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HomeMy WebLinkAboutPLAN COMMISSION - 07/12/2021 - PC Docket 21-5, Text Amendment Zoning Ord replace Ch 7, Article DElk Grove Village Plan Commission Minutes July 12, 2021 Present: S. Carlson F. Geinosky K. Weiner L. Bacigalupo P. Rettberg Absent: J. Glass G. Schumm J. Morrill R. DeFrenza Staff: B. Kozor, Plan Reviewer/Inspection Supervisor R. Raphael, Engineering Supervisor N. Radcliffe, Senior Management Analyst Petitioner(s): Acting Chairman Geinosky called the meeting to order at 7:16 p.m. Commissioner Rettberg moved to appoint Commissioner Geinosky as Acting Chairman of the Plan Commission. Commissioner Carlson seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Rettberg, Bacigalupo) AYES, the motion passed unanimously. Item 1: June 21, 2021 Meeting Minutes Commissioner Rettberg moved to approve the meeting minutes of June 21, 2021. Commissioner Weiner seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Rettberg, Bacigalupo) the motion passed unanimously. Item 2: PC Docket # 21-5: Text Amendment to Zoning Ordinance to remove and replace Chapter 7, Article D (Village of Elk Grove) Acting Chairman Geinosky read the legal notice into the record and asked the Petitioner to explain their purpose before the Plan Commission. N. Radcliffe stated he is presenting on behalf of the Village of Elk Grove regarding a new Zoning District, an Innovation and Technology Park, which would replace the current Office Park Zoning Northwest Point Office Park. Northwest Point has had issues with vacancy throughout its forty 1 years of existence. N. Radcliffe stated that this text amendment is a Village initiative to attract new development, redevelopment, and innovation opportunities to the area. The goal is to attract high tech based companies, entrepreneurship companies and innovative businesses to the park. N. Radcliffe stated that due to the COVID-19 pandemic, office space use is declining rapidly, whereas industrial demand is at an all-time high. The Industrial vacancy rate is at just above four percent for Elk Grove Village. N. Radcliffe stated that this Village initiative was modeled after the Elk Grove Technology Park. This district will provide specific standards incorporating innovation and entrepreneurship. N. Radcliffe stated that permitted uses of the Innovation Park would include entrepreneurship centers, co -working centers, professional offices, data centers, and restaurants, excluding drive-thru. N. Radcliffe stated Conditional Uses would include clean manufacturing, medical R&D, precision engineering, and tech based operations. Special uses would include surgery with outpatient care, entertainment facilities, hotels, and churches. Prohibited used are listed in the design guidelines. N. Radcliffe stated that according to real estate data, the Northwest suburban office market's vacancy is at about thirty percent. A healthy baseline vacancy rate for the office market would be fifteen percent, which Northwest Suburbs doubles. N. Radcliffe stated that the current small building to large parking lot ratio found in Northwest Point is no longer needed for current office users. During the normal work week at Northwest Point, the parking lots are largely empty. N. Radcliffe stated that the Village's vision for the Innovation Park includes businesses like Yamazen and MC Machinery setting up headquarters which are uses that were approved by the Plan Commission. B. Kozor stated that he represents the Village of Elk Grove's Community Development Department. B. Kozor stated that one of the reasons that the Village is looking to introduce this Zoning District is to provide another opportunity for redevelopment in the area. B. Kozor stated that this parcel already has site amenities to attract a high -end clientele, similar to the walking paths at the Technology Park. The Village is looking to advertise this to companies nationwide to come set up their headquarters in Northwest Point. B. Kozor stated there are specific changes to this new district that require larger lot sizes, similar to the Tech Park, and there would also be design guidelines that would need to be followed. B. Kozor stated that screening is required for each parcel. B. Kozor stated that there would be more specific requirements for parking, such as land bank parking for future use, and more efficient use of parking lots. B. Kozor stated that the signage code reflects the industry standards, and mirrors design guidelines of the Technology Park. B. Kozor stated the lighting requirements similarly mirror the design guidelines of the Technology Park. Fences made of wrought iron would be permitted up to eight feet, and screening walls could be up to fifteen feet. B. Kozor stated that one of the goals with the fencing and screening regulations is to allow Data Centers to come in with the design guidelines reviewed and be able to proceed in a quicker manner. 2 N. Radcliffe concluded that there are many redevelopment opportunities that are available in the Office Park with this new district. The Northwest Point Office Park has struggled for over 40 years to attract tenants. N. Radcliffe stated that the Northwest Point Association provided their support for this zoning change and that the Association specifically said, "The Office Park is dead". Acting Chairman Geinosky asked who was interested in changing this ordinance. N. Radcliffe stated that it was a Village -wide initiative that all departments, including the Village Managers Office, were aware of and in favor of. The Mayor and Village Board were also aware of this zoning request, and were in support of it. B. Kozor stated it was staff initiated, led by Village Manager Ray Rummel. Acting Chairman Geinosky asked why is there a need to have two different ordinances for the same thing, in regards to the Technology Park ordinance and the proposed Innovation and