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HomeMy WebLinkAboutPLAN COMMISSION - 11/09/2011 - PLAN COMMISSION - PAL GROUP Elk Grove Village RECEWED Plan Commission Minutes DEC 19 2011 November 9, 2011 Present: P. Ayers VILLAGE CLERK'S OFFICE J E. Hauser F. Geinosky C. Henrici J. Meyers J. Glass T. Thompson G. Schumm Absent: None Staff: M. Roan, Deputy Village Manager G. Knickerbocker, Village Attorney J. Carey, Assistant to the Village Manager S. Trudan, Deputy Director of Engineering & Community Development K. Jay, Staff Engineer Petitioner: S. Palumbo, Orange Crush B. Dwyer, Pal Group Inc. T. Winter, Pal Group Inc. A. Maiden, Rolf. C. Campbell & Associates Inc. R. Pagnozzi, Orange Crush L. Green, Cambridge Environmental B. Homans, Shiner& Associates, Inc. M. De la Verge, Sam Schwartz Engineering T. Enno, of Alpha Environmental D. Shindoll, Mackie Consultants Chairman Glass called the meeting to order at 7:05 p.m. Item 1: October 26, 2011 Meeting Minutes Commissioner Ayers moved to approve the minutes. Commissioner Schumm seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, AYES, Geinosky, Henrici, ABSTAIN) the motion carried. Item 2: Pal Group, Inc. —Text Amendment & Special Use Petition for the West side of Elmhurst Road (Between Pratt Blvd & Lunt Ave) Chairman Glass read the legal notice into the record. Chairman Glass noted for the record that the Public Hearing notices were mailed to neighboring properties and published in the Daily Herald. Chairman Glass noted that the property was also properly signed. Secretary Geinosky swore in the petitioners. 2 Bill Dwyer, the zoning attorney representing Pal Group Inc. noted that Pal Group was seeking approval for a Text Amendment and Special Use on the property located on the west side of Elmhurst Road between Pratt Boulevard and Lunt Avenue for an asphalt plant. It was noted that Pal Group Inc. is the contract purchaser for various real estate parcels located at 1700-1912 Elmhurst Road and 2526-2552 Pratt Boulevard and is also the owner of an existing asphalt operation directly east(18 17 Elmhurst Road, Chicago, Illinois) of the proposed property. Orange Crush is and will be the operator of the existing and proposed site respectively. Tim Winter,Vice President of Pal Group Inc., explained that the existing asphalt plant located at 1817 Elmhurst Road has been in operation for 25 years and is located in both Chicago and unincorporated Cook County. The Illinois Department of Transportation's (IDOT) current plan for the construction of the Elgin-O'Hare West Bypass will require the acquisition of Orange Crush's existing property. As a result, the petitioner has proposed relocating across the street on the western side of Elmhurst Road between Pratt Boulevard and Lunt Avenue in Elk Grove Village. Al Maiden, land Planner for Rolf. C. Campbell & Associates, explained his qualifications as a zoning consultant of over 39 years and his work with both private companies and local governments. A. Maiden noted that the proposed property is surrounded by I-1, I-2, and B-3 zoning. Additionally, residentially zoned property is over two miles away from the proposed property. Properties located in unincorporated Cook County and the City of Chicago that are in the vicinity of the proposed site are also designated with similar heavy industrial zoning. The proposed asphalt plant also conforms to the surrounding businesses; with Groot's open air garbage transfer station to the northwest, a truck center to the south, and manufacturing to the east. A. Maiden explained that the proposed property has vegetation and a rail road spur on the western side of the property which will also be maintained. The existing landscaping and 25 foot setback on Pratt Boulevard will be maintained. The property adjacent to Lunt, Pratt, and Elmhurst will include a 12 foot decorative concrete wall. The current site has an irregular shape, while the proposed site is rectangular with 1,280 feet in length and 385 feet wide. The entrance to the facility will be located on Pratt Boulevard with emergency access gates located along Elmhurst Road. A. Maiden described the landscape plan and indicated that shrubs would not be adequate to shield the 12 foot high decorative wall. Instead, the petitioner proposed utilizing fewer deciduous materials. A. Maiden worked with Village staff on the proposed landscape plan and believes the plan meets the intent of the landscape ordinance. A mix of evergreen trees is predominantly located along the fence line on Elmhurst Road due to the twelve foot high decorative concrete wall being detrimental to the health of the tree canopies. Ray Pagnozzi, asphalt plant operator for Orange Crush, explained the existing plant