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HomeMy WebLinkAbout05/22/2025 P&Z Minutes (PZ-02-25)MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-02-25 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: March 13, 2025 500 West Algonquin Road, Mount Prospect AG 500 West LLC February 26, 2025 A conditional use to amend an existing planned unit development to construct a new building and related site modifications Joseph Donnelly Walter Szymczak William Beattie Michael Fricano Donald Olsen Ewa Weir Richard Rogers Antonia Lalagos— Development Planner Katarina Karac, Birchwood Law LLC Chairman Donnelly called the meeting to order at 7:02 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on January 23, 2025 and the Planning and Zoning Commission workshop on February 27, 2025. The minutes were approved 4-0. Chairman Donnelly introduced case number PZ-02-25, 500 West Algonquin Road, a request for a conditional use for a major PUD amendment. The Village Board's decision is final for this case. Ms. Lalagos reported that the petitioner, AGL 500 West LLC, is seeking conditional use approval to amend an existing Planned Unit Development to construct a 5,500 square foot warehouse, update the existing light industrial building, and complete related site modifications at 500 West Algonquin Road, the subject property. Ms. Lalagos explained the history and existing conditions of the subject property. The subject property is part of an existing PUD commonly known as Lake Center Plaza and is composed of 8 parcels encompassing approximately 35 acres. The PUD was created in 1987 and allowed for industrial, office, and office research business uses. The subject property contains an existing office/warehouse building that was originally constructed in 1991 for Mutoh Americas, a drafting Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 machine and wide -format printer manufacturer. The subject property improvements include a parking lot with associated driveways and a blacktop tennis court. Ms. Lalagos reviewed the petitioner's proposal. The petitioner, AGL 500 West LLC, intends to use the property for its business operation, which includes Broadway Electric Inc, a full -service electrical contractor, and Cornerstone Contracting Inc, a general contractor specializing in large- scale, federally funded projects. The petitioner proposes to renovate the existing 22,135 square foot office/warehouse and to construct a new 5,500 square foot warehouse on the west side of the property, replacing the tennis courts. The new warehouse will be used for material storage for contractor and electrical equipment, with no outdoor storage on -site. Ms. Lalagos shared an overview of the site plan. The newwarehouse building will measure approximately 50' by 110', with side and rearyard setbacks of 19' and 20' respectively. The petitioner is also adding a 6' tall garbage enclosure and a generator near the existing warehouse driveway. Ms. Lalagos confirmed that overall lot coverage of the subject property will remain at 57% as the new structure will be constructed in the area of the existing tennis courts. The two existing vehicular access points into the subject property will remain. Ms. Lalagos reviewed the parking at the site. A total of 64 parking stalls are required by code. The existing facility currently provides 75 parking stalls, including 3 accessible spaces. She shared that the business utilizes 3 to 4 vans and trucks and one 16' box truck, and that the petitioner has committed to parking the commercial vehicles in a designated area of the parking lot on the rear elevation of the primary building. Ms. Lalagos requested that the Planning and Zoning commission add an additional condition of approval to the ordinance which restricts commercial vehicle parking to the following locations: i) the area designated in the site plan; or ii) inside the warehouse. Ms. Lalagos described the new warehouse building. It will measure approximately 5,500 square feet with a height of 17.7'. The exterior walls of the building will be composed of fiber cement cladding panel over metal framing over structural girts, stone sill banding, and manufactured stone panel. The roof will be a standing seam or single -ply roofing membrane with a low slope. The structure will have four 12' x 14' overhead doors on the east elevation, as well as an aluminum and glass storefront with a suspended entry canopy. No roof top units are proposed for the new building. Ms. Lalagos then described the existing warehouse / office building. The existing building will have approximately 13,514 square feet dedicated to office use, and will undergo renovation to include new window treatments, interior and exterior paint, updated signage, and upgrades to plumbing and mechanical systems. The remaining 8,621 square feet will be dedicated for warehousing, including housing tools, materials, and equipment for the electrical contractor business. Ms. Lalagos summarized the landscape plan. The petitioner will provide additional perimeter landscaping consisting of a variety of shrubs to complement the existing shade and ornamental trees on the subject property. A four -foot -wide band of foundation landscaping will be provided on the north and south elevation of the new building, and on the south and east elevation of the existing building. Shade trees and live coverage will be added to parking lot islands throughout the site. The existing freestanding signs will have a minimum of two square feet of landscaping per square foot of sign face added to the base of the podium. The trash enclosure and ground mounted Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 mechanical equipment will be screened with six-foot tall arborvitae. The petitioner proposes to remove six trees in total, citing safety or operational hazards as the reasons for removal. Ms. La Lagos noted that the proposal aligns with the Village's long-range plans including the 2017 Comprehensive Plan and the 2020 Connect South Mount Prospect Subarea Plan. In the 2017 Comprehensive Plan, the property is listed as "mixed -use" in the future land use plan, which includes office and warehousing in the list of its primary uses. Chapter 1, Policy 1.2 is to support