===== PDF PAGE 1 ===== [Extraction: OCR (rendered-page OCR)] City OF WEST CHICAGO WHERE HISTORY & PROGRESS MEET DEVELOPMENT COMMITTEE Monday, January 14, 2019 7:00 P.M. - Council Chambers AGENDA Call to Order, Roll Call, and Establishment of a Quorum Approval of Minutes A. December 10, 2018 Public Participation Items for Consent Items for Discussion A. U-Haul, North at Neltnor, Revisions to the Concept Plan — Review and Discussion B. Greco/DeRosa Concept, Rezone property from B-3 to M between Menards (220 W. North) and former VW Property (560 W. North) — Review and Discussion C. Midwest Industrial Funds, 2525/2555 Enterprise Circle, Speculative Manufacturing/Distribution Concept — Review and Discussion Unfinished Business New Business Reports from Staff Adjournment 475 Main Street T (630) 293-2200 | Ruben Pineda West Chicago, Illinois F (630) 293-3028 MAYOR 60185 www.westchicago.org Nancy M. Smith Michael L. Guttman CITY CLERK CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: OCR (rendered-page OCR)] Draft MINUTES DEVELOPMENT COMMITTEE December 10, 2018, 7:00 P.M. 1. Call to Order, Roll Call, and Establishment of a Quorum. Alderman Stout called the meeting to order at 7:00 P.M. Roll call found Aldermen James Beifuss, Melissa Birch Ferguson, Michael Ferguson, Bonnie Gagliardi, Jayme Sheahan and Rebecca Stout present. Also in attendance was Community Development Director, Tom Dabareiner. 2. Approval of Minutes. A. November 13, 2018. Alderman Ferguson moved and Alderman Sheahan seconded a motion to approve the minutes with changes. Voting Aye: Beifuss, Birch Ferguson, Ferguson, Gagliardi, Sheahan and Stout. Voting Nay: 0. 3. Public Participation. None. 4. Items for Consent. A. DuPage Airport Authority & City of West Chicago — Southwest Corner of Smith Road & Powis Road - Rezoning. B. David Quiroz — 30W370 Roosevelt Road - Variances. C. DGR Investments — 130 Ingalton Avenue — Resubdivision. Development Committee Minutes December 10, 2018 Page 1 of 2 ===== PDF PAGE 3 ===== [Extraction: OCR (rendered-page OCR)] Alderman Beifuss moved and Alderman Gagliardi seconded a motion to approve the items for consent. Voting Aye: Beifuss, Birch Ferguson, Ferguson, Gagliardi, Sheahan and Stout. Voting Nay: 0. 5. Items for Discussion. None. 6. Unfinished Business. None. 7. New Business. None. 8. Reports from Staff. A. Project and Economic Development Updates. Mr. Dabareiner informed the members of possible agenda items to be discussed at their next meeting. He was then asked about the property status of the former Volkswagen dealership, and he responded there is interest from a used car dealer, which would be discussed at the next meeting of the Plan Commission and Zoning Board of Appeals (PC/ZBA). Alderman Beifuss asked about the status of possible new restaurants in the downtown. Mr. Dabareiner replied there was a possible offer for the former Mid-City Supper Club location, but nothing has been finalized to date. Alderman Gagliardi inquired about status of the BP at Neltnor and North Avenue, and Mr. Dabareiner answered they are scheduled to appear in Administrative Adjudication on December 19, 2018. 9. Adjournment. Alderman Gagliardi moved and Alderman Ferguson seconded the motion to adjourn the Development Committee meeting at 7:06 P.M. The Committee members unanimously agreed and the motion carried. Respectfully submitted, Jane Burke Development Committee Minutes December 10, 2018 Page 2 of 2 ===== PDF PAGE 4 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO DEVELOPMENT COMMITTEE AGENDA ITEM SUMMARY ITEM TITLE: AGENDA ITEM NUMBER: B.A. Discussion of an expanded U-Haul Storage Use U-Haul (Amerco) / Mosaic Crossing Shopping Center FILE NUMBER: 1867 N. Neltnor COMMITTEE AGENDA DATE: Jan. 14, 2019 COUNCIL AGENDA DATE: STAFF REVIEW: Tom Dabareiner AICP SIGNATURE Le APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE ITEM SUMMARY: U-Haul opened a small retail facility at 1867 N. Neltnor last year after receiving majority support from the Development Committee at its March 12, 2018, meeting. Amerco is their development arm. The discussion at that time was for use of about 30,000 square feet of the former Hobby Lobby building by U-Haul for retail and storage operations. Because the property is zoned B-3 Regional Shopping Dis- trict, a retail facility could open right away under that zoning, but any storage requires an amendment to the Mosaic Crossing PUD. Since then, U-Haul has expanded its plans for the property, acquiring an interest in the majority of the site. The expansion is significant, taking the number of storage units from about 300 to 950. Staff felt that Development Committee members should have an opportunity to review the changes which would alter the overall function of the corner. The plans include a combination of new con- struction and adaptive re-use of existing buildings. They also may seek to paint the existing brick as part of their branding effort and clarification should be provided to them regarding that option. Summary of Changes: (1) Approximately 50,000 square feet of vacant retail at the site’s southeast corner would be changed to 39,000 square feet of climate-controlled storage, plus 3,000 square feet of showroom. This area’s remaining space includes