were requesting waivers on signage for lots 8 and 9.
Site 8 and 9 include Dollar Tree and Ross, and they would like a waiver on the number of signs
allowed. They are making changes to the original request, with the strike -outs being in red. The 25
acre land area outsizes and other development in the Village, and requires more signage.
Mr. Siwik said that there would be signage for each store as well as a large monument sign proposed.
The monument sign would have wood grain features with dark green and white lettering. This would
be a three -sided sign, with the name of the center on the third side. They were also proposing a small
monument sign on Waukegan (west side of the property), and the Cinema would have its own sign
there as well. They talked about the setbacks and landscape proposals, and described the signage for
each tenant, with potential sizes and locations. They were requesting signage for all four sides of the
outlets, and would submit specific sign packages as required when completed.
Arden Freeman, Built Form Architects LLC, was introduced to speak about the residential property
and ask for sign waivers for one of two signs on the property. The west elevation is the main entry,
and will have appropriate signage there. The north elevation on Dempster will not have proper
identifying signage, and they are asking for waivers for these signs. These signs would have lights
above, and would have the name and address of the development. They talked about sign
Appearance Commission
X21 April 29, 2019
illumination, that it would be halogen lighting, but not spotlight -like or glaring. Chp Pietron asked if
the lights would be warm or cool, and if they would be on timers to coordinate the entire center. They
also talked about light spillage with regard to the forest preserves on the east end of the property.
Crnsr Ingram said he counted nine signs in total, and asked if the individual businesses would not be
getting their own signage or if it would be included on the monument signs. The number of
monument signs would not be changed, and the businesses would be included on the existing proposed
signage.
Cmsr Block brought up the topic of solar energy panels again at this meeting, and Chp Pietron said
that with the expansive nature of this project, he did not feel this was a good fit. Solar energy would
be highly inefficient, storage could be an issue, and the batteries may become toxic. Cmsr Block
thought this would be a green, eco -friendly suggestion, and Mr. Siwik said they would look into it
further.
Cmsr Block moved to approve Appearance Case AC 19-03, IM Kensington MG LLC and
UrbanStreet Group, as presented. The motion was seconded by Cmsr Minx.
Secretary Sopkin called the roll. The vote was as follows:
Ingram Aye Block Aye
Hedrick Aye Manno Aye
Minx Aye
Chp Pietron moved on to the next agenda item, Other Business/Public Comment.
There was no other business or public comment
******************
ADJOURNMENT:
There being no further business, Commissioner Minx moved to adjourn the meeting. The motion was
seconded by Commissioner Hedrick and approved unanimously pursuant to a voice vote at 7:32 pm.
Stacy sopia,n,
Minutes by: Secretary Sopkin
Minutes were approved on
July 1, 2019 by a voice vote of the
Commissioners, with the votes as follows:
Ingram Aye
Hedrick Aye
Minx Aye
Block Aye
Manno Aye
Pietron Aye
Appearance Commission [3]
April 29, 2019
PC 19-03 - 6729-33 Beckwith Road
.Ju/y 2, 2019
Attachment C
Plan Commission Staff Report for Case PC 19-03
Dated May 17, 2019
MORTON GROVE
ho..NIN, CIUr. ♦, Nmazingly Op.n
Village of Morton Grove
Department of Community Development
To: Chairperson Blonz and Members of the Plan Commission
From: Zoe Heidorn, Land Use Planner/Coordinator
Date: May 14, 2019; REV. May 17, 2019
Re: PC 19-03 — 6729 and 6733 Beckwith Road
Request for a Subdivision per Title 12, Chapter 8, of Ordinance 07-07 (Village of
Morton Grove Unified Development Code) to create four new conforming lots and one
non -conforming lot from four existing parcels of record.
STAFF REPORT
Public Notice
The Village of Morton Grove provided public notice for the May 20, 2019, Plan Commission public hearing for PC
19-03 in accordance with the Unified Development Code. The Pioneer Press published a public notice on May 2,
2019. The Village mailed letters on April 30, 2019, notifying surrounding property owners and placed a public
notice sign on the subject property on May 3, 2019.
Request Summary
Property Background
The subject property, located at 6729 and 6733 Beckwith Road is a 1.71 -acre site located in an R1 Single Family
Residence District. The property is located on the south side of Beckwith Road between Oak Park and Lehigh
Avenues. The properties abutting the subject property to the east and west are also improved with single family
residences. The block directly north, across Beckwith Road, is improved with single family residences and a
religious institution.
