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HomeMy WebLinkAboutPLAN COMMISSION - 10/07/2015 - MC Machinery - 85 Northwest Point BlvdElk Grove Village Plan Commission Minutes October 7, 2015 Present: F. Geinosky P. Ayers K. Weiner T. Thompson J. Glass J. Morrill C. Henrici E. Hauser Absent: G Schumm Staff: M. Jablonski, Assistant Village Manager S. Trudan, Deputy Director of Community Development K. Jay, Engineering Supervisor W. Escondo, Inspection Services Supervisor — Fire Department Petitioner: K. Groebe- MasudaFunai P. Simon, MC Machinery Systems R. Olsen, Gary R. Weber Associated E. Mansake, Architect J. Caesar, Opus Group J. Mudde, V3 Companies Chairman Glass called the meeting to order at 7:00 p.m Item 1: July 8, 2015 Meeting Minutes Chairman Glass asked if there were any changes to the July 8, 2015 meeting minutes. Commissioner Hauser moved to approve the minutes with minor typographic corrections. Commissioner Weiner seconded the motion. Upon voting (Geinosky, Weiner, Thompson, Glass, Morrill, Henrici, AYES, Ayers ABSTAIN the motion carried. Item 2: PC Docket # 15-4 Petition for Resubdivision and Special Use Petition at 85 Northwest Point Boulevard — MC Machinery Systems, Inc. Chairman Glass read the legal notice into the record and asked the Petitioner to explain his purpose before the Plan Commission. K. Grobe stated that MC Machinery Systems, Inc is seeking to resubdivide the property at 85 Northwest Point Boulevard from two existing parcels to two redefined parcels, request a variation to omit the bulk requirement of a one 100 foot minimum front yard line, and request a Special Use permit for warehousing, distribution, and light assembly in the O-P Office Park Conditional Use Zoning District for the purpose of locating a corporate headquarters. K. Grobe stated that the resubdivision of the property located at 85 Northwest Point Boulevard would redefine the two existing parcels into Lot 1, an 11.9 acre parcel located primarily east of the creek and Lot 2, a 6 acre parcel located primarily west of the creek. Both lots are currently owned by BK Elk Grove LLC. The resubdivision will allow for MC Machinery Systems to purchase Lot 1. K. Grobe stated that lot 1 is bordered on the south by properties zoned I-1 Industrial, on the northeast by I-90, and on the northwest by a creek with significant vegetation. The resubdivision also provides for a 50 foot drainage easement requested by the Village. This easement and the existing foliage will remain providing an effective 100 foot buffer zone and natural separation from other properties at Northwest Point. Additionally, landscaping will be used to further shield the undeveloped Lot 2 from the loading docks on the west side of the building that are part of the warehousing and distribution use. The intended uses would not cause a detrimental impact to the surrounding properties. K. Grobe stated that this will be a $35 million investment in site development and building costs. The lot is currently zoned O-P, under which all of the intended uses are allowed, except for warehousing, distribution, refurbishment, which are expressly permissible by Special Permit when property is adjacent to I-1 Industrial District. K. Grobe explained that MC Machinery searched the Northwest Suburbs extensively for a site that would meet both business and expansion needs. This site is ideal due to its proximity to competitors, O'Hare Airport, lodging for visiting customers, quality workforce and its prestigious corporate setting. The intended uses will not comprise a detrimental impact on the surrounding uses or any persons working in the facility. P. Simon, explained that MC Machinery is a local subsidiary of Mitsubishi corporation which operates in their machinery business group. Established in 1979 in Bensenville, the company is currently located in Wood Dale and has outgrown the current site. P. Simon stated that MC Machinery is an importer and reseller, they do not manufacture but train, refurbish and sell equipment. E. Mansake showed the proposed site plans. The planned 175,982 square foot building will include 75,938 square feet of warehouse and distribution space which will include product refurbishing operations; 50,032 square feet of product showrooms; and 50,012 square feet of administrative office space. A walking path will be extended to Northwest Point Boulevard. There will be no storage of material, equipment or debris outside the facility. E. Mansake stated that the main entrance drive will connect from Northwest Point x Boulevard, with the addition of a left turn bay to safely accommodate additional traffic generated by the proposed development and the future development of Lot 2. Employees and visitors will enter through this drive, into the northwest portion of the site In order to service the warehousing and distribution, all trucks will enter the site on an access drive from Lee Street to the south to access the loading docks on the southwest portion of the building. A ring road is provided for emergency vehicles. J. Caesar stated that MC Machinery and the owner of Lot 2 are agreeing to a 50 foot buffer zone for a Village drainage easement along the creek. E. Mansake explained the layout of the building areas. MC Machinery Systems, Inc. plans to spend approximately $35 million on site development and construction to build a modern, integrated facility with