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HomeMy WebLinkAbout02/22/1996 ZBA MinutesMINUTES OF THE SPECIAL MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-3-CU-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: Hearing Date: February 22, 1996 US Robotics 1800 West Central Road February 7, 1996 REQUEST: The petitioner is seeking 1. A Conditional Use for a 41 Acre Industrial Planned Unit Development (PUD) - (Article V 14.2103.19 of the Zoning Ordinance). 2. A Variation to increase the maximum permitted building height from thirty (30) feet to eighty-five (85) feet (Section 14.2104.0 of the Zoning Ordinance). 3. Site Plan Approval 4. Signage Approval. MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES Gilbert Basnik, Chairman Robert Brettrager Ronald Cassidy Leo Floros Peter Lannon Elizabeth Luxem Jack Verhasselt None Mr. Henry Engel Chairman Basnik introduced Case ZBA-3-CU-96 being a request for 1.) A Conditional Use for a 41 Acre Industrial Planned Unit Development (PUD) - (Article V 14.2103.19 of the Zoning Ordinance) 2.) A Variation to increase the maximum permitted building height from thirty (30) feet to eighty-five (85) feet (Section 14.2104.0 of the Zoning Ordinance) 3.) Site Plan Approval and 4.) Signage Approval. Mr. Jerry Callihan introduced himself to the Zoning Board of Appeals as the Attorney for the petitioners, US Robotics. He stated that US Robotics is proposing an addition of five (5) stories to the existing site known as AM Multigraphics. US Robotics is proposing to add an office structure approximately seventy (70) feet in height which would currently exceed the Village's current zoning requirements of thirty (30) feet in height. Mr. Callihan ZBA-3-CU-96 Page 2 explained that US Robotics is proposing the redevelopment of two (2) structures under the Planned Unit Development (PUD) because the current zoning permits one (1) structure and they would like to comply with the Village Codes. US Robotics plans to renovate the current structure to meet their needs as well as conform with Village Codes. Mr. Callihan further stated that this development by US Robotics will have a positive impact on the Mount Prospect community in regards to taxes, increase in employment, as well as the redevelopment of this site. Mr. Richard Friedman introduced himself to the Zoning Board of Appeals as the Manager of Real Estate for US Robotics. Mr. Friedman stated that US Robotics is the leader in the design, manufacturing, and marketing of equipment which enables individuals and enterprises to establish data communication networks among themselves, customers, on- line service providers and the worldwide intemet. He said the company was founded in 1976 by Mr. Casey'Cowell who is currently the chairman and CEO. US Robotics moved from its original location in Chicago to its current location in Skokie in 1984. Mr. Friedman further stated that approximately five (5) years ago US Robotics had sales of $21 million with approximately 200 employees. This year, the company has approximately 4,000 employes with a sales projection of $1.5 billion. They have seven (7) major facilities is the United States and have sales throughout the US and Europe. The proposed Mount Prospect location will be the company's Corporate Systems Division, which will provide manufacturing and office uses. Mr. Friedman stated that US Robotics plans to create approximately 2,000 new jobs in areas such as research and developing, engineering, sales, marketing, and management. Mr. Joseph Valerio introduced himself to the Zoning Board of Appeals as the Architect for US Robotics. Mr. Valerio stated that US Robotics purchased the building in November 1995 and to date, they have invested approximately $18 million in the redevelopment of this site. He noted that Mount Prospect has been an excellent partner in the redevelopment of this facility. Mr. Valerio then referenced an overall site plan of the existing building formally known as AM Multigraphics noting the employee and guest parking areas. He then referenced development plans noting demolition of a portion of the existing building and construction of a (5) story office tower and additional office space in the interior of the existing factory shell. The building would be developed in a grid system with units measuring roughly 14'x 12'. They plan to breakdown some of the mass of the building by finishing some of the building in brick and some in aluminum. Mr. Valerio then showed some samples of the materials to be used. He stated that he feels the addition of US Robotics and these improvements will be an asset to the community. Mr. Ronald Rude introduced himself to the Zoning Board of Appeals as a Traffic Engineer