Development Commission Agenda – December 13, 2018 

VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION MEETING

Municipal Building, Room 214 2121 Lake Street, Hanover Park, IL

Thursday, December 13, 2018 7:00 p.m.

AGENDA

1. CALL TO ORDER: 1-a. Welcome new Development Commissioners: Village Board appointment of Auxiliary Commissioners to full voting members of the Commission: Commissioner Parthiv Patel and Commissioner Ray Alvarez. 1-b. Welcome and Introduction of new Auxiliary Commissioner: Village Board appointment of new Auxiliary Commissioner Terri Vlach.

ROLL CALL

2. PLEDGE OF ALLEGIANCE – Moment of Silence

3. ACCEPTANCE OF AGENDA

4. PRESENTATIONS/REPORTS: None.

5. APPROVAL OF MINUTES: 5-a. Regular meeting Minutes of November 08, 2018

6. ACTION ITEMS: 6-a. Public Hearing: to consider a request by Anthony Malone of Jabil Packaging Solutions/Nypro Brand (applicant) on behalf of CPUS Hanover Park, LP c/o CBRE Global Investors (property owner) for a variance from Zoning Code Sec. 110-6.6.3.g General regulations for accessory structures from the maximum allowed fifteen foot (15’) accessory structure height to permit the construction of a twenty-seven foot (27’) evaporation tower (for a total of 4 towers), at 6325 Muirfield Dr. in Hanover Park, Illinois.

7. TOWNHALL SESSION: Persons wishing to address the public body must register prior to Call to Order. Please note that public comment is limited to 5 minutes per speaker.

8. OLD BUSINESS (NON-ACTION ITEMS):

9. NEW BUSINESS (NON-ACTION ITEMS):

10. ADJOURNMENT  

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VILLAGE OF HANOVER PARK

DEVELOPMENT COMMISSION

REGULAR MEETING

Municipal Building, Room 214

Hanover Park, IL Thursday, November 8, 2018

7:00 p.m.

MEETING MINUTES

1. CALL TO ORDER: ROLL CALL:

Chairperson Wachsmuth called meeting to order at 7:00 p.m. PRESENT: Commissioners:

Chairperson Virginia Wachsmuth, Arthur Berthelot, James Aird, Gary Rasmussen, Ray Alvarez, Patrick Watkins, Scot Neil, and Joe Serauskas

ABSENT: Commissioners: Michael Merrill Jr and Parthiv Patel

ALSO PRESENT: Director of Community and Economic Development Shubhra Govind, Village Planner Ellen Weber, and Secretary Kathleen Arnold

2. PLEDGE OF ALLEGIANCE

3. ACCEPTANCE OF AGENDA:

Motion by Commissioner Berthelot, seconded by Commissioner Watkins. Voice Vote: ALL AYES.

Motion Carried: Agenda Accepted.

4.

PRESENTATIONS/REPORTS: None

5. APPROVAL OF MINUTES: 5-a. Regular meeting Minutes of September 13, 2018 Motion by Commissioner Berthelot, seconded by Commissioner Neil. Voice Vote: ALL AYES.

Motion carried: Approved the Minutes of September 13, 2018.

6. ACTION ITEMS: 6-a. Continued Public Hearing: to consider a request by Jay La Gambina (applicant) on behalf of AKZ Development Corp/ La Gambina Homes (property owner) for approval of a Preliminary Plat of Subdivision for the property located at 2000 Maple Avenue. Chairperson Wachsmuth: Entertained a motion to open the Public Hearing.

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Development Commission Minutes 11/08/2018

Motion by Commissioner Berthelot to open the Public Hearing, seconded by Commissioner Serauskas. Voice Vote: All AYES.

Motion Carried: Public Hearing Opened Director Govind stated that the applicant has not submitted information required to go forward. The hearing has been continued multiple times and Public Hearing notice has been posted on the property each time. Mr. LaGambina has informed staff that he has decided to not move forward with the subdivision at this time and has asked that the application be withdrawn. Staff has asked for a letter in writing and talked with him multiple times. He has asked verbally that the application be withdrawn, but we have not received a letter. At this point, we should accept the application as withdrawal per his request. Chairperson Wachsmuth: Asked if anyone was present for this agenda item. No attendees present for this agenda item.