offices, a vehicle rental space, and a load- ing dock. (2) About 120 ground-level storage units are proposed for the “elbow’—the currently emp- ty area located between the eastern building and the northern building. (3) A new 3-story, 17,000 square foot U-Haul building would be constructed at the property’s northwest corner, west of Old Time Pottery. It would house a combination of 446 climate-controlled and non-controlled storage units. This area would also include a small 8,000 square foot warehousing facility. Locations of rental vehicles would be in various locations around the property, although City staff is hoping for a way to better “corral” the trucks and trailers—a task made more complex by the dis- tances from one corner of the U-Haul business to the other. This U-Haul facility would be staffed by 10-15 employees. Key Points: (1) There is extraordinary demand for storage units and no expert predicts saturation of this phe- nomenon anytime soon. U-Haul expects to serve a residential market as far as four miles away. ===== PDF PAGE 5 ===== [Extraction: OCR (rendered-page OCR)] (2) Customers become aware of U-Haul primarily by driving by a facility and the traffic feeding the North/Neltnor intersection is very attractive in this case. (3) They are strong revenue generators for the owner, with higher per-square-foot earnings than most retail, combined with lower maintenance costs. (4) Improved “curb appeal” is provided through a revitalized, colorful fagade treatment. From a “challenges” perspective: (1) The strong financial returns are one reason why storage facilities will stay in place at the ex- pense of retail. Retail cannot disrupt that market because retail’s net earnings per-square-foot are lower, so once established as storage the ability to recruit retail to the corner is sharply curtailed. (2) U-Haul touts benefits such as “very little traffic” but a successful shopping center thrives on syn- ergistic interaction among the various traffic generators/uses. Staff concedes there is little on-site traffic now and, based on a lack of interest and a recent market study, a retail market may only min- imally exist for that corner for some time. However, the future may see new retail opportunities. Cit- ies are able to plan for the long-term. (3) Other uses at that corner may be concerned with this change in direction. The change in use and lack of synergy could impair the ability to replace any of the outlots with a B-3 type of use, as they close or change ownership. Storage facilities can take on the feel of a manufacturing district which could discourage uses like restaurants. (4) If the storage use is to become the predominant activity at this corner, many would argue that instead of a PUD amendment a full rezoning of the underlying zoning to Manufacturing should oc- cur, within which storage facilities are allowed as a special use. Such a designation conflicts with the pre-established pattern of development and opens up the property to more objectionable activi- ties. (5) While the market for self-storage is strong for the foreseeable future, if that changes, or other decisions force U-Haul to close at this location, the property is left with some serious challenges as to how the property could be re-used. Significant demolition and rehabilitation would be needed. (6) Storage facilities generate very little tax revenue and job creation for their host municipalities. (7) Staff was unable to identify any similarly-sized storage facilities with the same impact on retail development in northeastern Illinois, which speaks to how unique this proposal is and also makes it difficult to make comparisons. The expanded storage facility is significantly larger than that seen by the Development Committee 10 months ago and therefore staff is seeking additional direction from Committee members. The U- Haul facility would establish a successful business use on a property that has seen many challeng- es in the last decade. However, the primary problems with the expansion are in the manner which the marketplace may preclude attracting retail after storage is established, the use’s lack of synergy with the rest of the shopping center, and what happens to the property should U-Haul leave the site. Staff remains comfortable with the rehab of the southeast corner of the property along the lines of that discussed 10 months ago. Finally, staff recommends against allowing the painting of any brick. Pc: Location Map Various Material Submitted by Amerco ===== PDF PAGE 6 ===== [Extraction: OCR (rendered-page OCR)] ACTIONS PROPOSED: Conceptual discussion of the potential for expanded development of Mosaic Crossing as a U-Haul storage facility. COMMITTEE RECOMMENDATION: ===== PDF PAGE 7 ===== [Extraction: OCR (rendered-page OCR)] U-Haul Interest in Mosaic Crossing 1:18,056 January 4, 2019 04 0.2 0.4 mi ba — tL 0 0.17 0.35 0.7 km Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus ===== PDF PAGE 8 ===== [Extraction: OCR (rendered-page OCR)] AMERCO. REAL ESTATE COMPANY 2727 North Central Avenue, 5-N e Phoenix, Arizona 85004 Phone: 602.263.6555 Fax: 602.277.5824 ¢ Email: moses_eason@uhaul.com 1867 N. Neltnor Blvd. Mosaic Crossing PUD Amendment Project Narrative ® Developmetit Tea tt