with SDI Traffic Consultants. Mr. Rude gave a summary of the traffic studies he had performed with regards to the traffic impact on the neighborhood surrounding US Robotics. He stated that the Village and US Robotics are working with the Illinois ZBA-3-CU-96 Page 3 Department of Transportation to design and construct improvements to Central Road including the widening of Central Road by eight (8) feet to provide a center left turn lane. The traffic on Arthur and Central as well as Central and Busse should increase from the additional office space by approximately 500 vehicles. The proposed Central Road improvements should minimize the impact of the new resulting traffic. Mr. Daniel Ungerleider, Planning Coordinator for the Village of Mount Prospect, summarized staffs report for the Zoning Board of Appeals. Mr. Ungerleider stated that the petitioners proposed improvements will include widening Central Road to accommodate a five lane cross-section from Arthur Avenue west to Busse Road; providing traffic lights at the main entrance to US Robotics from Central Road and providing a westbound right -turn land from Central Road to Arthur Avenue. The petitioner will also be providing a new sidewalk along Arthur Avenue as well as parkway trees along Central Road and Arthur Avenue. US Robotics will also provide perimeter and foundation landscaping and will completely rehab the parking lot to include curbing, sidewalk and perimeter fencing. In addition, US Robotics is proposing to provide several public transit services to its employees. As illustrated on the development plans, US Robotics will be providing an on-site PACE Bus stop for its employees and twenty (20) reserved van pool parking spaces. These reserved spaces will be used by their PACE Ride -share van pool program. US Robotics is currently working with PACE to provide these services. US Robotics plans include 600 parking spaces in excess of the Village requirements. Mr. Cassidy asked staff about Arthur Avenue being dedicated to the Village of Arlington Heights up to the curb. In response, Mr. Ungerleider stated that Arthur Avenue is under Arlington Heights jurisdiction and the Village is requesting that they dedicate that portion of Arthur Avenue to accommodate the new public sidewalk. He further noted that there are no current plans for the improvement of Arthur Avenue roadway. Mr. Cassidy also questioned the curb cuts along Arthur Avenue. Mr. Ungerleider stated that there will be no changes with regards to the curb cuts along Arthur Avenue. Mr. Verhasselt asked staff if there will be access to the parking area from Arthur. In response, Mr. Ungerleider stated that yes there will be a formal drive to the North although Central Road will have the most traffic access. Mr. Lannon asked staff about the storm water detention. In response, Mr. Ungerleider stated that there will be many improvements to accommodate storm water detention including a complete overhaul of the parking lot which will have areas specifically setup to accommodate storm water, curbing, etc. ZBA-3-C U-96 Page 4 Mr. Lannon asked the traffic consultant about the peak traffic times on Arthur Avenue. In response, Mr. Rude stated that the peak traffic times on Arthur Avenue are between 7 a.m. and 8:30 a.m. and between 4:30 p.m. and 5:30 p.m. Mr. Cassidy asked the traffic consultant about the traffic on Busse Road because it is only a two (2) lane road, will the traffic light which is being proposed for Central Road coincide with the traffic light which is currently at Arthur Avenue and, he questioned the increase of the traffic from the employees of the manufacturing plant in addition to the 500 from the office portion. In response, Mr. Rude stated that current northbound traffic counts on Busse Road to Central Road are not acceptable. The Central Road improvements will include a right turn lane eastbound and an additional left turn northbound. Also, they are suggesting a westbound right turn lane from Central onto Arthur. Mr. Rude 'stated that the traffic count southbound on Busse Road, taken in the p.m. peak hours, is approximately 1,450 and northbound, approximately 1,000. The additional traffic produced from the manufacturing plant is estimated to be approximately 360 vehicles one way. Mr. Friedman stated that US Robotics operates 7 days a week, 24 hours a day, with shifts working 6 a.m to 6 p.m. and 6 p.m. to 6 a.m. with a 3 days on 4 days off work week and the following week 4 days on and 3 days off work week. Mr. Brettrager asked if the proposed signal would be a full time operating light. Mr. Rude stated that all three (3) signals would be interconnected and they would be traffic actuated. Mr. Lannon asked about the