Chairperson Wachsmuth asked for questions and comments prior to closing the Public Hearing. Commissioner Comments:

Commissioner Aird questioned what happens to the lot now. Director Govind explained the lot that exists is a buildable, oversized lot. He had a right to apply for a building permit and build a structure. He did that, and he placed the house on the lot in a location knowing that he would subdivide at some point. He placed the structure in such a way that drawing lot lines for a subdivision would leave two lots that comply with lot sizes, setbacks, etc. He did place the structure accordingly on the existing lot. The lot just remains un-divided. Commissioners expressed concern that the home sits by itself, surrounded by vacant land.

Director Govind explained the applicant owns lots on Oak Ave., and as of last month, has now purchased the 10-lot subdivision on Elm Ave. The Elm lots have been platted and approved in the last 10 years. He indicated verbally that he will proceed with construction of homes on the Elm lots as a Phase One. He can just move forward on those with a building permit. He indicated that he had intended to use the house under construction on the subject site as a model home. Commissioner Aird recalled that the applicant was distraught at the last public hearing, and expressed concern that this is why he is withdrawing. Director Govind responded that he has conveyed he will move forward with the Elm lots first. Commissioner Serauskas questioned if Mr. LaGambina will do anything about the east end of the lot, with the ravine. He views it as an eyesore. He questions who will buy the 2000 Maple house with the condition of the lot. Director Govind responded the property must be maintained by the Village’s Property Maintenance standards, and if not, the Code Enforcement will address. Chairperson Wachsmuth stated these items are not for consideration at this Public Hearing and noted the Commission’s concerns. She entertained a motion to close the Public Hearing. Motion by Commissioner Berthelot to close the Public Hearing, seconded by Commissioner Neil. Voice Vote: All AYES.

Motion Carried: Public Hearing Closed

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Development Commission Minutes 11/08/2018

Chairperson Wachsmuth: Noted the public hearing portion of the item was closed and entertained a motion to consider the request from Jay La Gambina (applicant) on behalf of AKZ Development Corp/ La Gambina Homes (property owner) for approval of a Preliminary Plat of Subdivision for the property located at 2000 Maple Avenue as withdrawn. Motion by Commissioner Berthelot to consider the request from Jay La Gambina (applicant) on behalf of AKZ Development Corp/ La Gambina Homes (property owner) for approval of a Preliminary Plat of Subdivision for the property located at 2000 Maple Avenue to be withdrawn, seconded by Commissioner Serauskas.

Roll Call Vote:

AYES:

Commissioners: Aird, Berthelot, Neil, Rasmussen, Serauskas, Watkins, and Wachsmuth NAYS:

Commissioners: None ABSENT: Commissioners: No regular Commissioners were absent. Motion Carried: Subdivision Request considered withdrawn. 6-b. Public Hearing: to consider a request by Round Ground Metals for a variance from Zoning Code Sec. 110-5.10.2. Permitted uses in the BP Business Park District, for temporary outside storage of raw materials solidly screened to a height of eight feet from a maximum of ninety (90) days per 12-month period, to a period of two (2) years, at 935-945 Muirfield Dr in Hanover Park, Illinois. Chairperson Wachsmuth: Entertained a motion to open the Public Hearing. Motion by Commissioner Berthelot to open the Public Hearing, seconded by Commissioner Rasmussen. Voice Vote: All AYES.

Motion Carried: Public Hearing Opened Village Planner Weber presented the applicants request. The BP District allows outdoor storage, screened to 8’ for a period of 90 days within a twelve (12) month period. The applicant has asked for an extended time frame for temporary outside storage while they seek expansion opportunities, an exceptional situation. The building is owned by AMB/ProLogis. The Turnberry Lakes Property Owners Association has sent a letter of support for the request and will amend their Covenants, if the Village approves the request. She noted this is a secluded area in the Park and that renting a third building, moving materials back and forth, would be more disruptive to the Park. She noted that in preparing the case she identified a tree that was to have been planted during the construction of the Central Avenue access was not; a letter in the packet from ProLogis confirms it will be planted in 2019. Sworn In: John R. Pechan – Vice President New Business Development for Round Ground Metals (RGM), 4825 Turnberry Dr. Hanover Park, IL 60133. Also present Maggie Cerniglia, HR and Finance Manager, Round Ground Metals, Inc. Applicant Pechan stated that RGM was thankful to the Commissioners and Staff and provided a brief history of RGM and how this family owned business has grown over the thirty plus years they have been in business. Today, they have 124 families working for their organization across two (2) ten-hour shifts a day Monday – Friday and 5-6 hour shifts on Saturday. The purpose of the request is in keeping with the company’s mission of finding innovative ways to solve problems.