high level office and showrooms on the north and east sides that face Northwest Point and I-90. E Mansake explained the stained precast fagade with large glazed openings, painted steel canopy and entryway features. R. Olsen stated that MC Machinery was going above and beyond the landscaping required by the Village, putting 85 trees in, when only 50 are required. He explained the rain gardens which will be used for stormwater detention, as well as native grasses and perennials for visual interest and stabilization. To shield truck docks on west side, heavy landscaping will be provided with large shade trees and evergreen plantings. The entire building foundation is landscaped, with focus on the front, including an entry feature that creates outdoor space to highlight entrance and outdoor seating. Commissioner Morrill asked the petitioner to explain the access Road from the Lee Street Property, which currently is striped for parking. K. Grobe stated that there is an existing 60 foot access easement from Lee Street that is dedicated to the subject property for vehicle and pedestrian ingress and egress. Since the subject property is currently undeveloped, the adjacent building has used the site for parking in the past, but the parking would be cleared out to meet the terms of the access easement once the site is developed. The petitioner further explained that in addition to the existing access easement, MC Machinery Systems is proceeding with acquisition of the land to the south where the easement is located so that they will have full control of the access drive and will also be able to run utilities on this land Commissioner Morrill asked if it would be wide enough to accommodate trucks. K. Grobe stated that the two-way truck movements require only 27.5 feet in width. Commissioner Morrill asked if the parking lot would accommodate trade shows or other exhibitions. K. Grobe stated that there is no issue at their existing space, which has less parking than the new facility. Many visitors will be bused in. Commissioner Ayers stated that he thought it was a good site, and had been initially concerned by the listed uses, but the tour really dispelled that concern. The building was clean, very professionally run and this seems like a good use for the site. Commissioner Ayers asked whether equipment demonstrations were allowable under the Special Use, since it is use of manufacturing machinery. S. Trudan stated that the demonstrations had been considered and was permissible under the Special Use. Chairman Glass stated that this is a prototype/demo, not manufacturing of product. P. Simon stated that the demonstrations are for sample purposes only and that they never sell products produced by their machines. Commissioner Ayers stated that he wasn't sure this would fall under light assembly, as requested in the Special Use. Chairman Glass asked if there would ever be a time they would manufacture parts for a customer if a machine was out of service. P. Simon stated that maybe a couple parts as a favor, but at no charge. They repair the machines as part of their service and would want to get the customer up and running. S. Trudan stated that this fits more into the research and development/service categories and would not create issues under the Special Use being applied for. Commissioner Ayers asked if there would be any paint fumes from the refurbishment activity. K. Groebe stated that there would be no paint booth or spraying. The building is self contained. P. Simon stated that the painting is 90% touch-up. Commissioner Ayers asked where the rain garden was located. R. Olsen stated that it is part of the stormwater detention shown on the site. Commissioner Weiner asked who would maintain the drive around MC Machinery and Lee Street access Drive. K. Groebe stated that MC Machinery will be responsible for all maintenance. Commissioner Weiner asked if there would be any flooding concerns. J. Mudde explained that the development exceeds the storm water retention requirements set by the Metropolitan Water Reclamation District. Commissioner Hauser stated that this is a big operation, almost 40% of the building is set aside for refinishing and warehousing. K. Groebe stated that it will be 39.8% warehousing, falling under the 40% requirement for the Special Use. Commissioner Hauser asked how many employees would be involved in repair work. K. Groebe stated 24-30 employees would do repairs. The rest would be administration, sales and service department. Commissioner Hauser asked if any work would be done outside. P. Simon stated that no production work would be outside at the new facility there would be no overhead door near the refurbishment area as there is in the current facility. Commissioner Hauser asked if they considered doing the warehousing offsite. K. Groebe stated that the plan was always to have an integrated facility for the new North American headquarters to keep all the work in the same facility. Commissioner Hauser asked how much truck traffic there would be with 5 truck docks and 2 drive thru doors. K. Groebe stated that truck traffic is estimated at twice a day for standard UPS -style delivery trucks. Additionally, larger tractor -trailer trucks will visit the site 6-8 times per week to offload and pick up big equipment. Commissioner Hauser stated that the site was originally intended as a high end office