Minutes of the Regular Meeting of the Planning and Zoning Commission Au8ust 19, 2015 A. CALTTOORDER The Regular Meeting of the Planning and Zoning Commission was held on Wednesday, August 19, 2015 at the Village Hall Board Room, 10 North Water Street. The meeting was called to order at 7:00 p.m. by Chairman Brian Carlson. Chairman Carlson stated the role of the Planning and Zoning Commission and the procedures for the meeting. B. ROIL CALL Commissioners present were: Chairman Brian Carlson, Tom Kusswurm, Greg Lieser, Vice- Chairman Jennifer McClure, Cynthia Tarka and Rich Watson. Members absent were: Leo Metz Staff present were: Steve Super, Village Administrator; Marc McLaughlin, Community Development Coordinator; and Dione Stirmell, Recording Secretary. C. APPROVAT OF MINUTES: Minutes of the July 75,2075 Regular Planning and Zoning Commission Meeting A motion by Member Lieser to approve the minutes of the July 15,2075 Regular Meeting of the Planning and Zoning Commission was seconded by Vice-Chairman McClure. A voice vote of all ayes and no nays; Chairman Carlson voted aye. Member Tarka and Member Watson abstained. There was no further discussion of the motion. The motion ca rried. D, Public Hearing and Discussion: Concept Plan, Special Use Permit for a Preliminary Planned lndustrial Development and a Zoning Map Amendment from an F-1 Farming District, l-1 Limited lndustrial District, and B-3 LaFox Street Corridor Business District to the l-2 General lndustrial District for approximately 54 acres located on the property adjacent to the Bowes Road extension - Benson, Plote and Rakow. Chairman Carlson opened the public hearing at 7:03 p.m. Chairman Carlson verified that the applicant presented an affidavit or other evidence that were satisfactory to Staff that they notified properly. To which Mr. Bazos confirmed. Marc McLaughlin explained the Petitioner, Benson, Plote, Rakow, are seeking acceptance of their Concept Plan, a Special Use Permit for a Preliminary Planned lndustrial Development, including a Preliminary Plat of Subdivision and a Zoning Map Amendment for the Bowes 1
Road Business Park. This development is alongside the Bowes Road extension, which is currently under construction. Marc McLaughlin explained the request for a Planned Development allows for deviations from the Zoning Ordinance. He explained the proposed development agreement, outlines all of the deviations and additional requirements the planned development must abide by. Marc Mclaughlin introduced for representative for the petitioner: Peter Bazos, 1250 Larkin Ave, Elgin, ll 60123 and Adam Neisendorf, 1141 E. Main Street, Suite 100, East Dundee, ll 60118. Mr. Bazos explained the Bowes Road extension has come to fruition because ofthe Village of South Elgin and other petitioners that have participated in contributing the funding. Mr. Neisendorf tha n ked the Village of South Elgin Staff for initiating the partnership to complete the Bowes Road extension. He explained this opportunity will bring new businesses and jobs to the community. He added they have hired a real estate broker and have a potential user who is in the preliminary stages. Chairman Carlson asked for Staffto highlight what amendments were proposed to the development agreement. Marc McLaughlin clarified the proposed development agreement, outlines all of the deviations and additional requirements the planned development must abide by. To summarize, if a screened berm is provided along Bowes Road, the site behind it has relaxed parking setbacks and on-site screening requirements. All of the required perimeter side and rear yards trees will be placed in the front yard along Bowes Road or La Fox Street instead of the side and rear yards. Additionally, if a proposed building meets the increased aesthetic design standards, only a staff review is required to issue a building permit; the request will not come before the Planning and Zoning Commission again unless it has a subdivision or zoning map amendment request attached to it. The Planned Development request also includes adding some uses as permitted, instead of the typical special use or not allowed in the l-2 district at all. They are animal shelters, building services, food service production uses, alcoholic beverage production, dry cleaning plants and laundry, metal stamping, perfume manufacturing, propane storage and filling, recycling center, and commercial parking lot. Member Watson wanted to clarify that tonight's approval would allow Staff to have the authority to approve the aesthetic review without it going to the Planning and Zoning Commission. To which Marc Mcl-aughlin replied that was correct. Member Watson asked why Staffwould allow a landscape berm to be removed. Marc Mclaughlin explained that eliminating the landscape would require increased aesthetics on the building and there would be no need to screen the building. Member Watson was not in favor of Staff doing the aesthetic reviews. He felt that it should be brought to the Planning and Zoning Commission for approval. Mr. Bazos said they did not have a problem if the berm is eliminated to seek approvalfrom the Planning and Zoning Commission for aesthetic review Chairman Carlson asked where the landscape would be distributed when the landscape 2