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Development Commission Minutes 11/08/2018

They need more space as they are expanding their product line and renting temporary space is expensive and causes logistic issues. Utilizing outdoor storage will provide safe mobility of raw materials and all safety regulations will be adhered to. With increasing tariffs and competition from off shore products RGM has found a way to survive. He complimented the local labor force, stating he finds their employees very hard-working. Commissioner Comments:

Commissioner Watkins: no questions. Commissioner Aird questioned what type of fence and questioned the height. He would like to know details. Village Planner Weber responded that per Village Code, the fence will be 8’ in height and made of solid materials. Slatted or chain-link materials are not permitted. She confirmed that it is 8’, which is required in the BP for outdoor storage and confirmed that 6’ is the maximum height in a residential district. Commissioner Rasmussen questioned how the raw materials will be stored, will it be standard steel dividers or wood? Cantilever racking? Applicant Pechan responded that the storage material will be a hot roll bar, which has the oxide scale that freezes the material when it cools. Rust is not an issue, this is not considered a prime material, it is a material used in manufacturing processes to make the product prime material. Safe stacking practices will be adhered. Commissioner Neil: no questions. Commissioner Berthelot: no questions. Chairperson Wachsmuth questioned if RGM plans to look for additional space in the community? Applicant Pechan responded he cannot speak for the owner, but the strategic long-range plan is to have manufacture here in Hanover Park and set up satellite distribution facilities of 10,000 square feet throughout the country. Would manufacture here, and ship there for distribution. Chairperson Wachsmuth: Asked if anyone was present for this agenda item. No attendees present for this agenda item. Chairperson Wachsmuth: Entertained a motion to close the Public Hearing. Motion by Commissioner Berthelot to close the Public Hearing, seconded by Commissioner Neil. Voice Vote: All AYES.

Motion Carried: Public Hearing Closed Village Planner Weber presented the Draft Findings of Fact and recommendations to the Commission. She noted that the Code requires notification to all property owners within 250’ but RGM, as good neighbors, went “above and beyond” mailing notification to all property owners in the business park. Chairperson Wachsmuth entertained a Motion to recommend approval of the Draft Findings of Fact, Motion by Commissioner Berthelot, seconded by Commissioner Serauskas.

Roll Call Vote:

AYES:

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Development Commission Minutes 11/08/2018

Commissioners: Aird, Berthelot, Neil, Rasmussen, Serauskas, Watkins, and Wachsmuth NAYS:

Commissioners: None ABSENT: Commissioners: No regular Commissioners were absent. Motion Carried. Recommend approval.

Chairperson Wachsmuth entertained a Motion to recommend approval to consider a request by, Round Ground Metals for a variance from Zoning Code Sec. 110-5.10.2. Permitted uses in the BP Business Park District, for temporary outside storage of raw materials solidly screened to a height of eight feet from a maximum of ninety (90) days per 12-month period, to a period of two (2) years, at 935-945 Muirfield Dr in Hanover Park, Illinois as approved in the Draft Findings of Fact, and the conditions per staff report and forward to the Village Board for their consideration.

Motion by Commissioner Berthelot to recommend approval to consider a request by Round Ground Metals for a variance from Zoning Code Sec. 110-5.10.2. Permitted uses in the BP Business Park District, for temporary outside storage of raw materials solidly screened to a height of eight feet from a maximum of ninety (90) days per 12-month period, to a period of two (2) years, at 935-945 Muirfield Dr in Hanover Park, Illinois, as approved in the Draft Findings of Fact, and the conditions per staff report and forward to the Village Board for their consideration, seconded by Commissioner Neil.

Roll Call Vote:

AYES:

Commissioners: Aird, Berthelot, Neil, Rasmussen, Serauskas, Watkins, and Wachsmuth NAYS:

Commissioners: None ABSENT: Commissioners: No regular Commissioners where absent. Motion Carried. Recommend approval.

Chairman Wachsmuth noted the Development Commission is a recommending body and this will go before the Village Board at their next meeting.

7. TOWNHALL SESSION: None

8. OLD BUSINESS (NON-ACTION ITEMS): None

9. NEW BUSINESS (NON-ACTION ITEMS):

Chairperson Wachsmuth will be moving and no longing living in Hanover Park. Until her old home sells, she will continue to be the Chairperson. Commissioner Rasmussen resigned effective immediately. This will be his last Development Commission Meeting.

10. ADJOURNMENT: Motion by Commissioner Berthelot, seconded by Commissioner Rasmussen. Voice Vote: ALL AYES.

Motion Carried: Meeting adjourned at 7:46 p.m.