Subject Property Context Map
PC 19-03 — 6729-33 Beckwith Road
May 14, 2019
Overview of the Application
The subject property consists of four parcels of record, Parcels 2 through 5. The applicant is requesting approval
of a Subdivision of Parcels 2 through 5 to form five new lots of record.
The overall property includes five parcels of record, but only four are included in the requested Subdivision.
Parcel 1, which is improved with a single family residence and has the common address of 6725 Beckwith Road,
is part of the overall property but has been excluded from the requested Subdivision and will remain as it exists
today. Parcel 2 is improved with a two-story residence, two accessory barn homes, and an in -ground swimming
pool. Parcels 3 and 4 are unimproved and used as open space serving the residential uses, and Parcel 5 is
improved with a one-story residence.
The applicant is proposing a Subdivision to create four new conforming lots and one non -conforming lot out of
Parcels 2 through 5. The four conforming lots, Lots 1 through 4, will be improved with single family residences.
The fifth non -conforming lot, Outlot A, will serve as a detention and stormwater management easement to be
retained under joint ownership through a homeowners' association. Outlot A is considered non -conforming
because it does not abut on a publicly dedicated street, as required by the lot standards set forth in Section 12-8-
4:B. Outlot A will be designed and improved to meet the Metropolitan Water Reclamation District's (MWRD)
stormwater management requirements for the redevelopment of Lots 1 through 4. A stormwater analysis for the
site was submitted by the applicant in accordance with the submittal requirements. The improvement of Outlot A
other than for purposes of stormwater management or other approved uses ancillary to an abutting and
conforming residential lot should not be permitted under the Subdivision approval.
Per Section 12-4-2:D of the Unified Development Code, Subdivisions of record after August 4, 1959, are required
to provide a minimum lot area of 7,500 square feet and a minimum lot width of 60 feet. Proposed Lots 1 through
4 and Outlot A all meet the minimum dimensional requirements of Section 12-4-2:D. The applicant is not
requesting any waivers to the dimensional requirements for lots in the R1 District.
The applicant is proposing to construct his personal single family residence on Lot 4, the westernmost lot within
the Subdivision, and retain ownership of the lot. The applicant also intends to retain ownership of Lot 3 to serve
as open space for the time being, though it may be sold for redevelopment at a future date. The applicant will
actively market Lots 1 and 2 for their sale and redevelopment by their respective buyers. The future
redevelopment of Lots 1 through 3 will be required to comply with the dimensional and use requirements for the
R1 District, unless otherwise approved by the Zoning Board of Appeals or Plan Commission.
Traffic Safety Commission
As shown in the Traffic and Parking Impact Analysis Exhibit, four driveways are proposed to provide each home
with roadway access. These will replace a horseshoe drive serving 6733 Beckwith and a single drive serving 6729
Beckwith. The property has no alley access. The Subdivision Application was forwarded to the Chairman of the
Traffic Safety Commission for his determination as to whether the case would require review by the Commission.
Finding that the proposed lot pattern is consistent with the existing single family corridor and will not cause any
significant changes in traffic patterns, the Chairman waived the requirement for Commission review.
Appearance Commission
In accordance with Unified Development Code Section 12-16-2:6, applications for Subdivisions must be reviewed
and approved by the Appearance Commission. Per Section 12-16-2:C.2, the Appearance Commission is charged
with reviewing the exterior elevations, sketches, and materials and other exhibits as to whether they are
appropriate to or compatible with the character of the immediate neighborhood and whether the submitted plans
comply with the provisions of the regulations and standards set forth in Chapter 12, "Design Standards," of Title
12.
On April 29, 2019, the applicant appeared before the Appearance Commission to request an Appearance
Certificate for the planned single family residence located on Lot 4 of the proposed Subdivision. The applicant is
proposing a two-story "Mediterranean style" residence with an attached garage. The proposed structure complies
with the dimensional controls of Section 12-4-2:D. The development plans include the following details relating to
the appearance of the proposed residence: Orange simulated clay tile roof; a beige stucco facade; brown
2
aluminum -clad windows; white window trim; and white
Commission reviewed the applicant's request and, on April
for an Appearance Certificate for the prod 1 f
PC 19-03 — 6729-33 Beckwith Road
May 14, 2019
decorative columns and brackets. The Appearance
29, 2019, unanimously voted to approve his request
pose singefamily residence.