operations and how broken aggregate is converted to crushed material and eventually into new asphalt mix. It was noted that no ready mix asphalt or concrete is made at the location. Asphalt is also recycled and any dust or particulate matter are placed into a bag house which then is recycled into the new mix. Orange Crush has approximately 2,000 tons of asphalt leaving the facility a day. The location of the 85 foot tower was strategically located on the southwest side of the property due to FAA regulations and because the location will have the least amount of impact on neighboring businesses. A sprinkler system will also be installed to minimize the risk of dust. ' 3 Commissioner Schumm entered into the record an email received by the Village on November 9 at 4:30 p.m. from CenterPoint Properties outlining their concerns related to the proposed property. Chairman Glass read the email into the record and asked the petitioner to respond to the concerns posed in the email. T. Winter stated that he met adjacent business owners and tenants in the weeks prior to the Public Hearing, provided tours of the existing property, and explained the current proposal. A memorandum written on November 3, and included in the Plan Commission packet listed the individuals that were contacted. This included the business within the CenterPoint property that noted they had no concerns. Dr. Laura Green, a chemist and toxicologist with Cambridge Environmental, noted that she has studied the impact of hot mix asphalt plants for over a decade and provided testimony as it relates to the smell and potential dust issues. L. Green explained that hot mix asphalt does have a smell within 50-100 yards but can be limited by a deodorized compound added to the mix. L. Green also explained that the issue of dust pertains to older facilities or those located in quarries that are not properly paved or do not have bag houses. The proposed property would have neither problem due to the paved surfacing and use of a bag house. Brian Homans, acoustical engineer for Shiner& Associates, Inc., provided testimony regarding a sound study conducted at the existing facility. B. Homans measured sound at the existing site on three occasions during full operations of the rock crusher and mixer. The findings were transposed to the proposed site to show the decibel level at the new location. Neither the State nor Elk Grove regulates noise within industrial zoned properties. B. Homans stated that approximately 20 decibels are reduced when the sound travels through concrete buildings. Based on these findings, B. Homans could not see any issues with the sound level at the proposed location. Commissioner Schumm asked what impact truck traffic would have at the proposed property and whether there would be a negative impact on the surrounding businesses. Mark De la Verge, traffic engineer for Sam Schwartz Engineering, conducted a traffic study at the existing property that found a range of 15 to 40 trucks traveling in and out per hour. Orange Crush has been located at the existing property for 25 years and M. De la Verge did not believe there would be a negative impact by moving across the street. Commissioner Schumm asked if Pal Group had received any responses from a letter sent to utility companies. T. Winter stated that AT&T and Comcast both stated that they had no problems with the proposal. T. Winter had not yet received a response back from Nicor and preliminary conversations with ComEd have not resulted in any issues coming forward. Commissioner Thompson asked what the timeframe was for Orange Crush to be operational at the proposed site. Sam Palumbo, owner of Orange Crush and Pal Group responded that Pal Group received a letter from the IDOT two weeks ago stating that they would begin the appraisal and environmental study of the current facility. The timeline for completion is between eighteen months to two years. The Tollway will likely takeover the acquisition of the properties which may speed up the time table. Commissioner Ayers asked whether the secondary weighing scale would increase the noise at the plant. B. Homans explained that the noise would only increase if Orange Crush increased capacity. 