Recorded and Transcribed by:

Kathleen Arnold, Secretary Virginia Wachsmuth, Chairperson

this 8th day of November, 2018

Village of Hanover Park

Community & Economic Development Department STAFF MEMORANDUM

TO: Chairman Wachsmuth and members of the Development Commission FROM: Shubhra Govind, Director of Community & Economic Development

Ellen Weber, Village Planner

SUBJECT: Public Hearing to consider a request by Anthony Malone of Jabil Packaging Solutions/Nypro Brand (applicant) on behalf of CPUS Hanover Park, LP c/o CBRE Global Investors (property owner) for a variance from Zoning Code Sec. 110-6.6.3.g General regulations for accessory structures from the maximum allowed fifteen foot (15’) accessory structure height to permit the construction of a twenty-seven foot (27’) evaporation tower (for a total of 4 towers) at 6325 Muirfield Court in Hanover Park, Illinois.

ACTION REQUESTED: Approval Denial Information

MEETING DATE: December 13, 2018

REQUEST SUMMARY:

The following is scheduled for Development Commission review at 7:00 p.m. on December 13, 2018 in Room 214 of the Municipal Building, 2121 Lake Street:

A request by Anthony Malone of Jabil Packaging Solutions/Nypro Brand (applicant) on behalf of CPUS Hanover Park, LP c/o CBRE Global Investors (property owner) for a variance from Zoning Code Sec. 110-6.6.3.g General regulations for accessory structures from the maximum allowed fifteen foot (15’) accessory structure height to permit the construction of a twenty-seven foot (27’) evaporation tower (for a total of 4 towers) at 6325 Muirfield Court in Hanover Park, Illinois.

SITE INFORMATION Existing Zoning: HC High Cube district Existing Land Use: Industrial Property Size: 146,700 Square Feet / 9.216 acres PIN: PIN: 02-05-100-018 Commonly Known As: 6325 Muirfield Court, Hanover Park, Illinois 60133

SURROUNDING ZONING AND LAND USES

ZONING EXISTING LAND USE North: HC High Cube Industrial South: BP Business Park Industrial East: HC High Cube Industrial West: HC High Cube Industrial

2

BACKGROUND

Nypro, Inc. relocated from Elmhurst to the subject property in 2006. In 2013, they were purchased by Jabil Packaging Solutions. Operating as the Nypro brand, under the Jabil name, they employ 160 and operate two Hanover Park locations: the injection molding facility at 6325 Muirfield, and a warehouse facility which was opened on Hunter Dr in early 2018. Jabil manufactures consumer product packaging components.

The subject site is in the Turnberry Lakes International Business Park. It is currently developed with a 146,700 Square Feet one story building, on 9.22 acres, owned by CPUS Hanover Park LP, a subsidiary of CBRE Global Investors, located in Los Angeles.

In 2006 Nypro received a variance for accessory structure height (O-06-10) to permit (6) six bolted-silos at 32’ in height. An evaporation cooling tower was referenced in the project description but not specifically addressed in the ordinance. In 2012 Nypro received a variance for accessory structure height (O-12-22) to permit two (2) additional storage silos at 33’ 7” inches high and an evaporation cooling tower at 26’ 8” in height. The approved 2012 site plan is included in this memorandum and depicts four (4) Cooling Towers and seven (7) silos. There are currently 7 silos and 2 evaporation cooling towers located along the north façade of the building. One cooling tower is a double fan unit and appears as if 2 separate towers. Because the 2006 Ordinance did not specifically identify a tower, this request for variance is for a new tower at 27’, bringing the total of towers to four (4) towers on the property which includes: the existing dual tower (2), existing single tower (1) already built, plus the additional proposed tower (1).

6325 Muirfield Court, Hanover Park

6325 Muirfield Ct

6325 Muirfield Ct Zoning map with subject property outlined

3

2012 Site Plan

Storage Silos

Evaporation cooling Towers

Proposed 4th Tower

N

4

View from the west – Muirfield Court

5

Per Sec. 110-6.6.3.g - Accessory uses and structures, General regulations for accessory structures, no detached accessory building shall exceed 15 feet in height as measured to the highest point of the roofline from the average grade. Therefore, the following must be approved:

Variation from Section 110-6.6.3.g to allow for a variance from the maximum accessory structure height of fifteen feet (15’), for the construction of a 27’ evaporation tower.