esscesccesscssscsserseensrenesseeresssmssesarnnsmssesesmaneannsenanneauemnaeal Page 2 e Introduction e Proposed development... o. Adaptive Re-use o New Development © The U-Haul Store... escsssssssescessssesecseeseeseeseeseeseesccsesscsscesesscsscssessenseaseaseaceacencenceaceneeseenss e Significant Policies... e = Traffic Impact.... Exhibits = Exhibit A - Revitalization = Exhibit B - Examples of Big-Box Adaptive Re-use = Exhibit C - Examples of Similar “ground-up” Development ===== PDF PAGE 9 ===== [Extraction: OCR (rendered-page OCR)] Development Team Applicant Amerco Real Estate Company Representative: Moses Eason 2727 N. Central Ave Phoenix, AZ 85004 T. (602) 263.6555 E. moses _eason@uhaul.com Local U-Haul Representative Angela Farley, Marketing Company President U-Haul Co. of Chicago Western Suburbs 1854 Douglas Rd. Montgomery, IL 605383 T. (630)701-6625 E. angela farley@uhaul.com Engineering Charles Hanlon WBK Engineering, LLC 116 West Main St. Suite 201 St. Charles, IL 60174 T. (630)443.7755 E. chanlon@wbkengineering.com ===== PDF PAGE 10 ===== [Extraction: OCR (rendered-page OCR)] This document is intended to accompany an application filed by Amerco Real Estate Company (“AREC”) for property located at the northeast corner of North Avenue (Route 64) and N. Neltnor Boulevard (the “Property”). AREC is the wholly owned real estate subsidiary of the U- Haul System and is under contract to purchase a portion of the above-referenced Property. The application requests an amendment to the Mosaic Crossing (formerly Oliver Square) Shopping Center Planned Unit Development (“PUD”) to allow self-storage uses and U-Haul equipment sharing (truck & trailer rental). AREC is seeking to acquire this Property with the intent of revitalizing this area by both adaptively re-using vacant retail space as well as constructing new development within Mosaic Crossing. U-Haul has a long history of not only promoting positive growth in communities throughout the Country but of spurring community redevelopment in neglected areas. With over 70 years of experience and now a publicly traded company, “U-Haul” has become a trusted household name that customers and other businesses equate with quality and longevity. The U- Haul Corporation currently operates over 1,500 moving centers throughout the United States and Canada and holds an incredible record of never leaving a community once a moving center has been established. Beyond providing a much-needed service of moving and storage needs to the community, U-Haul also brings a substantial brand name to an area which often gives other business ventures the confidence to also invest in the same neighborhood. See Exhibit A for examples of some notable revitalization efforts that U-Haul has implemented. UNDEVELOPED) + OLD TIME MOSAIE GROSSING SHOPPING CENTER DOLTARTREE > KMART. = (VACANT) a3 oy wo 5 iS) az Tal fe $ a a =) Oo: = i (2) z = im Zs Z = {e) Es) a = = mm Aerial photograph of Mosaic Crossing Shopping center - 1867 N. Neltnor Boulevard West Chicago, IL ===== PDF PAGE 11 ===== [Extraction: OCR (rendered-page OCR)] Adaptive Re-use The Mosaic Crossing Shopping Center, as with many retail centers throughout the County has seen significant decline in commercial activity, as consumer preference has shifted away from “big-box” retail. The departure of large retail tenants, such as K-mart, has left communities with a serious challenge of finding tenants for these large retail spaces. U-Haul takes pride in a long history of revitalizing vacant commercial and industrial properties that both provides jobs and helps promote infill development. Through reuse, we are able to meet citizen’s needs without compromising the resources and land associated with new construction. The approximate 50,000 square foot vacant retail suite located at the southeast corner of the Property (Building “A” on site plan) is proposed to be renovated as a U-Haul Moving and Storage Center consisting of 39,000 feet of climate controlled self-storage. Additionally, a 3,000 square foot showroom space will front the southwest corner of the building. The showroom is a location where moving and packing supplies can be purchased in a retail environment. Additionally, the showroom is the location where moving equipment customers can select, arrange, and pay for their use of U-Haul moving equipment. While the interior of the building will be adaptively re- used to meet U-Haul’s needs and the exterior improved to reflect U-Haul’s branding, the existing footprint of the building will remain. See Exhibit B for examples of big-box adaptive re-use. New Development The northwest corner of Mosaic Crossing is was intended for commercial development when the original PUD was established. These lots currently remain undeveloped. U-Haul is proposing a 3-story, 17,000 square foot building on lot 4, this building will house indoor, climate controlled self-storage. As depicted on the enclosed elevations and renderings, construction of this building will be of high quality and aesthetically pleasing modern design. As with all U-Haul storage facilities, state of the art technology, including key card access, LED motion-sensor lighting, and video surveillance will ensure a safe and secure environment for