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HomeMy WebLinkAbout01/23/2014 P&Z Minutes 23-13MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -23 -13 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: Hearing Date: January 23, 2014 1900 -1980 Carboy Road Designhaus, Inc. January 8, 2014 08 -23- 401- 039 -0000 Conditional Use to allow a compressed natural gas (CNG) conversion facility Joseph Donnelly, Chair Sharon Otteman Tom Fitzgerald William Beattie Keith Youngquist Jacqueline Hinaber Jeanne Kueter Brian Simmons, Deputy Director of Community Development Consuelo Andrade, Senior Planner INTERESTED PARTY: Roger Buttacavoli — World CNG Michael Hartel - Designhaus Architects Chairman Donnelly called the meeting to order at 7:32 p.m. Commissioner Hinaber made a motion, seconded by Commissioner Youngquist to approve the minutes of the November 14, 2013 Planning and Zoning Commission Meeting; the minutes were approved 5 -0 with Commissioner Fitzgerald abstaining. Chairman Donnelly introduced Case PZ- 23 -13, 1900 -1980 Carboy Road for a Conditional Use request and stated the case was Village Board final. Ms. Andrade stated the Petitioner for PZ -23 -13 was seeking Conditional Use approval to allow a compressed natural gas conversion facility at the property known as 1900 -1980 Carboy Road. She explained the Subject Property is located on the west side of Carboy Road, south of Algonquin Road, and contained a multi- tenant industrial building with related improvements. The Subject Property is zoned I -1 Limited Industrial and is bordered to the North, West and South by the I -1 Limited Industrial District, and unincorporated Cook County to the East. Ms. Andrade explained the proposed compressed natural gas (CNG) facility would occupy 2 1, 100 square feet of the existing building. The facility would convert passenger vehicles and light duty trucks to CNG fuel or bi -fuel. Vehicles seeking to be powered strictly by CNG would have the existing gasoline fuel system removed and replaced with a CNG fuel system. Vehicles seeking to be bi -fuel would keep the existing gasoline fuel system in place. Ms. Andrade stated the applicant stated there would not be any Joseph Donnelly, Chair PZ -23 -13 Planning and Zoning Commission January 23, 2014 Meeting Pagel of 5 storage or dispensing of any type of fuel on site. The CNG facility would operate from 6:00 AM to 5:00 PM on weekdays. Ms. Andrade stated the petitioner's floor plan indicated the proposed facility would consist of offices in the front and work and storage areas in the rear. There would be several vehicle work stations, including a production push line. Indoor storage would consist of inventory, including new empty CNG tanks. The existing overhead door located in the rear elevation would remain in place and would be used for vehicle access into the space. Ms. Andrade stated the Petitioner will be required to comply with fire code requirements, which include setback requirements for fueling and defueling activities. A ten (10) foot setback requirement from the building and property lines would be required for fueling activities. Defueling would require a fifteen (15) foot setback from the property line and a twenty five (25) foot setback from the building. Ms. Andrade indicated the Petitioner had submitted a revised site plan which was handed out. The revised site plan indicated defueling equipment located at the northwest corner of the site that appeared to comply with the fire department's setback requirements. Ms. Andrade indicated the Fire Department had not reviewed the revised plan as it was submitted prior to the hearing. Ms. Andrade showed the tables below which summarized the parking requirements for the proposed tenant and overall property. Ms. Andrade stated the parking requirements for the proposed CNG facility were going to be based on the number of employees and customer vehicles. She stated the information submitted by the applicant indicated there would be up to seven (7) employees and twenty (20) customer vehicles, which would require seven (27) parking spaces. The overall required parking would increase to (100) parking spaces. The Petitioner's site plan indicates one hundred and eleven (I 11) parking spaces would be provided, which would comply with the required number of parking spaces. Unit Tenant Parking Requirement Spaces Required 1940 World CNG 30,039 7 employees 1 space per employee 7 13,958 20 customer vehicles 1 per customer vehicle 20 Unit Tenant Size (sq.ft.) Parking Required 1910 & 1960 Cardone 30,039 42 1920 Torque Parts 13,958 14 1940 World CNG 21,100 27 1970 Vacant 19,226 9 1980 Accutrack 15,258 8 Parking Required 100 Parking Currently Provided 72 Parking Proposed 111 Ms. Andrade summarized the standards for a Conditional Use listed in the Village's Zoning Ordinance. She stated the following: Joseph Donnelly, Chair PZ -23 -13 Planning and Zoning Commission January 23, 2014 Meeting Page 2 of 5 The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; And adequate provision for utilities, drainage, and design of access and is provided. Ms. Andrade stated the petitioner indicated the proposed compressed natural gas facility would not be detrimental to the public or adjacent properties as the conversion of vehicles would take place indoors and not inhibit the neighbor's use of their existing facilities. The operations would be conducted by employees trained and accredited in the latest requirements for the safe and proper performance of their work. Ms. Andrade stated Staff reviewed the request and is supportive of the Conditional Use to allow a compressed natural gas facility conversion facility. The proposed use would not have a detrimental impact or affect the character of the surrounding neighborhood. Operations would take place inside the building and the outdoor storage would be limited to empty gasoline tanks, which would be screened, and parking of customer vehicles. The proposed use would be compatible with existing uses in the area and be in compliance with the Village's Comprehensive Plan. Further, existing utilities, drainage, and access /egress would be maintained. Ms. Andrade stated that based on Staff's analysis of the request, Staff recommends that the Planning and Zoning Commission approve the following motion: "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of a Conditional Use to allow a compressed natural gas (CNG) conversion facility at the