The Village Code authorizes variances under certain circumstances. In this instance, the variance may be considered under Sec. 110-4.7.7.h Authorized variations (as underlined):

“To recommend a variation to other development requirements where, by reason of an exceptional situation, surroundings, or a condition of a zoning lot or lot of record, or by reason of exceptional narrowness or shape of a zoning lot or lot of record, or by reason of exceptional topographic conditions, the strict application of provisions of this chapter would result in peculiar and exceptional practical difficulties or particular hardship upon the owner of such property, as distinguished from a mere inconvenience to such owner, provided such relief as recommended be granted without substantial detriment to the public good and without substantially impairing the general purpose and intent of the comprehensive plan as established by the regulations and provisions contained in this chapter.”

The variation request for a taller accessory structure will allow the evaporation (cooling) tower to be placed at a height matching the machinery in the interior of the plant. This tower would be placed in line with 2 existing towers. The new evaporation tower will be of higher efficiency and is to be installed to allow for a gravity flow of water to cool the new equipment within the manufacturing plant. The proposed tower would be larger than the existing towers, as shown in this submitted site plan, submitted as Exhibit 5. This is an excerpt:

Proposed Location for Evaporation cooling Tower

6

The proposed location is adjacent to the north side of the building, almost 300 feet from Muirfield, and adjacent to 2 existing evaporation towers; one single tower, and another double tower. East of the towers are seven (7) material silo storage towers which previously received a height variance (O-06-10 and O-12-22). There is no public right-of-way to the east; the property is adjacent to the rear yard of an industrial building.

The applicant is aware that a new tower would need to comply to all Municipal Codes and written confirmation from Commonwealth Edison is required if there is to be an encroachment into the ComEd easement.

STAFF COMMENTS AND ANALYSIS

The proposed improvements to the subject property are consistent with the goals of the HC High Cube District, which is intended to provide for a unified development of mixed office, research and light to medium industrial uses in a campus-like setting, which will promote and maintain desirable economic activities; and the Comprehensive Plan, which designates this property for business park/light industrial uses. Staff finds that the consistencies in scale and design elements of the proposed and existing accessory structures will allow the Applicant to expand its operations and remain at its current location without significantly altering the essential character of the subject property. The impact of the proposed improvements on surrounding properties is expected to be minimal due to the location of the subject property in an area that is developed with compatible uses. Additionally, the silos are not currently visible from Central Avenue due to their location behind the existing building. A detention pond for the park is on south of the building; a rail spur runs along the east side of the property. The site is well landscaped on the west and south sides as illustrated in this next photo.

6325 Muirfield Ct, looking northeast

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Per Sec. 110-4.7. – Variations, the variation process is intended to provide limited relief from the requirements of this chapter in those cases where strict application of those requirements will create a practical difficulty or unnecessary hardship prohibiting the use of land in a manner otherwise allowed under this chapter. In no event, however, shall the village board grant a variation that would allow the establishment of a use not otherwise allowed in a zoning district or that would change the zoning district classification of any or all of the affected property.

In considering the request, the Development Commission should consider Sec. 110-4.7.8. Standards for review as discussed in the Draft Findings of Fact (Exhibit 1).

This request is consistent with the purpose of the High Cube Zoning District and would not alter the essential character of the Business Park; it is consistent with the goals and objectives of the Comprehensive Plan, and the request is similar to variances previously approved for the property. The new tower would be dedicated to an equipment line and would allow Jabil to replace the oldest Water Chiller (which is in the building) with a unit of higher energy efficiency. The height is based on a design which allows the lines to come in at a height which matches the internal machinery. The requested tower height is less than the maximum building height allowed in the HC District. Granting the variation will not be detrimental to the public welfare or unduly injurious to other properties or improvements in the general area in which the property is located.

The proposed variance is consistent with the goals of the HC District, which is intended to provide for a unified development of mixed office, research and light to medium industrial uses in a campus-like setting, which will promote and maintain desirable economic activities; and the Comprehensive Plan, which designates this property for business park/light industrial uses. The new equipment will enable the company to grow.

Staff finds that proposed tower to be consistent in scale and design of existing equipment. Installation will allow the Applicant to upgrade production machinery. The impact of the proposed improvements on surrounding properties is expected to be minimal due to the location of the tower adjacent to existing towers, in an interior yard, 130 feet from loading docks of the property to the north, and generally not visible from public right-of-way.

PUBLIC COMMENT

To date, staff has not received any inquiries about the project and no written public comments related to the application have been submitted.