berm is eliminated. To which Marc McLaughlin explained it would be required in the rear and sides yards but not the entire perimeter. Steve Super interjected that they are trying to give some flexibility to the potential user. He added Staff did not feel the need to screen an attractive building. Vice-Chairman McClure asked if there will be any cul-de-sacs allowed. Marc McLaughlin replied there would be one allowed. However any additional cul-de-sacs would be private. Member Watson asked who would be required to maintain the private cul-de-sacs. To which Marc McLaughlin replied the land owners. Vice-Chairman McClure asked if the detention pond was part of the Bowes Road project. Mr. Neisendorf explained the pond needs to be stabilized but it will include their detention. Chairman Carlson asked if the detention pond would be wet or dry. Mr. Neisendorf replied wet. Member Tarka asked how deep the detention pond was. Marc Mclaughlin replied 10 foot as it slopes. Vice-Chairman McClure asked if there were any plans for improvements to Route 31. Marc Mctaughlin replied that the intersection at Bowes Road and Route 3l would be squared and a traffic light will be insta lled with additionalturn lanes. Chairman Carlson asked if there was any discussion. Hearing no comments or concerns Chairman Carlson entertained a motion to accept the Findings of Fact. A. The proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility, which is in the interest of the public and will contribute to the general welfare of the neighborhood or community. Petitioner's Findings: Yes, the proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility, which is in the interest of the public and will contribute to the general welfare of the neighborhood or community. B. The proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare. Petitioner's Findings: Yes, the proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare. C. The proposed structure or use will be designed, arranged and operated so as to permit the deve[opment and use of neighboring property in accordance with the applicable district regu lations. Petitioner's Findings: Yes, the proposed structure or use will be designed, arranged and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. 3
D. Such other standards and criteria as are established by this chapter for a particular special use as set forth in this subchapter and applied to planned developments under Section r54.230? Petitioner's Findings: Yes, such other standards and criteria as are established by this chapter for a particular special use as set forth in this subchapter and applied to planned developments under Section 754.230 have been addressed. A motion by Member Watson that the Planning and Zoning Commission accept the Findings of Fact as presented by the Petitioner was seconded by Member Kusswurm. There was no further discussion of the motion. A voice vote of all ayes and no nays; The motion carried Chairman Carlson asked if there was any discussion. Hearing no comments or concerns Chairman Carlson entertained a motion to close the public hearing. With no further testimony, a motion by Member Kusswurm to close the public hearing was seconded by Member Lieser there was no further discussion of the motion. A voice vote of all ayes and no nays; Chairman Carlson closed the public hearing at 7:35 p.m. The motion ca rried. A motion by Vice-Chairman McClure that the Planning and Zoning Commission recommend approval to the Village Board of petition CD15-003 for a Concept Plan for a Planned lndustrial Development, a Special Use Permit for Preliminary Planned lndustrial Development, a Preliminary Plat of Subdivision, and a Zoning Map Amendment from the F-1 Farming district, l-1- Limited lndustrial district, and B-3 La Fox Street Corridor Business district to the l-2 General lndustrial for approximately 54 acres known as the Bowes Road Business Park contingent with the amendment that the Planning and Zoning Commission approve aesthetic reviews was seconded by Member Watson. There was no further discussion of the motion. Vote as follows: Ayes: Nays: Abstain: Absent: Carlson, Kusswurm, Lieser, McCIure, Tarka, Watson None None Metz The motion ca rried (6-0-0-1) E. Public Hearing and Discussion: Special Use Permit for a Public Works Facility and a Zonin1 Map Amendment for approximately 13 acres from the F-1 Farming District to the l-2 General lndustrial located at 1000 Bowes Road - Village of South Elgin. 4
Chairman Carlson verified that an affidavit or other evidence that were satisfactory to Staff that they notified properly. To which Marc McLaughlin confirmed. Chairman Carlson opened the public hearing at 7:38p.m Steve Super explained The Petitioner, Village of South Elgin, is seeking a recommendation to build a public works facility located at 1000 Bowes Road. A facility needs analysis was conducted in 2008 which identified the lack of space for Public Works and that the building has fallen behind in useful life. Since then, the Village has been looking for a reasonable location to relocate Public Works. With the approval of the Bowes Road extension, this area became an ideal location. This property was purchased by the Village on May 1, 2014. The building will be constructed of pre-cast concrete panels with an exterior painted finish. lt is anticipated that the building will be neutral tones, with the finalcolor determination to be at