HomeMy WebLinkAboutICRC - 10/02/1997 - INDUSTRIAL/COMMERCIAL REVITALIZATION COMMISSION MEETING
October 2, 1997
5.!30 p.m.
Chernick Conference Room
Commissioners present:
Jim Petri, Co-Chairman
Sam Lissner, Co-Chairman
Tom Farrell
John Gullo
Jeff Snyder
Jack Connelly
Tom Porte
Scott Golbeck
Frank Ciangi
Bob Kleckauskas
Commissioners absent:
Pat Paulson
Ron Behm
George Johnson
Staff present:
Nancy Carlson
Alan Boffice
Scott Bernholdt
Chairman Petri announced that Pat Paulson of Alexian
Brothers Medical Center had sent a letter indicating his
resignation from the Commission. His reasons included the
untimely incapacitation of Brother Phillip Kennedy, which
resulted in demands on his time, which made it impossible
for him to attend many meetings outside the hospital . A
letter will be sent accepting his resignation and thanking
him for his dedication to the Commission from the beginning.
Discussion followed regarding Planning Resources' invoices
to date. Unanswered questions will be directed to
consultant at 6:15 meeting.
continued/. . . . .
Commercial/Industrial Revit Comm. Mtg Minutes 10-2-97 page 2
Commission adjourned to Rooms ABC at 6:15 to continue
meeting with consulting team.
Consultants present:
Pete Pointner, Planning Resources
Amy Skarr, Planning Resources
Rich Olson, Planning Resources
Keven Graham, Planning Resources
Larry Lund, Real Estate Planning Group
Don Eslick, Public Finance Assoc.
Karl Heitman, Heitman Architects
Lee Anderson, Heitman Architects
Kathleen Meyerkord, Civiltech Engineering
Bob Andres, Civiltech Engineering
Guests present:
Paul Petzold
See attached minutes prepared by Pete Pointner.
Meeting was adjourned at 8:10 p.m.
CC: Commercial/Industrial Revitalization Commission
President and Board of Trustees
Village Clerk
Village Manager
Director, Engineering & Community Development
Finance Director
Director, Public Works
Police Chief
Economic Development Officer
APIannin
WftsourCes PLANNERS • ECOLOGISTS • LANDSCAPE ARCHITECTS
Memorandum P9729-00
To: Industrial/Commercial Revitalization Commission Members
From: N.J. "Pete" Pointner II, AIA, AICP
Planning Resources Inc.
Date: October 16, 1997
Subject: Minutes of October 2, 1997 Meeting
Present:
See attached attendance roster.
Purpose of the Meeting:
See attached agenda
Items Distributed:
1. Agenda prepared by Karl Heitman for his presentation. The following items were attached
to the agenda:
• Color Copies of the Exhibits Presented;
• Summary of Building Code Issues; and
• Case Studies and Cost Assessment Form.
Items Discussed:
1. The consultants scope says that interviews will be conducted with brokers, owners and
business managers. The progress reports show Task 1 completed. What owners have been
interviewed? The monthly progress reports list interviews conducted. The contract calls for
10 such interviews. More than 10 interviews have been conducted and more will be
conducted in the future even though the contract is satisfied. The priority at the start was to
gather data and insights from those persons identified by the Commission and Village staff.
As we develop prototypes we would welcome the opportunity to meet with business owners.
This past month, which has not yet been covered by the monthly progress reports, has
included numerous contacts with property managers and business owners by Karl Heitman.
Please contact Pete Pointner,project manager if you have the name of someone who would
like to be interviewed.
Planning Resources Inc. . 615 West Front Street • Wheaton, Illinois 60187 • Ph.630.668.3788 Fax:630.668.4125
Page 2
October 2, 1997, Meeting Minutes, continued October 16, 1997
2. Presentation and Discussion of Building and Site Modernization Concepts—Karl Heitman,
Heitman Architects Inc., gave an overview of his procedure for determining building size.
He presented an exhibit, "Existing Building Size,"noting that there is a very segregated mix
of building sizes. Generally,the northerly area of the Industrial Park contains buildings
which are less than 20,000 square feet, and the southerly area of the Industrial Park contains
the larger buildings.
3. The "Ownership/Representation" exhibit displayed those properties which are held by
owners with the largest holdings of land in the Industrial Park. Karl observed that a lot of
companies were rehabilitating not only their buildings,but the surrounding buildings, and
then consolidating and expanding into these buildings.