Jabil has discussed the request with the Turnberry Lakes Property Owners Association (POA) and their proposal has been shared with the Board for consideration. The Park Covenants limits the aggregate size of accessory structures, but not height. Therefore, no change to the covenants is required. Jabil understands that per the Turnberry Lakes Covenants the site plan is to be reviewed and approved by the Turnberry POA Board prior to construction.

RECOMMENDATION

Staff recommends approval of the request from Jabil Packaging Solutions / Jabil and CPUS Hanover Park LLC for variance from Zoning Code Sec. 110-6.6.3.g General regulations for accessory structures from the maximum allowed fifteen foot (15’) accessory structure height to permit the construction of a twenty-seven foot (27’) evaporation tower (for a total of 4 towers) at 6325 Muirfield Court in Hanover Park, Illinois, with the following conditions:

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1. A Building Permit shall be obtained and conform to all applicable codes and regulations.

2. Evergreens are to be planted west of the Evaporation Cooling Towers to provide a landscape screen for the new tower, reducing visibility from the public right-of-way.

3. If the property to which the variation applies becomes subject to: new development; a new application for a variation; increase in the intensity of use; or substantial building renovation; or, expansion or reconstruction of parking areas, the variation(s) previously granted pursuant to this section may become null and void if noted in subsequent site plan, special use, variance, or other development approval. (required per Sec. 4.7.9 Conditions and restrictions.)

ATTACHMENTS Exhibit 1 – Draft Findings of Fact Exhibit 2 – Application from Jabil dated November 20, 2018 Exhibit 3 – Letter of support from property owner, dated November 26, 2018 Exhibit 4 – Alta Survey – 6325 Muirfield Exhibit 5 – Preliminary Site Plan

DRAFT DEVELOPMENT COMMISSION FINDINGS OF FACT 6325 Muirfield Court

VARIANCE FROM ZONING CODE SEC. Sec. 110-6.6.3.g, THE HEIGHT OF ACCESSORY STRUCTURE, TO PERMIT A NEW EVAPORATION TOWER AT A

HEIGHT OF 27’, FOR A TOTAL OF FOUR (4) TOWERS.

I. Subject

Consideration of a request by Anthony Malone of Jabil Packaging Solutions/Nypro Brand (applicant) on behalf of CPUS Hanover Park, LP c/o CBRE Global Investors (property owner) for a variance from Zoning Code Sec. 110-6.6.3.g General regulations for accessory structures, from the maximum allowed fifteen foot (15’) accessory structure height to permit the construction of a twenty-seven foot (27’) evaporation tower (for a total of 4 towers) at 6325 Muirfield Court.

II. Findings

On December 13, 2018, after due notice as required by law, the Hanover Park Development Commission held a public hearing on the subject request concerning the variance request. _____ residents appeared at the meeting. and ____ written objections were filed.

The Development Commission has made the following findings regarding the Variance request:

A. Variance Will Not Alter the Essential Character, Will Follow the Comprehensive Plan

If the variance is granted, it will not alter the essential character of the Business Park and will be consistent with the goals and objectives found in the Comprehensive Plan. The subject property is well landscaped. The cooling tower is required for the manufacturing operation within the building. Three towers (1 single and 2 double) already exist at this height. The height requested is less than the maximum building height allowed in the HC zoning district.

Granting this variance will specifically advance Goal # 1.2.9. of the Comprehensive Plan and support an industrial user in the Business Park.

B. Plight of Owner is Due to Unique Circumstances

The plight of the owner is due to an exceptional situation, with a need to place an Evaporation Tower at a height that allows a gravity flow of water from the Evaporation Tower to cool the associated interior equipment. The proposed tower will be of new design for greater efficiency and is expected to be larger, but the same height, than the existing single and the double tower already installed. The Tower will be in line with the existing towers on the north side of the building.

C. Particular Hardships

EXHIBIT 1

2

(1) That the particular surroundings and topographical conditions of the specific property involved will bring hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulations were to be carried out.

a. This standard is not applicable. The variance is requested to provide for a gravity flow of water from the outside tower into the associated equipment within the plant. The request is associated with the type of injection mold equipment utilized, not the specifics of the property.

(2) That the conditions upon which the petition for variation is based would not be generally applicable to other property within the same zoning classification.

a. Similar variances were already provided for existing Evaporation Towers and Material Storage Silos. The Towers and Silos are placed in an interior rear yard adjacent to loading docks of the building to the north and not readily visible from the Public Right-of-Way. The additional variance is being requested to allow upgrade of equipment within the plant. The requested variation could be applicable to other manufacturing businesses with similar needs for manufacturing operations, but would need to be evaluated.