Technology Park ordinance. B. Kozor stated that the Technology Park ordinance was part of an annexation agreement. B. Kozor stated this ordinance is not quite the same as the Technology Park ordinance. Commissioner Bacigalupo asked in reference to the current hotel, if residential is not allowed and if warehouses are not allowed, would someone like Amazon not be able to set up a facility in the Innovation and Technology Park. B. Kozor stated that a warehouse user like Amazon could come to the Plan Commission as a Special Use. The Village aims for warehouses to be an ancillary use for the Park. Commissioner Bacigalupo asked why warehouses are stated to be prohibited in the presentation, and not special use. B. Kozor stated any building that seventy-five percent (75%) would be used as a warehouse would be up for special use. Commissioner Bacigalupo stated that clarification is needed for that section of the new ordinance. Commissioner Bacigalupo asked the distinction between assisted living facilities and hotels. B. Kozor stated that hotels are typically temporary stays, or transient in nature. The desire is to allow a special use for hotels so current businesses like the hotel would not be non -conforming in the new ordinance. Commissioner Bacigalupo asked how to get the current occupants/tenants to comply with this new code and what that mechanism is. B. Kozor stated the goal is to not force the current occupants to comply with this new code. The goal is for redevelopment and new development to have to comply with it. Commissioner Bacigalupo stated that he overall supports this ordinance, but some clarification is needed for his vote. Acting Chairman Geinosky asked if the new ordinance has been reviewed by the legal department. N. Radcliffe stated that it would be reviewed by legal before being reviewed by the Village Board, and that the Deputy Director of Community Development Jared Polony worked with Deputy Village Manager Matthew Roan to develop it. R. Raphael stated that Village Attorney George Knickerbocker has seen the ordinance. Commissioner Rettberg asked if the Village is sure that the Office Park won't recover post pandemic. N. Radcliffe stated that according to the data it is unlikely to recover. The Village is trying to stay ahead of the curve by creating this new ordinance. B. Kozor stated that office buildings are allowed to stay office buildings if there were to be a resurgence in office usage. Commissioner Rettberg asked if the parking lots were empty pre -pandemic and if the Village is jumping too soon on this. N. Radcliffe stated that he is out in the Business Park a lot and it is always empty when he drives by. R. Raphael stated that there will also be a requirement for land bank parking. B. Kozor stated that these businesses will have to follow parking guidelines and prove they have the necessary parking for their uses. Commissioner Rettberg asked if there was any data from the area pre -pandemic. N. Radcliffe stated they didn't currently have any data from pre -pandemic, but can get some. N. Radcliffe also stated that the vacancy rate has always been high in the Office Park for as long as he's been in the Village. Commissioner Rettberg asked if there are any prospective businesses. N. Radcliffe stated that real estate professionals are always asking for opportunities in the Office Park. The Village has also lost opportunities to other municipalities due to the current ordinance. This will make it easier and more accessible for those businesses. Commissioner Carlson stated that his personal business has seen an erosion of office space build outs in the last decade. Commissioner Carlson stated that he has seen up to one point two (1.2) million dollars less every year for the past decade. Commissioner Carlson stated that office build - outs are dying. Commissioner Carlson stated that this ordinance is a great idea. N. Radcliffe stated that this is an exciting opportunity for the Village to innovate. N. Radcliffe stated that it would be special for Elk Grove Village to have a Technology Park, Business Park, and Innovation Park. 4 Commissioner Weiner asked in reference to 713-3, is a twenty-five story building defeating the purpose of the ordinance. B. Kozor stated that the purpose of the ordinance isn't to make any current businesses or building legal non -conforming. It is an existing ordinance that was carried over into this code. Commissioner Weiner asked, by giving this office park a name, are we pigeon holing what can go into the park. Commissioner Weiner stated that she is concerned that this will be too similar to the Technology Park, and the issues with the aesthetic of Microsoft. Commissioner Weiner stated that she hopes that there would be no carry over similar to the current Microsoft situation in the Technology Park. B. Kozor stated that yes we are pigeon holing the park in some regards. This park makes up four percent (4%) of the industrial space in the Village, and this ordinance is making that area very targeted and specific in what the Village wants to go in there. B. Kozor stated there are other parcels in the Village that businesses can move to if they do not fit the criteria of the Innovation and Technology Park. Commissioner Weiner stated that she has some concern about the pigeon holing and specific zoning code. Commissioner Weiner asked if there will be U-shaped parking in the Innovation and Technology Park, similarly to how it is used for manufacturing and with screening. B. Kozor stated that there are screening requirements for everything, infrastructure, rooftops, pump houses, AC units, and loading docks. B. Kozor stated everything will be buffered and landscaped per the minimum requirements which are quite strict compared to the rest of the industrial park. Commissioner Weiner asked if the screening carries over for dumpsters. B. Kozor stated that those have to meet the design