VILLAGE OF ITASCA PLAN COMMISSION REGULAR MEETING DRAFT MINUTES June 21, 2017

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1 VILLAGE OF ITASCA PLAN COMMISSION REGULAR MEETING DRAFT MINUTES June 21, 2017 CALL TO ORDER The Village of Itasca Plan Commission Meeting was called to order by Chairman Mark Kischner at 7:00 p.m. ROLL CALL Present: Chairman Kischner, Commissioners Bob Hoffmann, Eric Swets, Jeff Holmes, Lori Drummond and Krista Ray Absent: Commissioner Nina Lill Also Present: Shannon Malik Jarmusz, Senior Planner; Yordana Wysocki, Village Attorney; Jacob Lawrence, Recording Secretary NEW BUSINESS PC RagingWire Data Centers with Hamilton Partners ROC District on vacant lot north of the terminus of Hamilton Lakes Drive at Pierce Road Class I Site Plan Approval, Plat of Subdivision, Building Height Variance, FAR Variance, Buffer Yard Variance, Signage Variance, Fence Variance, Subdivision Ordinance Request for Relief from Street Tree Requirements PETITIONER PRESENTATION Chairman Kischner introduced Case PC , Raging Wire Data Centers, Inc. request for approval to construct a data center with ancillary offices on property owned by Hamilton Partners. The petitioner is seeking Class 1 Site Plan approval, subdivision approval, amendment to the Chancellory at Hamilton Lakes Concept Plan, variances from the Zoning Ordinance pertaining to building height, floor area ratio, yard buffering requirements, signage, fencing, parking and landscaping in the required front yard setback, and relief from the Subdivision Ordinance with regard to street tree requirements. Senior Planner Shannon Malik Jarmusz reported that the variance regarding the amount of parking and landscaping in the front yard setback is no longer needed, due to code revisions subsequent to the original petitioner s request. She also noted that staff and developers are discussing interpretation of the FAR section of the Zoning Ordinance and its applicability to this project, and additional Engineering and Planning related comments are anticipated. Malik Jarmusz notified the Commission that the

2 Hamilton Lakes Property Owners Association has approved the architectural and landscaping plans as proposed thus far. Commissioner Hoffmann requested the date of Leigh Fabbri s most recent letter. Mrs. Malik-Jarmusz noted the letter was dated today, June 21, 2017 and received at 3:00 this afternoon. Ron Lunt provided a history of his work with Alan Hamilton on Hamilton Lakes since 1972, and noted that the original zoning ordinance provided for data centers. Lunt expressed his favor of the Raging Wire data center on the 13 acres of property previously used for a treatment plant. Other potential benefits cited by Lunt included the facts that petitioners do not need frontage on Pierce Road, they don t want to be easily identified due to security concerns, it is a viable use for previously unusable land, the facility may attract other technology firms to the area and additional funds would be available for roads and maintenance on the facility. Carl Lubawy, Director of Design Facilities for Raging Wire, provided background on the company and described what a data center is. Eighty percent of Raging Wire was purchased by NTT Communications, a worldwide telecommunication company with facilities in Great Britain, Europe and Asia. Lubawy s presentation included an introduction to David McCallum, Landscape Architect for the project; Civiltech, who performed the traffic survey; Integrated Design Group, architects and engineers of record for the facility; and Bob Gudmundson who is assisting with project coordination. Photos and statistics of Raging Wire facilities in Sacramento, California, Ashburn, Virginia and Garland, Texas were also displayed. Lubawy noted the data center would require minimal signage and minimal parking, as most of the building would house equipment and not staff. Staffing is anticipated to total people, working flex hours to cover operations 24 hours a day, 7 days a week. Commissioners Holmes and Drummond questioned Lubawy on the use and necessity of generators and transformers on site. Commissioner Swets questioned the sound decibels that would emanate from the generators. Holmes questioned the fuel capacity of each generator. Peter Norris, Design Architect with Integrated Design Group, explained components of the data center s design. He noted special care was taken on areas visible to the public, including masking fencing behind landscaping. Fencing is a required component of data centers due to the confidential nature of the business and security concerns. The proposed fencing would be a picket-style, 8 tall, black border, designed to be inconspicuous. A discussion of building, parapet and facades heights ensued. Lubawy explained what would occur in each of the three phases of construction. Commissioner Swets questioned what would happen to the building if it did not turn out to be as financially viable as anticipated, or if funding were not obtained for all three phases of construction. Lubawy reported that NTT will finance the construction process, and demographics are quite favorable for this endeavor.

