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HomeMy WebLinkAboutPLAN COMMISSION - 05/19/2004 - 2626 DELTA/800 DEVON I Elk Grove Village Plan Commission Minutes May 19, 2004 Present: J. Glass F. Geinosky J. Meyers P. Ayers D. Sokolowski D. Paliganoff E. Hauser T.Thompson Absent: C. Henrici Staff: M. Roan, Assistant to the Village Manager A. Boffice, Director of Engineering&Community Development Petitioner: V. Zychla,Vicmar Inc. DBA Bill's Truck Service D. Letter, AMB Properties Chairman Glass called the meeting to order at 8:05 p.m. Item 1: May 5 Meeting Minutes After Secretary Geinosky pointed out a typographical error, he made a motion to recommend approval of the meeting minutes. Following the motion, Commissioner Meyers seconded the motion. Upon voting(Glass, Geinosky, Meyers, Ayers, Sokolowski, Paliganoff, AYES, Thompson, Hauser,ABSTAIN, Henrici,ABSENT) the motion carried. Item 2: PC Docket 04-02: 2626 Delta—Special Use Chairman Glass began by asking A. Boffice to explain the difference between non-retail commercial and retail commercial. A. Boffice noted that the non-retail commercial companies are permitted uses and not open to the public. These types of facilities are contracted to conduct repair work. On the other hand, the retail commercial facilities are open to any truck drivers needing repair work. Although both are commercial facilities, A. Boffice stated that the facility in question is intended to be open to the general public; therefore they need a special use. Chairman Glass then asked for clarification regarding the need for a sprinkler system. A. Boffice indicated that the Department of Engineering&Community Development was in total agreement with the Fire Department in that the building needed to be fully sprinklered. He explained that if a company moving in does not increase the use of the facility, then the need for a sprinkler system is not warranted. A. Boffice noted that his department does not comment on the need for sprinklers in their review since they do not do a full building plan review for special use permits. In regard to the facilities the petitioner provided to the Village, A. Boffice noted that Seng and Drive Train were unincorporated properties. Although Lake Truck is a 9,600 square foot facility, when they moved into the building their use was not a higher use than the previous tenant. Therefore, this building did not have to be - 1 - sprinklered. As for Quality Truck Repair at 2380 American Lane, it was noted that this building is sprinklered. The building at 2400 American has always been used as a truck repair, so when the current owner moved in twelve years ago there was no increase in use,therefore a sprinkler system was not required. Furthermore, this building at 2400 American is les than the 5,000 square foot threshold and not required to have a sprinkler system. A. Boffice indicated that it is Village policy to have all new buildings sprinklered. Sprinkler systems are only required in existing buildings if the new tenant has a higher use than the previous tenant. The building at 2626 Delta previously stored dry ice, but the proposed use is as a diesel truck repair, and therefore a higher use. Commissioner Ayers inquired what the protocol would be if a company came in with the same use. A. Boffice noted that nothing would need to be done as long as the building is less than 5,000 square feet. Chairman Glass noted that the previous use dictates what needs to be done to the building. A. Boffice reinforced Chairman Glass's comment by stating that if there is no increase in hazard,the building code does not matter. Commissioner Ayers asked for clarification. A.Boffice stated that 2626 Delta will be required to bring the building up to code because it's proposed use will be higher than what it previously was. Commissioner Ayers noted that this is not an issue the Plan Commission should be discussing. Chairman Glass stated that they only reason this topic is being discussed is that the petitioner felt he had a hardship and the Plan Commission was interested in knowing what was going on with the other locations. Commissioner Hauser questioned the need for a fence with slats when the trucks being parked are fifteen to eighteen feet tall. Chairman Glass noted that he was more concerned with the security of the site. Commissioner Hauser stated that he understood the need to fence the property, but not why it needed to be screened. A. Boffice noted that the zoning ordinance requires automobile repair facilities to be screened, but since there is nothing on truck repair facilities, his department includes their requirements with those of automobile repair facilities. Secretary Geinosky asked why the petitioner would be required to screen the parking lot on the north and south side when all that would be screened would be a brick wall. A. Boffice noted that he was just identifying what is required in the Village's building code. Chairman Glass noted that it was up to the Plan Commission to consider any comments to the Village Code. Chairman Glass then asked the petitioner if he had anything he would like to add. V. Zychla noted that he would only be using 5,000 of the 10,000 square feet of the building. The other 5,000 square feet would be used for parking. Chairman Glass stated that he was still going to have to sprinkler the building. A. Boffice noted that the building code looks at the footprint of the building,not how portions of the facility are being used. V. Zychla asked if the Plan Commission would identify all requirements that would need to be completed before he could begin operation. He would like