One of the Appearance Commission's concerns with the application, as recorded in the draft minutes of the
meeting, was the potential removal of the mature trees located on the subject property. According to the draft
minutes, the applicant reported that he is willing to replace some existing trees if construction of the new
residence requires their removal.
Development plans for Lots 1 through 3 will be submitted by their respective property owners and reviewed by
the Appearance Commission under separate Appearance Certificate Applications, as required by the Unified
Development Code.
Discussion
The proposed lots comply with the dimensional requirements of the R1 District and are in keeping with existing
lots in the immediate area. The proposed lots range from roughly 130 feet to 300 feet in depth and, and between
roughly 60 and 71 feet in width. Along the same blockface, two single family lots located directly west of the
subject property are approximately 75 feet in width and have an average of 140 feet in depth. To the immediate
east are three single family lots with an average width of less than 60 feet and an average depth of
approximately 130 feet.
The lot standards for Subdivision, established in Section 12-8-4:8 of the Unified Development Code, ask that due
regard be given to all natural features, such as tree growth. Staff strongly supports the preservation of existing
mature trees on the lot, but notes that some mature trees may not warrant preservation due to tree health,
structure, and species. A qualified arborist should be consulted by the applicant and future property owners of
Lots 1 through 3 to determine the suitability of preservation for existing trees on the site. Where removal is
warranted, staff recommends a minimum of one-to-one replacement of the tree on the site with a species that is
high quality and tolerant to the given growing conditions.
Subdivision Standards
The Plan Commission can approve the application as presented, recommend changes, or deny the application
based on the following lot standards, as set forth in Section 12-8-4:B of the Unified Development Code:
1. In general, lots should be as nearly rectangular in shape as practicable. Width and area of lots shall
conform with lot width and area requirements set forth in chapter 4, "Zoning Districts", of this title. In
the case of corner lots, the plan commission may make variations to encourage the proper development
of intersection design and traffic safety.
2. Depth of lots shall be in accordance with plan commission requirements, but not less than one hundred
fifteen feet (115') in depth for interior lots and ninety feet (90') in depth for corner lots, unless varied by
the plan commission.
3. All lots shall abut on a publicly dedicated street.
4. Side lines of lots shall be at right angles or radial to the street line or substantially so.
5. Double frontage lots are not permitted except:
a. Where lots back upon an arterial street, and in such instances, vehicular and pedestrian access
between the lots and the arterial street is prohibited.
b. Where topographic or other conditions render subdividing unreasonable, such double frontage
lots shall have an additional depth of at least twenty feet (20') in order to allow for a protective
screen planting on one frontage.
c. Lots abutting upon a watercourse, drainageway, channel or stream shall be an additional depth
or width, as required to provide an acceptable building site.
6. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth,
watercourses, historic spots or similar conditions.
7. All lots shall conform with chapter 11, "Landscaping And Trees", and chapter 14, "Flood Damage
Prevention", of this title and shall require a storm water management analysis and with the storm water
drainage requirements set forth in this code.
PC 19-03 — 6729-33 Beckwith Road
May 14, 2019
Recommendation
Should the Plan Commission approve PC Case#19-03, staff suggests the following motion and conditions:
The Plan Commission approves Case #PC19-03, a request for a Subdivision per Title 12, Chapter 8, of Ordinance
07-07 (Village of Morton Grove Unified Development Code) to create four new conforming lots and one non-
conforming lot from four existing parcels of record at 6729 and 6733 Beckwith Road, with the following condition:
1. The improvement of Oudot A shall be /invited to stormwater management facilities or other approved uses
ancillary to an abutting and conforming residential lot.
2. The subdivision shall be recorded in accordance with all materials submitted with the application and in
accordance with the requirements of Tit/e 12, Chapter 8.
Attachments
Application and related materials (submitted by applicant)
4
PC 19-03 - 6729-33 Beckwith Road
July 2, 2019
Attachment D
Plan Commission Staff Report for Case PC 19-03
Doted June 11, 2019
} r Village of Morton Grove
MORTON GROVE Department of Community Development
i..-..ambM,.ayry UK.
To: Chairperson Blonz and Members of the Plan Commission
From: Zoe Heidorn, Land Use Planner/Coordinator
Date: lune 11, 2019
Re: PC 19-03 — 6729 and 6733 Beckwith Road
Request for a Subdivision per Title 12, Chapter 8, of Ordinance 07-07 (Village of
Morton Grove Unified Development Code) to create four new conforming Tots and one
non -conforming lot from four existing parcels of record (continued from the May 20,
2019, meeting of the Plan Commission).