4 Commissioner Ayers stated that he enjoyed the tour of the existing facility and that it helped get a picture of how the operations worked at the site. Commissioner Ayers asked how traffic would flow at the proposed site and whether the addition of a secondary weighing scale meant an increase in operational capacity. R. Pagnozzi responded that the second scale was for efficiency purposes and that there would not be an increase in capacity. Commissioner Ayers expressed concern related to internal signage and how traffic would flow on the site. T. Winter explained that the proposed internal traffic plan would have a similar crisscross pattern as the existing facility. Internal signage will be used to help direct traffic as well as to ensure that truck traffic entering and exiting Pratt Boulevard would not be a safety hazard. Commissioner Ayers asked about the western side of the property abutting the railroad and whether Pal Group would keep the current vegetation. B. Dwyer explained that the western side of the property has an existing chain-link fence and that the existing vegetation would be maintained. Commissioner Ayers asked what material the emergency gates on Pratt Boulevard would be made of. B. Dwyer responded that the emergency gates would be a black chain-link fence. Commissioner Ayers asked if the Illinois EPA permit would be transferred to the new site or if a new permit would be required and asked the petitioner to explain how stormwater would be handled. Tom Enno, of Alpha Environmental, stated that Orange Crush would contact the IEPA and request a transfer. The process typically takes three months. If Orange Crush is required to submit a new permit, the process could take up to six months. The IEPA visits the current facility several times a year and is very familiar with the facility. Commissioner Ayers asked how stormwater would be managed at the site. Dave Shindoll, an engineer from Mackie Consultants, explained that stormwater would be managed on the site via ponding on the parking lot and underground stormwater storage. Commissioner Hauser expressed concerns about dust during the summer months. Commissioner Hauser also asked which variations are the most important to the operations of the facility. T. Winter explained that all of the variations were vital to the operation. Commissioner Hauser asked what Elk Grove's advantage would be to approving the proposal. T. Winter explained that moving to Elk Grove would allow the Village to control the operations of the facility, add jobs, and provide revenue to the community. Commissioner Meyers asked if the entire site would be paved. S. Palumbo stated that the surface would be paved and a sprinkler system would be installed to help reduce the amount of dust generated at the facility. Commissioner Meyers expressed concern regarding the entrance on Pratt Boulevard and trucks entering and exiting the facility. S. Palumbo stated that internal signage would instruct trucks to stop and approach the entranceway on Pratt Boulevard with caution. Truck drivers may experience a learning curve with the new facility, but many truck drivers face that at the current facility when the plant opens up in the spring every year. Commissioner Henrici asked what would happen to the existing building tenants at the proposed location. B. Dwyer stated that the tenants would be allowed to stay for the remainder of their lease and 5 that Pal Group would work with the Village in relocating these businesses to other locations within the community. Commissioner Henrici recommended adding an additional traffic light on Elmhurst Road to accommodate traffic at an entrance on Elmhurst Road. T. Winter explained that the proposal utilizes existing traffic signals and that the plant operates more efficiently with a single point of ingress and egress. J. Glass explained that IDOT would not allow an additional traffic light. Commissioner Geinosky asked what the size of the existing site was compared to the proposed site and whether the new site conforms to other Orange Crush facilities. T. Winter explained that the existing site is 18 acres and the proposed site is 12 acres. The 12 acre site is consistent with Orange Crush's other asphalt plants. Commissioner Geinosky asked how many employees Orange Crush would employ at the facility. R Pagnozzi stated that 40 Orange Crush employees would work at the facility. Commissioner Geinosky asked if staff had any issues with the proposed landscape plan. K. Jay stated that he had no concerns. M. Roan stated that the landscape plan meets the intent of the landscape ordinance. Chairman Glass called for a ten minute recess at 8:36 p.m. Commissioner Geinosky seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. Chairman Glass reconvened the meeting at 8:48 p.m. Marty Edmondson of KTR Capital Partners, owner of the property located west of the proposed site, noted that he met with T. Winter and toured the existing property. M. Edmondson expressed concern about dust, noise, and the overall aesthetics of the property and the potential negative impact on the marketability of his property. B. Dwyer responded that they would be willing to discuss ways to mitigate their concerns. Arnie Schmidt, owner of