a later date. The buildings main entrance will face east. One overhead door will face Bowes Road; all others will face east or north. The building will be 28 feet tall. Steve Super added that the Village has outgrown the current Public Works facility and it does not fit their needs efficiently especially in snow events. Steve Super touched on the financial end of the proposed building adding that it will not increase cost to residents. He felt this was the perfect site location because of its unique shape. He explained the site will be located on approximately 9 acres as opposed to the current Public Works building which is located on approximately 1.5 acres. He explained this location allows direct snow routes without disrupting the residential areas during a snow event. Steve Super added the new Public Works facility will provide a security gate area with a three way entrance to the building and key fobs for employees. Steve Super explained there would be extra parking for future growth and a training room that will accommodate up to 50 people. Also, the new facility will provide a locker room and an outdoor patio area. The layout of the building enables Staffto work more efficiently. Steve Super highlighted the rooftop units will be concealed in the office area and there will be heaters hung from the ceiling rafters in the garage which may require some vents on the roof. Steve Super highlighted the extensive landscaping. Vice-Chairman McClure asked if the garbage dumpsters will be screened. To which Steve Super replied they will be located in the back of building behind the fence. Member Kusswurm asked if the fence would be 8 foot high and around the entire perimeter. To which Steven Super confirmed the fence will be 8 foot high, however the fence will not be around the entire perimeter of the parcel. He added they may install additional fencing to the back of the site to screen the golf course. Member Tarka asked how many employees Public Works has. Steve Super replied 18 and over 50 pieces of equipment. Member Lieser asked if there were any environmental issues. Steve Super replied no. Member Lieser asked when construction would begin. Steve Super explained that earthwork will start within 30 days with a footing to follow and foundation precast delivered in January. He explained they hope the building will be completed by August, 2016 Member Tarka what kind of lighting will be used in the proposed building. Steve Super 5
replied LED lighting and they are looking into installing sky lights. Member Kusswurm asked if there were any plans to have a sign installed. Steve Super stated it depended on the budget. Cha Cha rman Carlson asked if there was any discussion. Hearing no comments or concerns rman Carlson entertained a motion to accept the Findings of Fact. A. The proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility, which is in the interest of the public and will contribute to the generalwelfare ofthe neighborhood or community. Petitioner/Staff's Findings: Yes, the use will contribute to the generalwelfare ofthe com m un ity. B. The proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare. Petitioner/Staff's Findings: Yes, the use matches the neighboring industrial uses C. The proposed structure or use will be designed, arranged and operated so as to permit the development and use of neighboring property in accordance with the applicable district regu lations. Petitioner/Staff's Findings: Yes, the property will not prohibit the development ofthe su rrounding land. A motion by Member Tarka that the Planning and Zoning Commission accept the Findings of Fact as presented by the Petitioner was seconded by Member Kusswurm. There was no further discussion of the motion. A voice vote of all ayes and no nays; The motion carried (6-0-0-1). Chairman Carlson asked if there was any discussion. Hearing no comments or concerns Chairman Carlson entertained a motion to close the public hearing. With no further testimony, a motion by Member Tarka to close the public hearing was seconded by Member Watson there was no further discussion of the motion. A voice vote of all ayes and no nays; Chairman Carlson closed the public hearing at 8:00 p.m. The motion carried (6-0-0-1) A motion by Member Watson that the Planning and Zoning Commission recommend approvalto the Village Board of petition CD15-006 for a Zoning Map Amendment from the F- 6
1 Farming district to the t-2 General lndustrial district, a Special Use Permit for a Public Works Facility, a Class l Site Plan Review and Aesthetic Design Review for 13 acres located at 1000 Bowes Road was seconded by Member Lieser. There was no further discussion ofthe motion. Vote as follows: Ayes: Nays: Abstain: Absent: Carlson, Kusswurm, Lieser, McClure, Tarka, Watson None Non e Metz The motion carried {6-0-0-1) F. PUBTIC COMMENT No citizens came forward to address the Commissioners. G. NEW BUSINESS Steve Super announced Megan Golden had baby Lou and Mom and baby are doing well H. ADJOURNMENT Having no further business, a motion made by Member Watson to adjourn the regular meeting of the Planning and Zoning Commission was seconded by Vice-Chairman McClure. With a voice vote of all ayes and no nays, Chairman Brian Carlson adjourned the meeting at 8:12p.m. Respectfully submitted, i \,.j( (/,l Dione Stirmell Recording Secretary 7