corporate facility, not industrial. K. Groebe stated that the property has been undeveloped for 45-50 years. It has a natural separation from Northwest Point and also opens to industrial to the south. This is a good fit, as one side is high level office facility and the other will be truck docks and a warehousing unit. Commissioner Hauser expressed concerns that this could open up the door to future Special Use petitions and asked if Northwest Point Association was aware of the petition. K. Groebe stated that sign off and approval by the Northwest Point Architectural Control Committee is required as a condition of sale. The petitioner has presented to the Architectural Review Commission and was verbally advised that the uses and development plans will be approved. Commissioner Henrici asked for an explanation of how the two lots are divided. K. Groebe explained that the separation is mostly along the creek. Commissioner Geinosky asked if they were considering expansion into Lot 2. K. Groebe stated that expansion options have been studied and there is some flexibility, but the creek prohibits a connection between the lots. Chairman Glass called for a brief recess before hearing any public comments. The hearing recessed at 8:07 p.m. The hearing reconvened at 8:17 p.m. Kathy, an employee from Apple Vacations, asked how the development would affect the Apple Vacations site. She asked about traffic, right-of-way and keeping the creek clear. Chairman Glass stated that MC Machinery will have a contractual obligation to keep the creek clear, which should eliminate fly -dumping. K. Groebe stated that they are installing new left turn bay to facilitate traffic flow. The Right of Way is currently paved, and it will be all new pavement to connect to MC Machinery, which will be maintained by MC Machinery. The existing pavement is shared maintenance, and once Lots 1 and 2 develop they will share in proportional fees for plowing, etc. MC Machinery will share in these maintenance costs now with Apple Vacations and with the future Lot 2 owner. MC Machinery is looking to add clarifying Ianguage about the maintenance responsibilities with seller and with Apple Vacations. Chairman Glass asked whether there would be a stop sign coming out of the property. K Groebe stated that they will defer to Village Staff, but have not gotten down to that level of detail. The Left turn bay was installed to comply with a Village Staff recommendation. Chairman Glass asked about the signage plan for the property. K. Groebe stated that there are 3'x18" panels in the sign and they will be adding a panel for MC Machinery into that sign. Permission from the land owner and Architectural Committee of Northwest Point has been secured for the signage. A sign of same size will be just over bridge on Lot 1. Commissioner Geinosky asked what the timeline for construction would be. K. Groebe stated that they hope to start construction as soon as possible and are planning to close on the property in the first two weeks of November. J. Mudde stated that they intend to start work right after closing and hope to be finished by September, 2016. Chairman Glass stated that he had toured the current facility and found it to be well maintained. He said that he considers this a good plan and a great asset for the Village. RECOMMENDATION Commissioner Ayers moved to recommend approval of the Resubdivision of the property located at 85 Northwest Point Boulevard from two existing parcels to two redefined parcels and a variation to omit the bulk requirement of a one 100 foot minimum front yard line at 85 Northwest Point Boulevard. Commissioner Henrici seconded the motion. Upon voting (Geinosky, Ayers, Thompson, Glass, Morrill, Henrici, Hauser, Weiner, AYES) the motion carried. Commissioner Ayers moved to recommend approval of the Special Use Petition to permit warehousing, distribution, and light assembly in the O-P Office Park Conditional Use Zoning District at 85 Northwest Point Boulevard. Commissioner Geinosky seconded the motion. Upon voting (Geinosky, Ayers, Thompson, Glass, Morrill, Henrici, Hauser, Weiner, AYES) the motion carried. Staff recommended that MC Machinery Systems, Inc. be required to incorporate the Lee Street access drive parcel into their lot though a Resubdivision within one year of the approval of the Special Use Permit. Chairman Glass directed the applicant that someone from their business should be in attendance at the Village Board Meeting on October 13, 2015, to answer possible questions from the Village Board. Item 3: Adjournment Commissioner Weiner motioned to adjourn the meeting and Commissioner Ayers seconded the motion. Upon voting (Geinosky, Ayers, Thompson, Glass, Morrill, Henrici, Hauser, Weiner, AYES) the motion carried. The meeting adjourned at 8:39 p.m. Respectfully submitted, i Maggie Jablonski Assistant Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 2? 24 STATE OF ILLINOIS SS. COUNTY OF COOK IN RE: MC MACHINERY SYSTEMS, INC. L] ORIGINNA Docket No. 15-4 The hearing in the above - entitled cause before Mary Woolsey, a Certified Shorthand Reporter, within the County of Cook and State of Illinois, taken pursuant to the provisions of the Zoning Ordinance of the Village of Elk Grove Village, at 901 Wellington Avenue, Elk Grove Village, Illinois, on the 7th day of October, 2015, at the hour of 7:00 o'clock p.m. MARY WOOLSEY, CSR 630.248.3415