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HomeMy WebLinkAboutPLAN COMMISSION - 11/12/2003 - 1800 NICHOLAS/SPECIAL USE N Elk Grove Village Plan Commission Minutes Present: November 12, 2003 �CF Fc 0 AFD J. Glass F. Geinosky 1121401��fA�`5 2p03 E. Hauser C. Henrici OFC/of D. Sokolowski D. Paliganoff T.Thompson J.Meyers Absent: P.Ayers Staff: M. Roan, Assistant to the Village Manager Petitioner: R.Wehner,Krusinski Construction L. Koonmen, AMB Property Corporation D. Berca,Colliers B&K J.Kwasek,Kwasek Architects Chairman Glass called the meeting to order at 8:00 p.m. Item 1: November 5 Meeting Minutes Commissioner Henrici moved to recommend approval of the meeting minutes as written,and Commissioner Meyers seconded the motion. Upon voting(Glass, Geinosky,Hauser, Meyers,Henrici,Paliganoff, Sokolowski, Thompson,AYES, Ayers ABSENT)the motion carried. Item 2: PC Docket 03-9: 1800 Nicholas—Special Use Chairman Glass read the petition into the record. Secretary Gemosky swore in the petitioners. R. Wehner, of Krusinski Construction, stated that the purpose of this hearing was to present their proposal to demolish the existing structure at 1800 Nicholas and construct a new truck terminal. L. Koonmen,of AMB Property Corporation,then provided the Plan Commission with background information regarding their company. He noted that AMB is the second largest holder of industrial properties in the United States,with$5 billion in assets. In addition, Chicago is the third largest of the 25 markets that they have holdings in. In the Chicagoland, AMB owns and operates 12 million square feet of industrial space,with the majority located in the communities around O'Hare Airport. Of the 12 million square feet,AMB owns approximately 4.8 million square feet in Elk Grove Village. R. Wehner noted that they would be the general contractor for the project,which would consist of a 95-door truck terminal within a 36,000 square foot building. Chairman Glass then questioned the petitioners regarding the route that the trucks would be traveling. L. Koonmen noted that most trucks would orient themselves to Elmhurst and Busse, using Pratt and Lunt. - 1 - D. Berca,the petitioner's marketing agent from Colliers B&K,noted AMB has identified a market for the facility based upon the customer's need to have various trucking issues resolved. In addition,he felt that most trucks would use Pratt Boulevard to access either Busse Road or Elmhurst Road. Commissioner Thompson again questioned what the main trucking routes would be. D. Berca stated that Pratt would be the main thoroughfare,but that Landmeier may also be used. Additionally,he felt that truck travel will be limited the fact that Nicholas dead-ends. Commissioner Thompson also questioned the petitioner regarding the operating hours of the proposed development. L. Koonmen stated that based on the nature of the anticipated operation,the peak times of the day would be morning and late afternoon. He also stated that the busiest day would likely be on Friday,but it should be noted that the peak times would depend on the nature of the operation. If they lease the site to a carrier whose focus is geared toward local deliveries then the intensity of their operations would be spread throughout the day. Commissioner Thompson asked if the facility would operate overnight. L. Koonmen stated that that type of operation is discouraged. Commissioner Thompson asked if they had been notified by any neighboring properties concerned about the future facility. R. Wehner stated that they had not. Commissioner Thompson noted that the plans do not provide fencing. R. Wehner stated that the plans do not initially provide for fencing because it depends on what the tenant desires. Commissioner Thompson noted that a lack of fencing could invite problems. R. Wehner stated that they do not have any objections to the installation of fencing. L.Koonmen noted that one of their facilities in Des Plaines is fully fenced, and that in addition to adding security it provides the property with a better image. Commissioner Sokolowski inquired whether or not R.Wehner was the contractor and R. Wehner stated that he was. Commissioner Sokolowski then asked if the petitioners had any potential companies lined up. L. Koonmen stated that they have talked extensively to one company willing to take 50 stalls and another willing to take an additional 25 stalls. D. Berea stated that it is important to understand that their intent is to find a major user, such as Federal Express or United Parcel Service. They would prefer to find a blue-chip service provider that would be an asset to the community. L. Koonmen noted that many of the businesses in the Business Park are already doing business with the likes of Federal Express,Ford Air and ABF. This is why they are looking to recruit a strong publicly traded company looking to operate around O'Hare. Moreover,the addition of this location would be a good complement to their portfolio. Commissioner Sokolowski asked if it was their intent to lease to one or a couple companies. L.Koonmen stated that they would prefer to lease to just one,but that they have designed