guidelines as well. Commissioner Weiner asked if this ordinance is just for the four (4) currently vacant properties. B. Kozor stated that is correct, but all other parcels could be redeveloped as well. Commissioner Weiner asked why no restaurant drive-thru is allowed in the Innovation and Technology Park. B. Kozor stated that they would be a special use to be considered. Commissioner Weiner stated that she wants assurances that companies will follow the Village's design and aesthetic guidelines. Acting Chairman Geinosky stated that this ordinance needs to be carefully reviewed before recommending it. 9 Acting Chairman Geinosky asked if the seven (7) users in the park are aware that they have to go to the board for designs of the buildings, and if they were notified of the potential changes they'll have to follow. N. Radcliffe stated that the Association is aware that the Village is trying to change the ordinance and supports this. R. Raphael stated businesses now would have to meet the dual reviews of aesthetics, both the association and the Village. Acting Chairman Geinosky asked that since this ordinance would be changing the park from an Office Park to an Innovation and Technology Park, can we legally do this. Acting Chairman Geinosky stated he is trying to avoid legal questions, hurt feelings, and problems down the road since this was internally generated. Acting Chairman Geinosky asked if the Village Manager was in support of this ordinance. N. Radcliffe stated that the Village Manager's Office is in full support of this ordinance. Deputy Village Manager Matt Roan has been in contact with the association about this ordinance and has their support. Acting Chairman Geinosky asked if the design guidelines are given out to businesses. B. Kozor stated that yes they are given out. It is the first thing that happens when they come in for a proposal. B. Kozor stated that these guidelines are specifically looked at by the businesses before they start their projects. Acting Chairman Geinosky asked if these documents become part of the zoning code. B. Kozor stated that these documents would become a resolution and any changes to them would have to come to the Mayor and Village Board. Acting Chairman Geinosky asked in reference to the last line of the ordinance, if all Village Code applies, are we not just reinventing the wheel. B. Kozor stated that yes it is embedded into this ordinance. B. Kozor stated that this is from lessons learned from the Technology Park. Acting Chairman Geinosky asked if the zoning areas of I-1 and I-2 would apply to the Innovation and Technology Park. B. Kozor stated that it is more based specifically on noise, light, and glare. This ordinance is aimed at light industrial and high tech companies. Acting Chairman Geinosky asked if the guidelines themselves are part of the ordinance. B. Kozor stated that they are already existing. The guidelines are part of the resolution. Acting Chairman Geinosky stated in reference to page thirteen (13) Screening and Fences that they should be their own section instead of being lumped into the previous section. Acting Chairman Geinosky stated in reference to page four (4), that the last item, utility installation, should go under the Screening section. 0 Acting Chairman Geinosky asked why prohibited uses are not part of the ordinance itself. B. Kozor stated that if a good enough case is there for a business, then it could be a special use. B. Kozor stated that it gives the Village the chance to think about what should be prohibited now and in the future. Commissioner Weiner stated that restrictions should either be part of the ordinance or the title of it should be changed from the guidelines. Acting Chairman Geinosky asked if the seven (7) buildings are grandfathered into this ordinance. N. Radcliffe state that is correct, unless they pull permits or make a change to the building. Acting Chairman Geinosky asked if new office users are allowed and if we have to rewrite the ordinance for that. N. Radcliffe stated that new office space is allowed and they would just have to meet the new conditions of the ordinance. N. Radcliffe stated that if any existing tenant were to expand or redevelop they would have to meet the new requirements. Commissioner Weiner asked if Sheraton Hotel would be allowed to be redeveloped into assisted living. B. Kozor stated that residential, is not permitted, so it is prohibited under this ordinance. Commissioner Weiner stated that she would go down as a no vote until some of the language gets tightened up. Acting Chairman Geinosky stated that he is not ready to approve this ordinance yet. Acting Chairman Geinosky stated that this ordinance has merit and the presenters did a good job. Acting Chairman Geinosky stated that this ordinance should be tabled for now and wait for the other absent members to be present for any changes in the ordinance. Acting Chairman Geinosky stated he is concerned with the legal questions surrounding this ordinance. Acting Chairman Geinosky stated he would like the Village Attorney to review their thoughts on this ordinance. Commissioner Rettberg stated he is worried that a lot of questions were legal in nature and to have the Village Attorney answer any questions the Commissioners asked N. Radcliffe recommended to close the public hearing and reconvene with a meeting at a later date. Commissioner Weiner moved to close the public hearing. Commissioner Carlson seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Rettberg, Bacigalupo the motion passed unanimously. The public hearing closed at 9:05 pm. Item 3: Adjournment Commissioner Weiner moved to adjourn the meeting. Commissioner Carlson seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Rettberg, Bacigalupo the motion passed unanimously. Respectfully submitted, Nick Radcliffe Senior Management Analyst C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk 8