3 Commissioner Hoffmann requested clarification on colors and materials used for the guard house. Malik Jarmusz clarified that the petitioner s request for variance from the street tree requirement was based upon their incorporation of mature trees into the landscape plan and due to the fact that a narrow portion of the property actually has frontage along Pierce, making street trees every 50 at the entrance at Hamilton Lakes Drive and Pierce unfeasible. She asked Village Attorney Jordana Wysocki for her input. Wysocki did not believe it would be an issue. Petitioner Lunt noted that the presence of sewer lines and power lines on Pierce Road interferes with the practicality of having trees every 50 feet. Lunt further noted if that lot were to be developed, power and sewer lines would probably be relocated to exactly where the trees would be placed. Mrs. Malik-Jarmusz suggested adding a condition of approval to make sure street trees defer to future site plan approvals. Commissioner Swets agreed to the principal of having the condition added, however he did not feel the burden for doing so should fall on Raging Wire. Commissioner Hoffmann noted that granting Raging Wire relief from street requirements does not grant the entire site relief of the requirements. Commissioner Holmes requested clarification on precast building materials and screening for the generators. Chairman Kischner expressed concern that parking would inadequate, giving the plan to rent office space. Lubawy outlined protocols used to establish their parking requirements. Commissioner Swets questioned frequency and duration of visits by maintenance staff, HVAC technicians, generator repairmen and subcontractors. Lubawy reported there would be nine critical facility operators. Commissioner Drummond asked Lubawy if he would be generating any revenue for the Village. Lubawy reported there is a good tax base, a training center that may occasionally be available to community groups, and some job openings and other community benefits. Drummond inquired specifically if Raging Wire selling office space would kick back to the Village. Lubawy stated a lot of money would be generated into the Village, but he did not have data available at this time to answer the question more specifically. Commissioner Hoffmann stated the biggest income generator would probably be utilities tax. Mrs. Malik-Jarmusz added that income will come from property taxes and Mr. Lunt added that real estate taxes, retail sales tax and ancillary services such as hotels and restaurants would all benefit the Village. Chairman Kischner expressed concern that the building and black fencing made the site look like a prison. Kischner also stated his disappointment that landscaping was not incorporated into the plan renderings.

4 David McCallum, Landscape Architect on the project, provided a description of all landscaping adjacent to the fence. Proposed landscaping would utilize evergreen trees, shade trees and ornamental trees to camouflage fencing. Chairman Kischner and Commissioner Swets initiated a discussion on whether fencing should be placed on the inside of the storm water catch basin or on the outside perimeter of it. McCallum noted the proposed fence is on the inside of the pathway to keep people away from the stormwater management area for safety and security reasons. Following extensive discussion on various plan components, the following actions from the summary on page 10 of the Staff report dated June 21 st were taken: A. Amendment to the Chancellory at Hamilton Lakes Concept Plan to permit a 2-story data center The Commission allowed item A to be skipped, as it is currently standard protocol. B. Class I Site Plan Review for the purpose of constructing a data center in the ROC district The Commission allowed item B to be skipped, as it is currently standard protocol. C. Preliminary Plat of Subdivision The Commission allowed item C to be skipped, as it is currently standard protocol. D. Zoning Ordinance Variance to permit building height greater than 45 Following discussion, the Commission expressed approval of Variance D. E. Zoning Ordinance Variance to allow FAR greater than 0.6 Interpretation as to whether the variance pertains to the entire ROC or just this project was discussed. In either eventuality, Variance E was allowed by the Commission. F. Zoning Ordinance Variance to eliminate the required 50 buffer yard requirement The buffer yard requirement variance was approved by the Commission. G. Zoning Ordinance Variances for signage A discussion of current signage allowances commenced. Current code allows 48 square feet per sign. The proposed signage would be double-sided, for a total of 93 square feet. Due to the size of the project, variance for two-sided signage was approved.