STAFF REPORT
Continuation of Hearing
The Village of Morton Grove Plan Commission held a public hearing for PC 19-03 on May 20, 2019, for which
public notice was provided in accordance with the Unified Development Code. After hearing testimony from the
petitioner, the Commissioners voted to continue the hearing for PC 19-03 to the June 17, 2019, meeting of the
Plan Commission.
New Materials
The applicant, Zubair Patel, has submitted revised materials to the Plan Commission to support his request for
Subdivision. These items are intended to replace the sheets previously submitted as part of the "Beckwith
Crossing 4 Lot Subdivision Site Improvement Plan." The revised plans are provided in the hearing packet and
include the following:
1. Tree Removal Exhibit (Sheet No. 2 of 8)
2. Proposed Grading & Drainage Plan (Sheet No. 3 of 8)
3. Proposed Utility Plan (Sheet No. 4 of 8)
4. Site Plan & Geometric Plan (Sheet No. 5 of 8)
5. Traffic and Parking Impact Analysis Exhibit (Sheet No. EX -B)
Engineer Mark Balow of Bono Consulting Civil Engineers, consultant to the applicant, provided staff with the
following descriptions of changes made to each sheet:
1. Tree Removal Exhibit (Sheet No. 2 of 81
We Awe reduced the amount of bees that are being removed. We hada certified arborist identified the
trees on site and the condition of the trees in a table that has been added. The trees that are invasive
species and in poor quality have been separated from trees that are dead and from bees that of good
quality. A plan will be shown at the presentaffon showing the new trees that will be planted in their place.
2. Proposed Grading & Drainage Plan (Sheet No. 3 of 8)
We have raised the height of the berm and retaining wall along the rear of the property in response to
home owners concerns. We have a/so lowered the overflow summit so during a 100 year storm the
overflow will go out to the street and no affect the neighbors to the south or east or west. We have also
mode/ed to overflow summit to make sure a 100 year storm will not impact the neighbors to the south or
east or west. A simplified drainage p/an will be presented during the presentation emphasizing the
stormwater management area will not ho/d water at all times and will be grass bottom.
PC 19-03 — 6729-33 Beckwith Road
June II, 2019
3. Proposed Utility Plan (Sheet No. 4 of 8)
The increased the size of the pipes to allow for a 100 year storm to flow through the pipes and get to the
stormwater management area. We have also increased the size of the pipe leaving the system and
modeled it so that during a 100 year storm the water will bubble up the restrictor structure before it
overtops the berm or the retaining wall.
4. Site Plan & Geometric Plan (Sheet No. 5 of 8)
We have updated the pian to show the trees that are remaining and re configured to driveways to allow
for more trees to remain.
5. Traffic and Parking Impact Analysis Exhibit (Sheet No. EX -B)
The driveways have been updated to show the additional trees to remain.
Discussion
The applicant has provided revised materials in response to questions and concerns raised by the Plan
Commissioners at the May 20th hearing. According to the draft meeting minutes, the concerns raised by the
Commissioners related to stormwater system design and tree preservation.
Stormwater System Design
The following lot standard,.established in Section 12-8-4:B of the Unified Development Code, is intended to serve
as a basis for Subdivision review: "knots shall conform with chapter 11, "Landscaping And Trees," and chapter
14, 'Flood Damage Prevention," of this title and shall require a storm water management analysis and with the
storm water drainage requirements set forth in this code. "Additionally, Section 12-8-4 states that: "Storm water
detention shall be provided for all subdivisions, except for minor subdivisions, and comply with the storm water
management regulations identified in section 12-10-4 of this title."
The applicant submitted a stormwater plan and stormwater calculations as part of the original Subdivision
Application. These materials were submitted to the Engineering Department for review, but no comment was
provided. Engineering staff reported that they find no issue with the proposed design of the stormwater system.
The general design and layout of the proposed stormwater system remains as originally presented. However, the
applicant is presenting some modifications to the system based on feedback received at the first Plan Commission
hearing. These modifications are intended to improve the property's capacity to store water in severe weather
events and ensure any overflow from the property is directed to the street, and not to abutting residential
properties.