infill development and adaptive reuse or redevelopment of underutilized properties. In the 2020 South Mount Prospect Subarea Plan, Chapter 7, Goal 2 is to focus on business retention, attraction, and expansion. Ms. Lalagos asserted that the request meets the conditional use and planned unit development standards set forth in the Village Code. She requested that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "Motion to approve: A conditional use to amend Ord. 3831 and Ord. 5617 of the Lake Center Plaza Planned Unit Development to construct a 5,500 square foot warehouse, update the existing light industrial building, and complete related site modifications at 500 West Algonquin Road, Case No. PZ-02-25, subject to the conditions listed in the staff report, as well as an additional condition requested by staff during the hearing, that parking for the commercial vehicles shall be restricted to the following locations: i) The area designated in the site plan; or ii) inside the warehouse." Ms. Lalagos stated that the Village Board's decision is final for this case. Commissioner Beattie asked where the parking was designated in the site plan. Ms. Lalagos showed on the site plan that the designated parking area is behind the existing building, or in the warehouse. Chairman Donnelly asked where the generator is located. Ms. Lalagos responded that the generator is to the west of the existing building, between the trash enclosure and the building. Chairman Donnelly asked if the business needs to park additional trucks could they expand the designated parking spots along the back of the building. Ms. Lalagos answered yes, the designated area behind the building is where trucks would be allowed to park and noted that the site exceeds the parking minimums required. Chairman Donnelly swore in the petitioner's representative, Katarina Karac of 5 Revere Drive, Suite 200, Northbrook, Illinois. Ms. Karac introduced the petitioner and provided background information on the proposal. The applicant is AGL 500 West LLC, the owner of 500 West Algonquin Road. Owners Christian Blake Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 4 and John Batson, and architect David Wojick were present at the hearing. Ms. Karac explained that there are two proposed businesses, Broadway Electric Inc, an electrical. contractor, and Cornerstone Contracting Inc, a general contractor. They mostly work on federal contracts. They spent a lot of time looking for a suitable site to relocate their business. They are currently located in Elk Grove Village and have been in business for 40 years. Ms. Karac asserted that it is a high -quality business that will bring 83 full time jobs, 46 of which are office jobs. She stated there is urgency with the application. The petitioners have been working diligently to address staff comments. She reported that the petitioner went before the Village Board with a request for a 6B tax credit on December 17, 2024, and that they have six months to get the zoning approvals needed to satisfy the conditions of the resolution. Ms. Karac noted that the petitioner is at capacity at their current location, and they would like to renovate the existing building at the subject property as quickly as possible to relocate staff there. She explained that it would be easier to submit for a building permit for both buildings at the same time. Ms. Karac indicated that the subject property is surrounded by other Limited industrial zoning. She confirmed that the existing building has been vacant for a little over nine months. Chairman Donnelly noted that some trees are being removed from the property. He asked if the landscaping will be mostly existing plantings or new plantings. Ms. Karac showed the landscaping plan with the additional plantings and shared that the goal is to have robust landscaping along the perimeter of the property and around the buildings. She said they were trying to preserve as much as possible and then add additional plantings on top of that. Ms. Karac continued describing the site and stated that the impervious surface will not increase. The materials are stored on site for less than 30 days and then are taken off -site for field work. Increased traffic is not anticipated. The vehicles are mostly in the field and are not always brought back to the business location. Ms. Karac suggested that the new building will complement the area and will be in line with the existing building. She reported that the signage will comply with code, which will consist of two new wall signs on the south and east elevations, and existing freestanding signs at the access points. Ms. Karac summarized the tree preservation and removal plan. There are 87 existing trees on site, and the petitioner is proposing to remove six: two trees are next to the proposed warehouse and four trees are causing structural damage to the existing building. Ms. Karac displayed photos from their structural engineer showing the damage. Ms. Karac confirmed that the lighting plan to be submitted with the building permit will be compliant with code. Exterior light fixtures will be replaced, including four pole -mounted lights and two wall -mounted lights, and three bollard lights. The light posts will remain, and 10 ground mounted Lights will be removed. Ms. Karac reviewed the petitioner's responses to the conditional use standards. She asserted that the business has no hazardous materials, heavy industrial use, or activities that could endanger the public. The proposal will bring in a quality business that has existed for more than 40 years. She said that enhancements to the property will improve its appearance and functionality, benefitting the community. The property's use is consistent with the general character of the area. Ms. Karac confirmed that all business activities will be indoors — no outdoor storage, excessive noise, or Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 disruptive activity. The vehicles on site will include employee personal vehicles, 3-4 smallwork vans/trucks, and one 16' box truck. Commissioner Beattie asked how many people would be working on site day to day. Ms. Karac responded 46 people. Ms. Karac continued to review the responses to the conditional use standards. She