4. The "Building Age" exhibit was prepared by studying old aerial photographs. This revealed
that most of the buildings in the Industrial Park were constructed by the year 1977. The
photographs also helped to determine the condition of the buildings. With the help of Nancy
Carlson, Karl was able to find the applicable buildings codes in place at the time the
buildings were constructed. These codes will further assist in determining the existing
condition of the buildings in comparison to current building code standards. This in turn
indicates the types of changes, and their cost,which would be required to bring the buildings
up to code. Extensive changes may be required if improvements are being considered to the
building.
5. The "Zoning" exhibit illustrated the two industrial zoning districts, I-I and I-2, and the
specific differences between the two districts in regards to bulk and yard requirements and
permitted special uses. Many of the printing and ink facilities are found in the 1-2 District as
they are permitted as special uses, but not in the I-I District.
6. Karl presented various slides in the following sequence: context, problems and solutions.
A. Examples of problems include:
• Trucks are maneuvering over sidewalks on the side of the street opposite the
loading dock because of the increased truck length from 45' to 65' and longer since
the park was laid out; and
• Truck loading areas often overlap car parking areas and employee common areas
resulting in potential conflicts.
B. Examples of building modernization and aesthetic improvements include:
• Tasteful screening of rooftop mechanical and manufacturing equipment;
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October 2, 1997, Meeting Minutes, continued October 16, 1997
• Facade improvements including painting or replacing fascias and out-dated
windows and doors, entry enhancements, accents, establishment of continuity of
materials;
• Atriums, lights, limestone detailing in bricks, etc.; and
• Tasteful linkages between buildings.
7. Two case study exhibits were presented by Karl: "Case Study—Layout of 2000 Pratt
Blvd.," and"Facade Improvement;" and"Case Study—Layout of 2001 Pratt Blvd.," and
"Facade Improvement."
8. Other exhibits were presented and discussed including: The"Potential Building
Improvements/Alterations/Additions by Individual Property Owners" exhibit is a form which
will help in determining the potential costs of improvements; and the "Building Code Issues"
handout which lists the Elk Grove amendments to the 1990 BOCA Code.
9. The following discussion and questions resulted from Karl's presentation:
• What is the cost of the architectural treatments suggested by Karl Heitman? Was the
work on a specific property a"waste of time" since a new owner has a new tenant and is
not anticipating any site or buildi rig modernization program?
The costs are being developed now. They are to illustrate how much money it would take to
do a set of related improvements to correct obsolescence of building and site conditions
which are found on many properties throughout the study area. The example cited is one
such prototype and therefore was never intended to be a solution for one building. With over
3,000 buildings in the project we must look for typical problems and find prototype
solutions.
• Will property owners be forced to modernize?
No. The team is preparing a recommended program to which individual property owners
and businesses can participate on a voluntary basis. They in turn will hire their own
architects, engineers and landscape architects to prepare construction documents. The
program will consider: selection criteria and priority areas; financial incentives; institutional
requirements such as additional staff; and, a budget allocation. The budget should consider
how much money is needed to achieve:an impact and to solicit participation. It will also
have to balance priorities between types of improvements (ie. streetscape, transportation,
entry treatments etc.) One factor for consideration in setting priorities is the size of
ownership. That is,do you treat Hamilton Partners and an owner tenant of a 30,000 square
foot property the same?
Page 4
October 2, 1997, Meeting Minutes, continued October 16, 1997
10. Keven Graham, Planning Resources Inc., presented various exhibits and discussed existing
and potential landscape and streetscape design concepts using the same case study area along
Pratt Boulevard from IL Route 83 to Nicholas Boulevard that Karl Heitman used to illustrate
Building and Site Modernization Concepts. Though many properties have been landscaped,
there is a lack of continuity in the quality and character of the landscaping.
11. Keven presented an exhibit showing existing conditions,pointing out areas where continuity
was needed and examples of different types of urban tolerant vegetation,berming and
spacing standards which would help to achieve aesthetic quality. He described landscape
clear zone standards to accommodate sight lines.