5 H. Zoning Ordinance Variance for fencing Lubawy noted the fencing is a critical component of the entire project, and a security requirement for potential clients. Chairman Kischner reported that he would not approve the fencing variance without seeing a rendition of the fence screened. Lubawy offered to prepare computer renderings showing the landscaping. Remaining Commission members with the exception of Kischner approved the variance for fencing. I. Zoning Ordinance Variance to permit additional parking and less landscaping than required in the front yard setback This variance request was stricken. J. Subdivision Ordinance request for relief from street tree requirement due to configuration of lot. Relief from the street tree requirement was conditionally granted, pending approval of the final plan. Chairman Kischner requested that issues outlined in the Robinson memo dated May 30 th and responded to by Lubawy on June 8 th be addressed. Current plans for parcel 580 will include a maintenance facility; the maintenance building will stay there and Hamilton Partners will operate their maintenance for the park from there. Raging Wire will work closely with the Village and with Commonwealth Edison to find the most feasible solution for electrical and communication requirements. The secondary emergency access at the southeast corner of the site will be surrounded by grasscrete, a strong, waffle-like structure that grass grows through yet is sturdy enough to support fire trucks. If this solution is not acceptable to the Fire Department and the Village, the area will be paved. Final engineering plans will include exhibits showing turning movements. The trail along Lake 5 will be relocated but will remain on private property and an easement will be provided. The Commission approved a condition for approval that 21 additional parking spaces will be installed if the Village deems it necessary, although all currently felt 150 spaces would be adequate. Commissioners unanimously agreed that land-banking is not necessary.

6 Regarding aisles and parking for a carriage walk directly into the site adjacent to the access drive coming off of Pierce Road, the petitioner will provide easements and work with the Village regarding specifications and necessity. Commissioners agreed to adhere to traffic specifications proposed by the consultant for the Village. Configuration of the guarded entry area and limiting access to Parcel D3A will be determined based on whether a traffic study shows future traffic volumes would require installation of auxiliary turn lanes along Pierce. Petitioner understands that any work that occurs within the flood plain must conform to DuPage County stormwater management requirements. A development agreement will be required to address proposed public improvements. Two dedicated connections will be made to the municipal domestic water system owned and operated by the Village for fire a suppression system. A new water ring will encircle the building, providing fire hydrants in accordance with lease requirements. Mr. Gudmundson provided a background on changes to the sanitary system following the addition of a horseshoe curve into Pierce Road. As a result of this change, and of the Hamilton Lakes development vacating their waste treatment system, there are now 2, 5 deep sanitary locations. These are not sufficient to support the Raging Wire development. A new, gravity system will be augered under the southerly throat of the lake to get to the sanitary sewer on the west side of the lake. Additional fire hydrants will be installed to meet spacing requirements established by the Village and the Fire District. Chairman Kischner called for public comments. Hearing none, the audience participation portion of the meeting was closed. STAFF REPORT Mrs. Malik-Jarmusz reported that Hamilton Partners and Raging Wire were in agreement regarding the recapture fee specified in the development agreement. Mrs. Malik-Jarmusz read into the record a letter dated June 21 st from Leigh Fabbri, Director of Bureau of Fire Prevention, outlining their potential concerns regarding the project. Staff recommends the following conditions of approval:

7 1. Draft development agreement must be finalized and agreed to in concept prior to scheduling of Committee of the Whole. 2. The plat of subdivision prepared by Edward J. Malloy & Associates, revised June 5, 2017, must be revised to include a title or subdivision name. 3. Verification of calculations provided pertaining to the variance request for maximum amount of parking, drive aisle and landscaping open space in the required front yard setback is to occur prior to scheduling of Committee of the Whole. 4. Phased development is expected to take approximately 4 years, so staff suggests that conditions be valid for a period of five years from the date of Village Board approval, rather than the existing one-year duration. 5. Additional information on site lighting must be reviewed by staff prior to scheduling Committee of the Whole. 6. Applicant will clarify location, dimensions and setbacks for all planned signage, including numerals, ground signs and wall signs. 7. Maintenance information on the emergency lane must be provided. 8. Written evidence demonstrating that Hamilton Lakes Association is comfortable with proposed architectural elevations must be obtained. (This has been received.) 9. Applicant must adhere to traffic impact study recommendations provided by CivilTech on June 7, 2017, engineering review comments from Amy McKenna dated May 1, 2017 and May 30, 2017 and subsequent memos, Planning Review comments dated June 1, 2017, staff report dated June 21, 2017 and subsequent memos, Itasca Fire District review comments dated May 3, 2017 and May 31, 2017 and notes for today s meeting and subsequent memos. 10.The project must comply with all Village ordinances, building codes, subdivision regulations, standard specifications and DuPage County stormwater ordinance. 11.Any favorable recommendation is subject to final engineering approval. 12.Street trees will be deferred to future developer of the sites adjacent to the drive aisles. Chairman Kischner reiterated his displeasure at not seeing architectural or landscape detail showing full fence screening, and in the appearance of proposed building sides. Motions this Hearing, the Plan Commission recommends approval of the Amendment to the Chancellory at Hamilton Lakes Concept Plan revised as of April 12, 2017 to permit a two-story data center variance.

8 All of the following recommendations are contingent upon the Staff Conditions/Recommendations in the memo dated June 21, 2017, as amended, be met prior to the scheduling of an Itasca Village Board review, unless otherwise specified therein: this Hearing, the Plan Commission finds that the application is generally compliant with the requirements for a Class I Site Plan. this Hearing, the Plan Commission recommends that the Plat of Subdivision be approved subject to revision to include title/subdivision name. this Hearing, the Plan Commission recommends that the Variance to allow a building height of seventy-three (73) feet, which is greater than forty-five (45) feet as provided in the Zoning Ordinance, be allowed.

9 this Hearing, the Plan Commission recommends that the Variance to allow an FAR of 0.81, which is greater than 0.6 as provided in the Zoning Ordinance, be allowed. this Hearing, the Plan Commission recommends that the Variance to eliminate the fifty (50) feet buffer yard requirement be allowed due to the configuration of the site. this Hearing, the Plan Commission recommends that the Variance for signage be allowed.

10 this Hearing, the Plan Commission recommends that the Variance for an eight (8) feet security fence around the property be allowed. Consideration shall be given to relocate part of the fence on the east side from outside the detention pond to between the pond and the building. this Hearing, the Plan Commission recommends that the Subdivision Ordinance request for relief from street tree requirements due to the configuration of the site be allowed. MINUTES The Plan Commission approves the minutes of the January 18, 2017 Regular Meeting as submitted. Commissioner Hoffmann made a motion to APPROVE. Commissioner Swets seconded the motion. Motion carried by unanimous voice vote of the members present. The Plan Commission approves the minutes of the April 12, 2017 Special Meeting as submitted.

11 Commissioner Hoffmann made a motion to APPROVE. Commissioner Swets seconded the motion. Motion carried by unanimous voice vote of the members present. The Plan Commission approves the minutes of the April 19, 2017 Regular Meeting as submitted. Commissioner Hoffmann made a motion to APPROVE. Commissioner Swets seconded the motion. Motion carried by unanimous voice vote of the members present. The Plan Commission approves the minutes of the May 17, 2017 Regular Meeting as amended. Commissioner Hoffmann made a motion to APPROVE. Commissioner Swets seconded the motion. Motion carried by unanimous voice vote of the members present. PROJECT UPDATES AND ANNOUNCEMENTS No project updates or announcements were presented. ADJOURNMENT Commissioner Hoffmann moved to close the public hearing. Commissioner Swets seconded the motion. The motion carried with unanimous approval and the meeting adjourned at 9:32 p.m. NEXT SCHEDULED MEETING The next regular meeting is scheduled for Wednesday, August 16, 2017 at 7:00 p.m.