(3) That the purpose of the variation is not based exclusively upon a desire to receive a

greater economic return. a. Petitioner states the request is to permit replacement of a water chiller with a more

energy efficient model which will allow the business to save money on energy costs and allow for business growth.

(4) That the alleged difficulty or hardship has not been created by any person previously

or currently having an ownership interest in the property.

a. The alleged hardship exists through a limitation of height for Accessory Structures within the Village Code. Per Sec. 110-6.6.3.g General regulations for accessory structures, the maximum allowed height is fifteen feet (15’). The height variance is being requested to allow for a gravity feed of the water into the associated equipment within the plant at a specific height. The hardship is based on the height and location of equipment used in the manufacturing facility, not the spatial elements of the property.

(5) That the granting of the variation will not be detrimental to the public welfare or unduly

injurious to other property or improvements in the general area in which the property is located.

a. Granting the variation will not be detrimental to the public welfare or unduly injurious to other property or improvements in the general area in which the property is located.

(6) That the proposed variation will not impair an adequate supply of light and air to

abutting property or substantially increase the danger of fire or otherwise endanger the public safety or substantially diminish or impair property values within the general area.

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a. The proposed variation will not impair any light or air to abutting properties and will not endanger public safety as the materials would be stored in a fenced area in the center of the lot, away from public areas. The Evaporation Towers are no more intrusive than semi-trailer trucks parked at the loading docks throughout the park.

(7) The design of the proposed variation will minimize adverse effects, including visual

impacts, of the proposed use on abutting and nearby properties.

a. The design of the proposed Evaporation Tower temporary storage area will minimize any effects to abutting properties. The proposed Tower would be in line with existing Evaporation Towers and Material Storage Silos in the rear yard which is on the north side of the property, not along a public right-of-way.

III. Recommendations Accordingly, by a vote of __ to ___ the Development Commission recommends approval of the request, subject to the following conditions: Therefore, it is recommended that standards be placed with this variance as follows:

1. A Building Permit shall be obtained and conform to all applicable codes and regulations.

2. Evergreens are to be planted west of the Evaporation Cooling Towers to provide a landscape screen for the new tower, reducing visibility from the public right-of-way.

3. If the property to which the variation applies becomes subject to: new development; a new application for a variation; increase in the intensity of use; or substantial building renovation; or, expansion or reconstruction of parking areas, the variation(s) previously granted pursuant to this section may become null and void if noted in subsequent site plan, special use, variance, or other development approval. (required per Sec. 4.7.9 Conditions and restrictions)

EXHIBIT 2

EXHIBIT 3

EXHIBIT 4

CENTRAL AVE.

MUI

RFIE

LD D

R.M

UIRF

IELD

DR.

AREA OF WORK

PARKING AREA

PARKING AREA

JABIL NYPRO

(2) EXISTING TOWERS

PROPERTY LINECOMED EASEMENT

NEWTOWER

EXISTINGTANKS

INITIAL DATE:

DRAWN BY:

SHEET NO:

JOB NO:

SHEET:

PRINT DATE:

CHECKED BY:

FILE NAME:

M-0

11-8-18

MM LS

1 of 3

4028

SCHEDULES, & DETAILSHVAC PLANS, NOTES,

CT Mechanical, LLC.1200 Capitol DriveAddison, IL 60101p 630.227.1700e ctojaga@ctmwbe.com

JABIL

HANOVER PARK, IL6325 MUIRFIELD DR.

NO ISSUE DATE

1 PERMIT 11.12.18

1 CLARIFICATION #1 11.29.18

EXHIBIT 5

CONCRETE WALL

PLATE EXCHANGER

MOTOR (TYP)

PUMP (TYP)

CT PUMP BASE (TYP)

COLD WATER TANKHOT WATER TANK

A

A

8" CHWSR

8" CHWR

A

A

8" CWS/R

TO CH-1

2" DRAIN

PROCESS LOAD

8" CHWS

8" CHWS

6" CWR8" CWR

6" CWS

6" CWS

8" CWS 8" CHWR

12" CWS/R

8" CWS

8" CHWR

8" CWS

6" CWS

6" CWS

8" CHWR 8" CHWS

8" CWS

8" CWR

SIDE FILTER

10" CWR

8" CHWR

4" CWS/RFUTURE

8" CWS/R935 GPM

6" CHWS/R720 GPM

EXISITING PUMPS(TYP. OF 2)

EXISITING PUMPS(TYP. OF 5)