12. A "Streetscape Planting Plan" exhibit illustrated how landscaping and signage can
compliment each other to promote unity and consistency within the Industrial Park. The
following are suggestions of how this may be achieved:
a. Street signs:
• 7-9" minimum lettering on signs
• Color coded to illustrate functional classification of the roadway and/or sub-sector
of the study area
• Industrial Park logo on each sign
• Indication of street numbers
b. Transit stops:
• Provide shelters which furnish improved weather protection
• Use special paving around bus stops to visually and functionally separate it from
the travel lanes of Busse Rd., thereby creating a safer transit stop
• Improve pedestrian linkages to all bus stops and upgrade "street furniture" such as
benches and trash receptacles
c. Sidewalk connections—create connections to side streets and facilitate pedestrian
movement throughout areas of the Industrial Park—bus traffic is the main producer of
pedestrians but there is a need for pedestrian walkways for people working in and
visiting the Industrial Park.
d. Street Lighting—create unified lighting standards for types, colors, intensities, etc., of
lighting components (fixtures, poles, etc.)related to the intersections with differences
between local to local, local to collector,collector to arterial etc. situations.
13. The exhibits"Existing Conditions"and"Typical Cross-Sections"prompted discussion from
Village staff regarding the need for creating a maintenance program for the proposed
landscaping improvements(namely trees within the rights-of-way) and the need for
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October 2, 1997, Meeting Minutes,continued October l6, 1997
additional Village staff to maintain the improvements. The team will meet with staff to
discuss these considerations.
14. A discussion ensued regarding the cost of proposed improvements. As concepts are
discussed with the Commission, the team will refine and prepare order of magnitude cost
estimates for prototypes. The total cost to apply prototypes will be estimated. Priorities will
then be discussed with the Commission within each category i.e:
• Transportation;
• Urban Design;
• Building and Site Modernization; and
• Programs(such as training).
The team will outline funding strategies and then explore priorities between categories of
improvements. The team will then recommend short, mid-term and long range
improvements within each category to achieve maximum impact with available resources.
15. The following discussion and questions resulted from Keven's presentation:
• Can carriage walks be brick and still with stand the pressure of trucks which drive over
them? Yes, but it requires a reinforced base.
• Are you proposing masonry pavers for all sidewalks? No. That would be excessively
costly given the nature of pedestnan use in the area. The intention is to use them for
accents at selected intersections and at high pedestrian traffic areas such as in the
vicinity of bus shelters and stops.
• Where are sidewalks most needed? Most people stay pretty close to their plant or office
and are only there 8 hours. The team will look for linkages and enhancements related to
bus stops, restaurants and other public use areas. Areas along IL 72 were noted where
people walk along the drainage ditch and do not have a sidewalk to go between business
locations and motels.
• If private property owners plant trees they will have a yard waste disposal cost? Yes.
16. Some owners are contemplating improvements but are holding off until a program gets
underway. One owner at Greenleaf and Nicholas, for instance, is ready to install a new sign.
Follow-up
The next Commission meeting with the consultant team will be held Thursday, November 6, 1997 at
6:15 p.m. The focus of the meeting will be on macro transportation planning and design concepts.
CAAKS Fifes\Elk Grove\Minu[es\10-2-97Com issionFlNAL.wpd
Elk Grove Village Industrial/Commercial Revitalization Plan P9728-00
September 1997 Progress Report
Work Accomplished During the Reporting Period
Task 1.0
All work completed on this task.
Task 2.0
2.1 Continued review of existing street network and determination of intersection levels of service.
Review of existing street lighting systems.
2.2 Prepared memo addressing Average Daily Traffic volumes on Lively Blvd.
Task 3.0
3.1 Continued assessing how the various funding and incentive programs could be used to
overcome the perceived Cook County property tax problem.
3.2 Prepared a data gathering work sheet and communicated with the Cook County Assessor to
develop property tax information necessary to evaluate the feasibility and desirability of
annexing properties around the perimeter of the Park.
3.3 Using the Public Records Online database to identify 629 environmentally contaminated sites
with the Village for the purpose of working with Village staff to assess the likelihood of
seeking state funding for identification,testing and remediating such sites.
3.3 Discussed with Village staff the feasibility and desirability of local banks participating in
municipally sponsored revolving loan program, participating loan programs or linked deposit
programs targeted at keeping firms in the Park.
3.4 Gathered information on the revolving loan programs of other suburban communities and
began to analyze them for applicability to the Elk Grove Industrial Park.
3.5 Met with Nancy Carlson and Hilda Ingebrigtsen to review the incentive programs, funding
programs and the information programs that might be used by the Village to retain and attract
businesses to the Park. (Lund, Eslick)
3.6 Telephone conversations (September 23) with Bruck Breaker, Executive Director an Jerry
Baginski, Vice President of Education/Training of Tool Manufacturing Association about
training programs and ideas to stimulate development and retention for Elk Grove Village.