shared that the proposed 5,500 square foot warehouse will replace an unused tennis court, making better use of the land. She noted that no new or disruptive uses are proposed — office and warehouses are already permitted. Ms. Karac suggested that the warehouse design and landscaping are complementary to the surrounding area. The site already has access to necessary public utilities. The primary access point will remain off Algonquin Road, with a secondary access point on Wall Street. Ms. Karac claimed that the site and development will comply with all Public Works, Building, and Fire Codes. She summarized how the proposal aligns with the Comprehensive Plan. The Comprehensive Plan designates this area for business and light industrial use, and the proposed use fits within this designation. The plan encourages adaptive reuse of existing industrial properties. The proposal supports localjob creation and business retention, aligning with Mount Prospect's economic goals. Ms. Karac reviewed the petitioner's responses to the PUD standards. She stated that the property will adhere to all applicable zoning regulations and PUD requirements. No modifications from the development standards are proposed. She reported that the proposed amendment complies with the 1-1 Limited Industrial PUD district bulk regulations, including parking, setbacks, building height, and impervious surface requirements. Ms. Karac described howthe PUD amendment aligns with the Comprehensive Plan, as it supports business and light industrial zoning for future land use, encourages redevelopment of underutilized properties, and enhances the site by repurposing a vacant building and replacing an unused tennis court with a functional building. Ms. Karac indicated that the proposal relocates a 40-year-old Illinois -based business to Mount Prospect, bringing economic benefits, and creating job opportunities in the community. The 1-1 Limited Industrial District is intended for light industrial, warehousing, and research uses. She asserted that the warehouse does not create nuisances. Ms. Karac explained that the site will have minimal impact on traffic volume and deliveries are limited to 2-3 times per week. Deliveries will occur during off-peak house, 6AM — 9AM, to avoid congestion. Existing road infrastructure can accommodate the current and future traffic. Finally, Ms. Karac reported that the proposal will have no additional demand on public recreation areas or municipal services. The site is already served by public facilities, and it will not strain resources. Commissioner Beattie noted that one of the conditions of approval is that the petitioner shall address comments from the review Letter dated February 25, 2025 and asked what comments were in the Letter. Ms. La Lagos replied that the comments were from Village departments and had to be addressed either before the Village Board hearing or before permit application submittal. The letter was made available in the agenda packet. Chairman Donnelly asked the petitioner if the conditions of approval were acceptable. Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 Ms. Kara confirmed that the petitioner is aware of each department's requirements from the letter and the petitioner is fine with the conditions that are proposed. Commissioner Beattie asked if the commercial vehicles will fit in the designated parking area. Ms. Karac confirmed that they would. Chairman Donnelly noted that commercial vehicle parking and outdoor storage are two general areas of concern but that the commission was satisfied with the proposal. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the motion as written in the staff report. Ms. Lalagos requested that the motion be amended to include the additional parking provision. Commission Beattie made a motion seconded by Commission Szymczak to amend the motion and approve the following: "Motion to approve: 1. A conditional use to amend Ord. 3831 and Ord. 5617 of the Lake Center Plaza Planned Unit Development to construct a 5,500 square foot warehouse, update the existing light industrial building, and complete related site modifications at 500 West Algonquin Road, Case No. PZ-02-25, subject to the following conditions: a. The petitioner shall revise the plan sets to include: i. The latest revision date on all pages; ii. Elevations for the north side of the detached warehouse building. The elevations for the north side of the building shall be consistent with the other elevations of the building; iii. The schematic landscape plan depicted on LS-3 shall be updated to match the Landscape Plan, as prepared by Pamela Self, bearing the latest revision date February 26, 2025; b. The subject property shall be developed in strict compliance with the approved development plans which will consist of the following: i. Conceptual Site Plan, Floor Plan, Elevations, Trash Enclosure, and Schematic Landscape Plan (LS-1, LS-2, LS-3) titled "Proposed Remodeling for Broadway Electric / Cornerstone Contracting Inc", as prepared by Wojcik + Associates Architects, Inc bearing the latest revision date February 26, 2025; ii. Landscape Plan (L-1, L-2, T-1, T-2, IR-1), as prepared by Pamela Self, bearing the latest revision date February 26, 2025; c. The petitioner shall address all comments included in the Village review letter dated February 25, 2025; d. A fully compliant photometric plan will be required as part of the building permit submittal; Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25 A fully compliant signage proposal will be required for the sign permit submittal; and Compliance with all applicable development, fire, building, and other Village Codes and regulations; Parking for the commercial vehicles shall be restricted to the following locations: i. The area designated in the site plan; or ii. inside the warehouse." UPON ROLL CALL AYES: Szymczak, Beattie, Fricano, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (4-0) to the Village Board for the April 2, 2025 meeting. Chairman Donnelly asked if there were any citizens to be heard. Hearing no further discussion, Commissioner Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 7:37 PM. Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — March 13, 2025 PZ-02-25