to have this information to take to the individuals representing O'Hare Airport. In addition, he indicated that with this information he would be able to decide whether this is something he would like to pursue. Chairman Glass suggested that the Commission approve the special use, but that the recommendation not go to the Village Board until the petitioner decides whether or not he would be willing to undertake all required improvements. - 2 - V. Zychla asked the Commission to indicate all building improvements that need to be made. Chairman Glass stated that from the Plan Commission's standpoint their recommendation on the special use is all the petitioner needs. To determine any other building requirements,the petitioner would have to work with the Department of Engineering& Community Development. Chairman Glass noted that the issues discussed during the hearing were not the last of the needed capital improvements. Chairman Glass pointed out that the purpose of the Plan Commission is to determine whether or not the use is sufficient for the property. It is the petitioner's responsibility to determine what else needs to be done. V. Zychla stated that he only needs to know the total dollars and cents. Chairman Glass again reiterated that it is not the Plan Commission's job. V. Zychla again asked for a list of what the building is lacking. Chairman Glass informed the petitioner that he should have hired an architect to determine what needs to be done to the building. V. Zychla indicated that hiring an architect would take too much time. Chairman Glass responded that this is something the Plan Commission does not do and that this issue is above and beyond them. Commissioner Meyers questioned why the Commission would recommend that the special use expire if Bill's Truck Service vacates the property. Chairman Glass replied that by placing a restriction on the length of the special use, it allows the Village the opportunity to re-inspect the property before another tenant moves in. Chairman Glass felt this was important since Bill's Truck Service only has a three-year lease agreement. Commissioner Ayers moved to recommended approval of the special use petitioner for Vicmar Inc. DBA Bill's Truck Service to operate a diesel truck repair facility at 2626 Delta Lane, with the condition that the property be fenced. In addition, the Special Use will expire if Bill's Truck Service vacates the property. Commissioner Sokolowski seconded the motion. Upon voting(Glass, Geinosky, Hauser, Meyers, Ayers, Sokolowski, Paliganoff,Thompson,AYES,Henrici,ABSENT)the motion carried. Item 3: 800 Devon—Plat of Subdivision D. Letter from AMB Property Corporation introduced himself and indicated that he was seeking approval from the Plan Commission for the re-subdivision of 800 Devon Avenue, from one(1) lot to two (2) lots. D. Letter noted that AMB owns the property at 800 Devon and that within one month the current tenants will be moving out. The petitioner indicated that Panalpina, a freight forwarder located on Arthur,has outgrown their current facility and would be relocating into one of the two new structures. If approved, the petitioner has indicated that they will demolish and redevelop the property. The redevelopment will consist of two new office/warehouse structures totaling approximately 300,000 square feet(Building 1 - 1 19,000 and Building 2 - 181,000 sq. ft.). A. Boffice noted that he has had discussions with the petitioner and that they had agreed to make all the changes that Engineering &Community Development has requested. A. Boffice stated that although the petitioner has indicated that all open issues have been resolved, he asked that, if approved, it is approved contingent upon final Engineering review. Commissioner Hauser noted that on the April 27 agenda the Village Board granted a Class 6B to AMB for this property. D. Letter indicated that this is a Cook County property tax abatement that allows property taxes to be on par with DuPage County. M. Roan noted that the eligibility requirements for 6B status are new construction, substantial renovation or purchase of buildings that have been vacant for a period of time. - 3 - Commissioner Hauser questioned why they even needed to review this if the Village Board already approved it. Chairman Glass noted that the Plan Commission has to review all re-subdivisions. Secretary Geinosky asked if the petitioner had addressed comments submitted by Public Works regarding the third lot. D. Letter noted that Lot 3 has been eliminated and now exists as part of Lot 1. Secretary Geinosky asked about the northeastern section land. D. Letter indicated that the parcel does not belong to AMB. Secretary Geinosky asked if the watermains were indicated as private on the plat. D.Letter stated that everything has been addressed. Secretary Geinosky asked if they addressed all of the Fire Department's comments. D. Letter noted that all comments were addressed. Commissioner Meyers moved to recommend the re-subdivision of property at 800 Devon Avenue. It was noted that the re-subdivision will be subject to Engineering's final review of the Plat of Subdivision. Commissioner Hauser seconded the motion. Upon voting(Glass,Geinosky,Hauser,Meyers,Ayers, Sokolowski,Paliganoff, Thompson, AYES, Hemici, ABSENT) the motion carried. Item 4: Adjournment Commissioner Meyers moved to adjourn and Commissioner Ayers seconded the motion. Upon voting(Glass, Geinosky, Hauser, Meyers,Ayers, Sokolowski, Paliganoff, Thompson, AYES, Hemici, ABSENT)the motion carried. The meeting was adjourned at 8:45 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. - 4 -