the property located at 2000 Elmhurst Road (south of the proposed property) expressed concern regarding the traffic on Elmhurst Road and the railroad spur that crosses Elmhurst Road. M. Roan explained that the railway spur would remain at its existing location as it serves the entire Business Park. Chairman Glass called for a ten minute recess at 8:57 p.m. Commissioner Geinosky seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. Chairman Glass reconvened the meeting at 9:05 p.m. T. Winter stated that Pal Group met with KTR during the recess and agreed to extend the concrete decorative wall on Lunt Avenue south along the western side of the property up to the corner of KTR's building. Chairman Glass asked KTR if that was acceptable. M. Edmondson agreed that it was. Chairman Glass noted that this proposal would become a condition of the Special Use. 6 Chairman Glass asked about the proposed aluminum buildings on the property. B. Dwyer stated that he believed that aluminum side was an issue covered under the municipal code. G. Knickerbocker concurred stating that the variation would be granted by the Village Board. Chairman Glass noted that he wanted to have some sort of screening for the emergency chain-link fence along Elmhurst Road. Commissioner Henrici asked whether slats could be inserted into the fence. M. Roan stated that Village staff would work with Pal Group on screening. A discussion ensued on the merits of a chain-link fence alongside a decorative concrete wall. Chairman Glass concluded the discussion by directing Pal Group to install a six foot concrete decorative wall in place of the chain-link fence. RECOMMENDATION Commissioner Geinosky moved to recommend approval of a Text Amendment amending Section 7-E- 4-A Special Uses in the I-2 Industrial District by adding Asphaltic Concrete Plants. Commissioner Meyers seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. Commissioner Geinosky moved to recommend approval of the following Text Amendment adding thereto Section-(2), Special Conditions for Asphaltic Concrete Plants, which amendment shall read as follows: 7-E-4-D-(2) Special Conditions for Asphaltic Concrete Plants (a) Location—All Asphaltic Concrete Plants must be located in the following areas: i. Fronting the west side of Elmhurst Road north of Devon Avenue and South of Estes Avenue. ii. Any area east of Elmhurst Road between Devon Avenue on the south and I-90 on the north. (b) Number of structures—Multiple structures on a zoned lot shall be permitted—the number and location shall be as set forth on the site plan as approved by the Plan Commission. (c) The height of structures shall not exceed eighty-five (85) feet. (d) Parking—Parking of vehicles shall be permitted within the twenty-five (25) foot required front yard provided said parking is located behind approved screened fencing. (e) Location of Production and Recycling Activity—Production and Recycling Activities shall be permitted in areas other than within wholly enclosed buildings. 7 (f) Location of Outdoor Storage— Outdoor storage of materials shall be permitted within the twenty-five (25) foot required front yard provided said storage is located behind approved screened fencing. Commissioner Meyers seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. Commissioner Geinosky moved to recommend approval of the Special Use petition for Pal Group, Inc. for property located at 1700 Elmhurst Road, 1710-1910 Elmhurst Road and 2526-2552 Pratt Boulevard subject to the following conditions: 1) The petitioner must submit landscape plans to be reviewed and approved by the Plan Commission; and 2) The petitioner must install a 12 foot matching decorative concrete wall on the western side of the property extending to the front of the neighboring KTR property; and 3) The petitioner must submit a revised site plan to be reviewed and approved by the Engineering and Community Development Department including: A) Screening of the emergency entrance gates; and B) Installation of a six foot decorative concrete wall en lieu of a chain-link fence. Commissioner Ayers seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. Item 3: Adjournment Commissioner Meyers motioned to adjourn the meeting and Commissioner Ayers seconded the motion. Upon voting (Hauser, Meyers, Glass, Ayers, Thompson, Schumm, Geinosky, Henrici, AYES) the motion carried. The meeting adjourned at 9:31 p.m. Respectfully submitted, Aseph Assistant to the Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk, Village Manager, Deputy Village Manager, Director of Public Works, Acting Director of Engineering/Community Development, Police Chief, Acting Fire Chief, Deputy Fire Chief, Inspectional Services Supervisor, Village Attorney