distance between the traffic lights. Mr. Ungerleider stated that the traffic lights would be spaced at 300 feet, meeting IDOT's design requirements. He stated that staff has been working with IDOT and neighboring businesses. HINZ Lithograph has agreed with the proposal of the traffic light. Mr. Floros welcomes the addition of US Robotics to the community. Mr. Floros stated. while he is most enthusiastic and supportive of the proposal of US Robotics for their redevelopment of the AM Multigraphics facility, he is very concerned with potential traffic hazards at Central, Busse, and Arthur Avenue, which has been an ongoing concern for this area. The addition will be beneficial to Mount Prospect however, when the facility is operating at full capacity, he feels the traffic problem in this area will greatly increase. Ms. Luxem concurred with Mr. Floros with regard to major traffic concerns especially at Busse Road. ZBA-3-C U-96 Page 5 Mr. Cassidy asked staff about future redevelopment plans for Busse Road. Mr. Ungerleider stated that the Central Road Corridor Study, currently under Village Board review, specifies the five lane cross-section mentioned earlier. Mr. Brettrager asked if a significant portion of the traffic is westbound on Central. Mr. Ungerleider stated that until US Robotics is in full operation, it will be almost impossible to determine where their employees will be coming from. Chairman Basnik asked Mr. Friedman about the number of employees working at this facility. In response, Mr. Friedman stated that there will be approximately 1,000 employees initially. US Robotics is projecting approximately 2,000 employees within the next two (2) years. He stated that should the operation continue to grow, their plans do not include "moving out" of this site to another, but to just obtain another building to accommodate their growth. Mr. Henry Engel, 825 S. McKinley Road, Arlington Heights, IL., introduced himself to the Zoning Board of Appeals. Mr. Engel raised concerns over the additional traffic down the side streets in this area. In response, Mr. Ungerleider stated that people have and will continue to use the easiest, fastest route to their destination which includes the use of side streets. The proposed Central Road improvements should help alleviate the traffic and keep it going smoothly and safely so that the side streets will not be as desirable. Mr. Cassidy asked where the eighty-five (85) foot portion of the building will be. Mr. Ungerleider referenced the site plan noting the majority of the office section of the building is seventy (70) feet and only a small portion will be eighty-five (85) feet which is a lantern or a skylight and behind that is a parapit which is allowed to exceed the height limitations. The mechanical equipment on the roof will be screened. Mr. Floros asked what is directly across the street on Central Road. Mr. Friedman stated that there are three (3) story thirty (30) foot in height apartment buildings. Ms. Luxem asked staff if the petitioners do not need to go before the sign review board because it is a Planned Unit Development (PUD). Mr. Ungerleider stated that because it is part of the plan and that aren't any variations for their proposed signage the petitioners are not required to go before the sign review board. He noted that there will be one (1) monument sign in front of the office structure and directional signage on site. Chairman Basnik asked about the parking space dimensions. Mr. Ungerleider stated that the parking spaces will be 18' long by 8 1/2' wide for employee parking. The parking space requirements for guest parking will be 18'x 9'. The reduction for employee parking ZBA-6-CU-96 Page 6 is allowable per approval of the Director of Community Development for Village Code Section 14.2216. Mr. Ungerleider stated that handicapped parking stalls will be provided at 18' x 16' as required by code. Mr. Floros then moved that the Zoning Board of Appeals approve petitioners request for 1. A Conditional Use for a 41 Acre Industrial Planned Unit Development (PUD) - (Article V 14.2103.19 of the Zoning Ordinance) 2. Variation to increase the maximum permitted building height from thirty (30) feet to eighty-five (85) feet (Section 14.2104.0 of the Zoning Ordinance) as shown on petitioners exhibit 1. 3. Site plan approval. And, 4. Signage approval subject to the condition being accepted by the petitioners as stated in staffs report to the Zoning Board of Appeals dated February 22, 1996. The motion was seconded by Mr. Cassidy. Upon Roll Call: AYES: Basnik, Brettrager, Cassidy, Floros, Lannon, Luxem, Verhasselt NAYS: None The motion was approved by a vote of 7-0. yulieResectfully submitted, Ann Bouris Secretary