3.7 Telephone conversation (September 24) with Paulie Vogel, Executive Director of Prairie State
2000 Program about how this program might help Elk Grove companies.
3.8 Telephone interviews(September 25 and 26)with seven Elk Grove businesses that received
training grants from the Prairie State 2000 Program to learn their level of satisfaction with the
program and the administrative issues associated with its application. These firms included:
ABCCO Industries
American Mold Corporation
Circuit Systems, Inc.
Coach and Car Equipment Corp.
FPM Heat Treating
Met Prototype Molding
Metal Impact Corporation
Page 2
Elk Grove Village Industrial/Commercial Revitalization Plan October 15, 1997
3.9 Telephone conversation (September 29) with Mary Rose Hennessy, Executive Director of
Business and Industry Services,Northern Illinois University about their training programs with
businesses in Elk Grove.
3.10 Telephone conversation(September 29)with Lori Clark, Executive Director of Industrial
Training Program, Illinois Department of Commerce and Community Affairs about industrial
training grants in Elk Grove.
3.11 Contacted major area developers and collected data in regards to common ownership of Elk
Grove properties and recorded data on single map representing building ownership.
3.12 Met with Dick Delawder, Vice Chairman of the Commercial/Industrial Commission of
Addison. Discussed how similar issues related to obsolete properties are addressed in
Addison.
3.13 Conducted a Dialog search of business and economic literature for articles of business
development.
3.14 Mapped the location of day care facilities in the Elk Grove area.
3.15 Continued development of geometric and traffic control modification recommendations for
local and collector roadways within industrial park and analysis of collector/arterial roadway
intersections. Began development of conceptual geometric modifications and improvements
required to access roadways to the park. Performed photometric calculations for street lighting
on collector and local roads within the park.
3.16 Obtained historical aerial photography of industrial area and recorded data on single map
representing building age.
3.17 Analyzed base maps to identify distribution of properties by building size. Created templates
to determine approximate size of all buildings in study area and then recorded data on single
map representing building size.
3.18 Researched history of building codes used in Elk Grove from 1955 to present. Listed those
codes in chart form in the context of the building age data. Prepared summary of current
building code with amendments. Outlined commentary on items within the code that are in
excess of nationally recognized codes.
3.19 identified Pratt Boulevard at case study area and created base map of block identifying each
property owner/tenant. Identified building areas,pavements and green space in base map by
analysis of photography and field visits.
3.20 Prepared design concepts for: boulevard median; parkway landscaping lighting and sidewalk;
parking lot buffering; site landscaping to enhance building facades; and, illustrated before and
after applications.
3.21 Created existing site plans and building elevation for two subject properties on block that had
been previously identified as problem properties. Prepared analysis of problems found on the
two subject properties, both from the standpoint of a functional site layout and facade
enhancement. Created recommendations for functional site layout and facade improvements
for both subject properties.
3.22 Began listing all potential improvements that property owners may consider when
implementing renovations, additions and alterations. Created chart of these potential
improvements and began listing average: unit cost that could be anticipated.
Task 4.0
No work conducted on this Task during the reporting period.
Page 3
Elk Grove Village Industrial/Commercial Revitalization Plan October 15, 1997
Task 5.0
No work conducted on this Task during the reporting period.
Work Schedule for Next Month
1. Prepare agenda, graphics and materials for, and participate in, Commission Meeting 46
scheduled for November 6, 1997. Prepare minutes.
2. Conduct additional interviews with, property owners, realtors and business managers.
3. Conduct follow-up meetings with staff and agencies, particularly engineering and community
development director Alan Boffice.
4. Continue to develop training strategies.
5. Continue to evaluate the needs that will require resources over the next decade and the sources
of non-municipal revenue that might be leveraged by the Village's resources in order to pay
these costs.
6. Continue development of roadway geometry, loading docks and parking standards and
prototypes..
7. Continue development of prototype building modernization concepts and order of magnitude
costs.
9. Continue analysis of public transportation and pedestrian/bicycle access improvements.
10. Continue development of design concepts for major roadway enhancements.
11. Prepare agenda for December l Commission meeting.
12. Refine outline of Plan document and begin drafting text.
13. Begin documentation of zoning recommendations, busse farm land use alternatives and
annexation potentials.
A:\9-97.WPD