their site to accommodate more than one. Commissioner Sokolowski stated that he believed they should include the fencing to provide as much security as possible. He also questioned if it would likely be a 24-hour operation. L.Koonmen stated that it was up to the individual. He also noted the peak operation times of morning and late afternoon, and did acknowledge that some operations could take place in the evening. Commissioner Sokolowski questioned whether the individuals who lease the facility provide their own security. L. Koonmen stated that although the tenant may require fencing to be installed,the lessee would handle the remainder of the security, such as cameras and guards. - 2 - Commissioner Sokolowski asked if there was a possibility for trailers to be stored on site. L.Koonmen noted that typically the trailers are in a perpetual state of movement since there are usually high value goods stored inside,such as electronics or perishables. He also noted that it is rare that goods are stored inside the trailers overnight, and that the companies prefer not to leave the goods alone, due to their value. Commissioner Paliganoff then asked the petitioner the status on the ownership of the property. L. Koonmen stated that they have owned the property for several years,but have had difficulty leasing it in its current configuration. When asked whether they were going to demolish the building by Commissioner Paliganoff,L. Koonmen stated that they were. Commissioner Paliganoff asked what the timeframe would be for the completion of the project. R. Wehner stated that they would start immediately,but that a realistic timeframe would be approximately seven months with construction starting early spring and completion in the fall. Commissioner Paliganoff then inquired as to who was going to be managing the property. L. Koonmen noted that Trammel Crow would handle the management of the property. Commissioner Paliganoff then asked what their options would be if the special use was not approved. L. Koonmen stated that they would continue to lease the property in its current state,but they see the demand and need for the new facility. Commissioner Paliganoff then asked if they see any potential problems if O'Hare expands. L.Koonmen stated that they would not see any problems,because trucks are replacing planes to transport commodities. D. Berca also noted that there are other reasons that this location is being sought after, such as the improved infrastructure and the numerous Fortune 500 companies that are located in the Business Park. He also noted that some companies have looked at moving to Elgin to save money,but the cost of doing business from that location is cost prohibitive. Commissioner Paliganoff asked if the site would be a multi-tenant facility. L. Koonmen stated that they would like to have a single user,but it is feasible that the facility could be broken up for multiple tenants. Commissioner Hauser questioned if they owned the rail site. R. Wehner noted that the rail spur would be eliminated from the new facility. Commissioner Hauser than asked about the use of wheel stops. R.Wehner noted that they have the option of either using wheel stops of pulling in the curbs. Commissioner Hauser asked what the nominal overhang would be,and R. Wehner stated that it is ten-feet. Commissioner Hauser then questioned if it is possible to get a 40-foot trailer out of a 50-foot trailer spot. J. Kwasek, of Kwasek Architects,noted that since most of the drivers coming in are local drivers,that they have better skills for maneuvering in small locations than the typical over the road drivers. L. Koonmen stated that the dimensions provide for seventy feet to maneuver a fifty-three foot trailer. This is also the guideline for modern truck terminal designs. D. Berca made a note that all maneuvering is done on site,thus alleviating traffic congestion from the street. Commissioner Hauser made a comment that the petitioner should use either wheel stops or curbing with a ledge to prevent damage to surrounding property. Commissioner Meyers questioned the petitioners as to their policy for on-site repairs. L.Koonmen stated that they restrict activities such as fueling and maintenance repair due to potential long-term environmental issues. Commissioner Meyers than asked about a parcel of property they own on Touhy Avenue. L.Koonmen stated - 3 - that they acquired the Gerard Strapping Plant as surplus real estate, Commissioner Meyers noted that some major repair work has occurred on that site. L.Koonmen noted that AMB acquired that property two years ago, and that they have not allowed on premise repairs such as maintenance, fueling or painting since taking ownership of the property. Commissioner Meyers noted that he only wanted reassurance that repair work would not be occurring in the back of the property. Commissioner Henrici noted that on the Police Department's review that an additional exit is needed out of the building. R.Wehner stated that they would ensure the design of the facility would meet all codes. Commissioner Henrici then questioned the petitioner in regards to the loading dock. R. Wehner