Final stormwater system plans will be submitted to the Metropolitan Water Reclamation District (MWRD) and to
the Village for review and approval through their respective permitting processes. Permitting reviews will be
conducted by engineers with expertise in stormwater management to ensure the proposed system is in
compliance with all Village and MWRD Watershed Management Ordinance (WMO) requirements.
Tree Preservation
Per Section 12-8-4:B, "In the subdividing of any land, due regard shall be shown for all natural features, such as
tree growth, watercourses, historic spots or similar conditions."
In response to concerns raised as to the potential removal of mature trees on the site, the applicant hired an
arborist certified by the International Society of Arboriculture (ISA) to conduct a tree survey of the property, upon
which a revised tree removal exhibit was prepared. The tree survey indicates that 77 trees are located on the
property. Of these, 29 trees are classified as in good to excellent health, and are to be preserved. 8 trees are in
good to excellent health, but are to be removed due to future construction on the site. 37 trees are marked for
removal due to poor health or because they are an invasive or undesirable species, such as Buckthorn. 3 trees
marked as dead are also to be removed.
2
PC 19-03 — 6729-33 Beckwith Road
June 11, 2019
The applicant has reported that he will present a detailed plan to the Commission regarding the replacement of
trees marked for removal. The plan should indicate the general location, species, and diameter at breast height
(DBH) of planned replacements. Because Lots 1, 2, and 3 are to be sold prior to development, the Plan
Commission might add as a condition of approval that a landscaping and tree preservation plan be submitted for
approval by the Appearance Commission for any future development of Lots 1, 2, and 3.
The removal of trees that are in poor health or of an invasive or undesirable species can be a positive thing for an
urban canopy if they are replaced with high quality trees that are suitable to the site's growing conditions and
properly maintained. Young trees may not provide the immediate benefits that mature trees provide, but a
diversity of age ensures that when older trees eventually die, younger mature trees are present to maintain the
canopy and continue delivering benefits. A mixture of younger and older trees serves as a succession plan for
trees on a property. Likewise, a diversity of species improves a tree population's resistance to large losses due to
insect infestation, disease, and adverse environmental conditions.
Subdivision Standards
The Plan Commission can approve the application as presented, recommend changes, or deny the application
based on the following lot standards, as set forth in Section 12-8-4:B of the Unified Development Code:
1. In general, lots should be as nearly rectangular in shape as practicable. Width and area of lots shall
conform with lot width and area requirements set forth in chapter 4, "Zoning Districts", of this title. In
the case of comer lots, the plan commission may make variations to encourage the proper development
of intersection design and traffic safety.
2. Depth of lots shall be in accordance with plan commission requirements, but not less than one hundred
fifteen feet (115') in depth for interior lots and ninety feet (90') in depth for corner lots, unless varied by
the plan commission.
3. All lots shall abut on a publicly dedicated street.
4. Side lines of lots shall be at right angles or radial to the street line or substantially so.
5. Double frontage lots are not permitted except:
a. Where lots back upon an arterial street, and in such instances, vehicular and pedestrian access
between the lots and the arterial street is prohibited.
b. Where topographic or other conditions render subdividing unreasonable, such double frontage
lots shall have an additional depth of at least twenty feet (20') in order to allow for a protective
screen planting on one frontage.
c. Lots abutting upon a watercourse, drainageway, channel or stream shall be an additional depth
or width, as required to provide an acceptable building site.
6. In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth,
watercourses, historic spots or similar conditions.
7. AH lots shall conform with chapter 11, "Landscaping And Trees", and chapter 14, "Flood Damage
Prevention", of this title and shall require a storm water management analysis and with the storm water
drainage requirements set forth in this code.
Recommendation
Should the Plan Commission approve PC Case#19-03, staff suggests the following motion and conditions:
The Plan Commission approves Case #PC19-03, a request for a Subdivision per Title 12, Chapter 8, of Ordinance
07-07 (tillage of Morton Grove Unified Development Code) to create four new conforming lots and one non-
conforming lot from four existing parcels of record at 6729 and 6733 Beckwith Road, with the following
conditions:
1. The improvement of Oudot A shall be limited to stormwater management facilities or other approved uses
ancillary to an abutting and conforming residential lot;
2. A landscaping and tree preservation pian shall be required for the future development of Lots 1, 2, and 3,
and an Appearance Certificate shall be granted by the Appearance Commission prior to the issuance of a
building permit; and
3
PC 19-03 — 6729-33 Beckwith Road
June 11, 2019
3. The subdivision shall be recorded in accordance with the requirements of Title 12, Chapter 8 and with all
materials submitted with the Variation Application, including all revisions presented at the June 17, 2019,
hearing of Case PC 19-03.