2" FILL

3-WAY

EXISTING4" CHWS/RFUTURE480 GPM

COMED EASEMENT

ASSUMED LOT LINE

LIVE ELECTRICAL LINE

SEWER LINE

ABANDONED (DEAD)ELECTRICAL LINE

LIVE ELECTRICAL LINE

SEWER LINE

ABANDONED (DEAD)ELECTRICAL LINE

24"X24" CONCRETEPEDESTAL (TYP OF 2)

18"X18" CONCRETEPEDESTAL (TYP OF 4)

42"X42" CONCRETEFOOTING (TYP OF 4)

60"X60" CONCRETEFOOTING (TYP OF 2)

CHEMICALFILL

V-6V-4

V-3

V-5

V-2

V-1

INITIAL DATE:

DRAWN BY:

SHEET NO:

JOB NO:

SHEET:

PRINT DATE:

CHECKED BY:

FILE NAME:

M-1

11-8-18

MM LS

1 of 3

4028

SCHEDULES, & DETAILSHVAC PLANS, NOTES,

CT Mechanical, LLC.1200 Capitol DriveAddison, IL 60101p 630.227.1700e ctojaga@ctmwbe.com

JABIL

HANOVER PARK, IL6325 MUIRFIELD DR.

NO ISSUE DATE

1 PERMIT 11.12.18

1 CLARIFICATION #1 11.29.18

IN IN OUT OUT

IN IN

HX

OUT

IN IN

OUT OUT

DRAIN

TOWER WATER

OVERFLOW

CON

DEN

SER

CHW

CON

DEN

SER

CHIL

LER

EVAP

ORAT

OR

FROM PROCESSING PLANT

TO PROCESSING PLANT

F

F

8" CWS

8"

HW TANK

8" 8"

8"

8"

8" 8"

6" 6"

10"

8"

8"

CW TANK

8"

EXISITING PUMPS

4" CHWS/RFUTURE

480 GPM

4" FUTURERTU'S

4" CHWS/RFUTURE

480 GPM

4" FUTURERTU'S

8"

CHEMICALFILL

V-4

V-6

V-5V-1

V-2

V-3

INITIAL DATE:

DRAWN BY:

SHEET NO:

JOB NO:

SHEET:

PRINT DATE:

CHECKED BY:

FILE NAME:

M-2

11-8-18

MM LS

2 of 3

4028

SCHEDULES, & DETAILSHVAC PLANS, NOTES,

CT Mechanical, LLC.1200 Capitol DriveAddison, IL 60101p 630.227.1700e ctojaga@ctmwbe.com

JABIL

HANOVER PARK, IL6325 MUIRFIELD DR.

NO ISSUE DATE

1 PERMIT 11.12.18

1 CLARIFICATION #1 11.29.18

CONCRETE WALL

PLATE EXCHANGER

PUMP (TYP)

CW TANKHW TANK

480V60A

480V60A

480V 200ANEW BUSWAYSWITCH

480V30A

480V30A EXISITING PUMPS

(TYP. OF 2)

480V30A

480V30A

NEW 200ADISTRIBUTIONPANEL

480V 400AEXISTING BUSWAY

SWITCH #105

EXISITING PUMPS(TYP. OF 5)

INITIAL DATE:

DRAWN BY:

SHEET NO:

JOB NO:

SHEET:

PRINT DATE:

CHECKED BY:

FILE NAME:

E-1

11-8-18

MM LS

3 of 3

4028

SCHEDULES, & DETAILSHVAC PLANS, NOTES,

CT Mechanical, LLC.1200 Capitol DriveAddison, IL 60101p 630.227.1700e ctojaga@ctmwbe.com

JABIL

HANOVER PARK, IL6325 MUIRFIELD DR.

NO ISSUE DATE

1 PERMIT 11.12.18

1 CLARIFICATION #1 11.29.18

Peas

e B

orst

& A

ssoc

iate

s LLC

. A

ll R

ight

s Res

erve

d.c

18 EXECUTIVE COURT

PEASE BORST& ASSOCIATES LLCSTRUCTURAL ENGINEERS

SOUTH BARRINGTON, ILLINOIS 60010PHONE: (847) 842-6930

B&A

P

PROFESSIONAL DESIGN FIRM LICENSE NO. 184.002726

WWW.PEASEBORST.COM

FOUNDATION PLAN

SPECIAL INSPECTIONS & TESTING - CONCRETE

SPECIAL INSPECTIONS & TESTING - SOIL

GENERAL NOTES

REINFORCED FOOTING SCHEDULE