noted that it was not a depressed loading dock,but was more of a raised dock so that the trailer beds would be level with the building. L.Koonmen stated that the key difference was that with the raised dock the trucks are perfectly flat. Commissioner Henrici then asked about the two foot wide seeded piece of property along the north property line and noted his concern about a future weed patch. L. Koonmen stated that they placed the two foot wide piece of property there so that trucks would not hit the fencing. R. Wehner noted that another option would be to replace the grass with river rock or mulch. Secretary Geinosky asked whether this facility would be open 24 hours a day, seven days a week. L.Koonmen noted that trucks would likely be able to enter the facility at any time of day,but that the actual hours of operation will still be subject to the nature of the operation that leases the facility. Secretary Geinosky asked about the petitioner's previous comments regarding the widening of Pratt Boulevard and Nicholas Boulevard. R.Wehner noted that the work to widen those roads has already been completed, and D. Berca stated that since they have been widened, the streets are more conducive to truck travel than they previously were. Secretary Geinosky also inquired as to how many employees would be present on a typical day. L.Koonmen estimated that on a typical day there might be between 50 and 80 employees. Due to the constant movement of goods, this type of operation is more labor intensive than your typical warehouse. In addition,there will also be some office space on site for uses such as customer service and sales. Chairman Glass noted that the striping on the plat is listed at 40 feet. L. Koonmen noted that the key dimension is the 170 feet between the edge of the dock and the curb, since this is what will allow for sufficient maneuvering. Chairman Glass also asked if there would be over the road power units stored on site. L.Koonmen noted that those vehicles would likely be parked either in the first or last stalls. Chairman Glass asked if there would be enough parking. L. Koonmen noted that the same configuration was used at a facility in Atlanta and there was still adequate parking for the drivers and all the employees. L. Koonmen noted that the facility would likely have a staging area where smaller tractors would be moving trailers until a stall freed up to park the trailer to be loaded or unloaded. Chairman Glass commented that some trailer would still need to be parked on site as extras. Chairman Glass asked if anyone in the audience had any questions regarding the project. One member of the audience,Les Lawrence of Lawrence Foods located at 2200 Lunt in Elk Grove,asked to address the Commission regarding the proposed development. Mr.Lawrence asked for assurance that the trucking terminal would not inhibit his operation. Chairman Glass stated that the proposed development would increase traffic, but due to the layout of the proposal all trucks will maneuver on private property instead of on the street. - 4 - Chairman Glass then addressed the petitioners and stated that they should install wheel stops and fencing as part of their plan. R.Wehner stated that they had no objection to the request and that they would customize their proposal to the Plan Commissions recommendations. Commissioner Hauser then asked to include in their recommendation the condition that the petitioner either install wheel stops or pull in the curbing. Discussion then ensued over whether or not fencing should be included as a condition of Special Use. Commissioner Meyers stated that since this is a private enterprise,the issue of fencing is a lease issue between the property owner and any future tenants. Chairman Glass next requested as part of the Special Use, that if fencing is installed,the small strip of land on the north end of the property shall be covered with a weed barrier and stone. Commissioner Meyers moved to recommend approval and amend the Special Use petition for Krusinski Construction Company at 1800 Nicholas Boulevard,with the condition that the petitioner either install wheel stops or pull in the curbing. In addition, if fencing is installed,the small strip of land on the north end of the property shall be covered with a weed barrier and stone. Commissioner Henrici seconded the motion. Upon voting(Glass, Geinosky,Hauser,Henrici, Sokolowski, Thompson,Meyers,Paliganoff,AYES, Ayers,Absent)the motion carried. Item 4: Adjournment Secretary Geinosky moved to adjourn and Commissioner Sokolowski seconded the motion. Upon voting (Glass,Geinosky,Hauser,Henrici, Sokolowski,Thompson,Meyers, Paliganoff,AYES, Ayers, Absent)the motion carried. The meeting was adjourned at 8:55 p.m. Respectfully submitted, Matthew J. Roan Assistant to the Village Manager C: Chairman and Members of the Plan Commission,Mayor and Board of Trustees,Village Clerk, Village Manager,Assistant Village Manager,Assistant to the Village Manager,Administrative Intern,Director of Engineering/Community Development, Director of Public Works,Fire Chief,Deputy Fire Chief(2), Assistant Fire Chief,Village Attorney. - 5 -