property located at 1900 -1980 Carboy Road, subject to the conditions of approval listed in the staff report." Ms. Andrade stated Village Board's decision is final for this case. Commissioner Youngquist asked how vehicles were transported to the facility and had the gas removed Mr. Simmons stated the Petitioner could respond with a detail of their operations. Chairman Donnelly swore in applicant Michael Hartel with Designhaus Architects, 1020 Elk Grove Town Center, Elk Grove, Illinois, 60007, and Roger Buttacavoli, chief operating officer with World CNG, 20620 84 Avenue S, Kent, Washington, 98032. Mr. Hartel explained World CNG brings vehicles in and either removes the fueling system and converts them to all compressed natural gas or leaves the fueling system in and just add the compressed natural gas system to the vehicle. Vehicles arrive on site with little or no gas; just basically on fumes. Mr. Buttacavoli stated that most of the vehicles are new vehicles; either straight from the dealership or the factory. They do not work on personal vehicles but do work on fleet vehicles. Mr. Hartel explained the conversion process. He indicated the gas tank is removed per code requirements and then placed outside in a fenced -in area. The gas tanks are then removed from the property by an environmental hauler. Joseph Donnelly, Chair PZ -23 -13 Planning and Zoning Commission January 23, 2014 Meeting Page 3 of 5 Mr. Buttacavoli explained the defueling process. He indicated that gasoline is pumped out or siphoned out of tanks if there is too much gasoline in the vehicle's gas tank. They store the gas outdoors in an area with a double containment pallet and a drum that complies with the maximum amount they can keep at any given area. Signage, such as no smoking, is posted as well. He further explained that a waste hauler would take the gasoline away. Mr. Buttacavoli stated that bi -fuel vehicles can be equated to hybrid electric vehicles. Many people get range anxiety when they don't know how far they can drive just on natural gas. Therefore, owners opt for a bi -fuel system so they can have the ability to switch over to gasoline. As an example, he indicated they were doing dedicated vehicles for a taxi company in Las Vegas. The gas tanks were kept in place even though they were not going to use the gas tank. Chairman Donnelly asked about the timing to convert a vehicle. Mr. Buttacavoli responded that larger format vehicles, otherwise known as light duty, such as an E450 van at the airports, can take from three to five (3 -5) days to convert. Taxis and other vehicles can take up to two (2) days. Lead time has to do with EPA guidelines for vehicles. Commissioner Beattie referenced an updated site plan that the Petitioner had provided and confirmed the defueling equipment had been relocated to the northwest corner of the site and asked about the defueling process. Mr. Buttacavoli explained that defueling equipment is typically located on the outside building wall, but in this case will not be located on the building. He explained the defueling process and clarified that compressed gas would be defueled; not liquid natural gas. Gasoline from a tank would be siphoned out and would take place outside of the building. Commissioner Beattie asked about the quantity of liquid gasoline that could be stored on site. Mr. Buttacavoli responded that he believed they could not exceed a fifty five (55) gallon drum outside. Storage inside the building would be similar to storage inside a residential garage where they cannot have more than a five (5) gallon stored. Mr. Hartel interjected that the maximum allowable quantities inside and outside will be complied with as part of the building permit plan review. Mr. Hartel explained the process of placing compressed natural gas inside converted vehicles. It would be a tank to tank transfer system. Basically, another CNG vehicle would come into the facility and have its tank connected to the tank of the newly converted vehicle and pressure equalization would take place. It is yet to be determined if they would be able to do the tank to tank transfer inside the building or if it will be required to be done outside the building. He indicated they would comply with whichever was required. Mr. Hartel clarified World CNG does not store natural gas inside or outside the facility. He compared the process of conversion to a manufacturing installation process. He clarified they will not be a repair facility. The facility would specifically be a natural gas conversion facility. Commissioner Youngquist asked where converted cars fuel with CNG. Joseph Donnelly, Chair PZ -23 -13 Planning and Zoning Commission January 23, 2014 Meeting Page 4 of 5 Mr. Buttacavoli responded there are hundreds of CNG fueling stations. He talked about facilities in the City of Chicago. A map of the Chicago area fueling stations was shown. He indicated a new station was going to be installed in the O'Hare area this year. Mr. Buttacavoli explained they were sub - lessors to the main lessor at their old facility located in the City of Chicago. They were moving to Mount Prospect as a result of the building being sold and their inability to stay there. The Mount Prospect location would be close to a fueling station located one to two (1 -2) miles away. Chairman Donnelly asked if anyone else was in attendance at the hearing to speak about the case. Hearing none he closed the public portion of the hearing. He asked if the board had any further discussion. Commissioner Youngquist confirmed with the Petitioner of the conditions of approval. Chairman Donnelly asked if there were any further comments for the case. Hearing none he brought the discussion back the board. Commissioner Beattie made a motion to approve a Conditional Use to allow a compressed natural gas (CNG) conversion facility at the property located at 1900 -1980 Carboy Road, subject to the conditions of approval outlined in the staff report, seconded by Commissioner Hinaber. UPON ROLL CALL: AYES: Otteman, Fitzgerald, Beattie, Youngquist, Hinaber, Donnelly NAYS: None The motion was approved 6 -0 with a positive recommendation to Village Board. Commissioner Beattie made a motion seconded by Commissioner Youngquist and the meeting was adjourned at 8:03 p.m. y Consuelo, Senior Planner Community Development Department Joseph Donnelly, Chair PZ -23 -13 Planning and Zoning Commission January 23, 2014 Meeting Page 5 of 5