Attachments
Application and related materials (submitted by applicant)
4
PC 19-03 - 6729-33 Beckwith Road
July 2, 2019
Attachment E
June 17, 2019, Plan Commission Presentation for Case PC 19-03
TREE REMOVAL EXHIBIT
BECKWITH CROSSING
4 LOT SUBDIVISION
g 6129-6733 BECHWITH, MORTON GROVE, ILLINOIS
B
c
SONO 424CL11142WC.
aaS5Y
a:
222
d C{e{{{jj��Ce
s{}e
jMt
333
66'442
�' ✓
;
s [.(.-
zii
a
5y`22
E{9
AA{{i
LR
•.Y
R
sR
a
'iRt
ff
39
11
'
339693
y3
3 I
le tl`
`3
s
s
FEF
F
! 9
E.RE EEE
R
E
F
,€
1/IIS
E`
)
t
.:....g
}i
44
s
i
9
P
,
da,
t
i'
y
tR
s(
i
4
9P9:F
iiia
t
@
R4✓
p
d
i
t
i
;64
0
s
19
E
Blit
4
a
§¢
t
(d
;g
d9§
eq17
TREE REMOVAL EXHIBIT
BECKWITH CROSSING
4 LOT SUBDIVISION
g 6129-6733 BECHWITH, MORTON GROVE, ILLINOIS
B
c
SONO 424CL11142WC.
} AI
03
SAE/
m.3OV_a__a_a
CO
CO
HI
S w{
i °va Ssmove __,0
PROPOSED UTILITY PLAN
OVERALL SITE
BECKWITH CROSSING
4 LOT SUBDIVISION
6729-6733 BECHWITH, MORTON GROVE, ILLINOIS
B
C
BONO CONSULTINGONSUG INC.
sanae
'ONI'ON1WnSNOO ONOE
Igl
SIONI11I'3A080 N01uOW'HUIMH339 CEL9-6ZL9
NOISIAI0905101 E
ONISSOHO HIIMN039
11131HX3 ONIOVND 03SOdOid
J
1
C')
C
y
6
ISIi I11
L
..
fit
'I
I ;t1
fi l f
I`�1 1i11 1111
I. 1,..
� 11 ! lilt' I 1�i�'�1
I, , , ' r'1 S'
111 / u1l 1 iijlil I �!i!
j Sl fj 5f� , 1'I 1 i� j � IA!
11 hid# 11 I'>< 1 S !�l �) I IA;
, jlljtiil i I i; ' I irll
ji�!!'1i ial
r!11j I! 1j
filuIuf 111j l!i I ILIE!I 1 •. ifii
E
Zubair Patel
ZAP Properties, LLC
9228 Nagle Avenue
Morton Grove, IL 60053
June 25, 2019
Re: Waiver of second read for Beckwith Crossing subdivision
Ralph Czerwinski
Village Administrators Office
Village of Morton Grove
6101 Capulina Avenue
Morton Grove, IL 60053
Dear Mr. Czerwinski,
I am writing this letter to request you to recommend morton grove board of trustee to waive second read for
backwith subdivision application. The application is unanimously approved by both appearance and planning
commission. Planning commission in two meetings went at length to review subdivision of lots and stormwater
detention, including neighbours concerns. We have to go though MWRD as well as village approval for
stormwater management system where detail design will be reviewed and approved.
We had initial discussion of the project with village staff in January but due to the staff departure, which we
were unaware of, lost few months on application. Now we are in July and after board approval we still need to
go through cook county process to complete subdivision process to obtain PIN and addresses. With cold
winter approaching we like to speed the process up for sale of two of the divided Tots (lot 1 and lot 2) and also
start construction of stormwater detection as well as my own single family house on lot # 4. All these is not
possible until
Mr. Czerwinski, sitting on property through winter will put financial burden on me and significantly delay the
project. I would think village would also like to have houses constructed to improve its own tax collection.
I will greatly appreciate your help in recommending waiver of second read by board of trustees. If you need
any additional information please let me know.
Sincerely,
Zubair Patel
ZAP Properties, LLC
9228 Nagle Avenue
Morton Grove, IL 60053