U-Haul customers and their belongings. Immediately east of this building will be a smaller one-story building that will be used for warehousing of goods. See Exhibit C for examples of similar 3-story new development. An undeveloped portion of property between Old Time Pottery and the smaller retail shops to the south is being proposed as an area to place sustainable self-storage units. These units are intended for customers who require easy access to their unit for vehicle loading. The units are simply set up and assembled in place, requiring no foundation or disturbance to the ground. These units are ideal for an undeveloped lot such as Lot 11 of Mosaic Crossing as it allows placement of units with very little disturbance to the business that surround each side of the lot. Additionally, if it was determined that the property would be better utilized with permanent construction, the units could be easily removed. A Revitalization of Mosaic Crossing As described above, the proposed site plan for the Property depicts a significant investment in this area of West Chicago, including new construction of two buildings, and an adaptive re-use of a vacant retail center. The proposed uses constrict of self-storage, retail showroom, vehicle sharing, and warehousing uses. Custom site design for every U-Haul store 4 ===== PDF PAGE 12 ===== [Extraction: OCR (rendered-page OCR)] assures that the facility compliments the community it serves. Adherence to community objectives is key in order to ensure each U-Haul store is both a neighborhood asset and an economic success. The proposed moving center will positively impact the neighborhood by not only providing much needed services to nearby residents, but also by bringing new jobs to the community. U-Haul is a commercial type use that serves the residential communities within a 3-5-mile radius. We feel the U-Haul would be an appropriate use for the property and there are proven benefits for allowing self-storage facilities in communities: . Self-storage facilities are quiet ° They provide an excellent buffer between zones ° They create very little traffic . They have little impact on utilities ° They have no impact on schools ° They provide a good tax revenue . They provide a community service U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store, primarily via drive-by awareness, much like that of a convenience store, restaurant or hardware store. Attractive imaging and brand name recognition bring in area residents — by our measures, those who live within a four-mile radius of the center. The U-Haul Store: U-Haul stores characteristically serve the do-it-yourself household customer. The U-Haul Store will be staffed with 10-15 employees, both full-time and part-time. Families will generally arrive in their own automobiles, enter the showroom and may choose from a variety of products and services offered there. When situated near public transit, approximately 50% of those families utilize alternative transportation to access U-Haul equipment and services. e Families typically use U-Haul Self-Storage rooms to store furniture, household goods, sporting equipment, or holiday decorations. During transition periods between moves, moving to a smaller home, combining households, or clearing away clutter to prepare a home for sale, storage customers will typically rent a room for a period of two months to one year. e U-Haul stores also provide truck and trailer sharing for household moving, either in-town or across country. e Families who need packing supplies in advance of a move or to ship personal packages can choose from a variety of retail sales items, including cartons, tape and sustainable packing materials. e Families who tow U-Haul trailers, boats, or recreational trailers can select, and have installed, the hitch and towing packages that best meet their needs. e Moving and storage are synergistic businesses. Over half of our storage customers tell us they used U-Haul storage because of a household move. Customers will typically use U- Haul equipment or their personal vehicle to approach the loading area and enter the 5 ===== PDF PAGE 13 ===== [Extraction: OCR (rendered-page OCR)] building through the singular customer access. All new U-Haul stores are designed with interior storage room access, giving the customer the added value of increased security, and the community the benefit of a more aesthetically pleasing exterior. Significant Policies: Hours of Operation: Mon. - Thurs. 7:00 a.m. to 7:00 p.m. Fri. 7:00 a.m. to 8:00 p.m. Sat. 7:00 a.m. to 7:00 p.m. Sun. 9:00 a.m. to 5:00 p.m. All U-Haul storage customers are issued a card-swipe style identification card that must be used to gain access to their room. This is but one of many security policies which protect the customer’s belongings and decrease the ability of unauthorized access to the facility. It is against policy for a business to be operated from a U-Haul storage room. Customers and community residents who wish to use the on-site dumpsters for disposing of refuse must gain permission to do so and are assessed an additional fee. Items that may not be stored include: chemicals, flammables, and paints. U-Haul stores are protected by video surveillance. U-Haul stores are non-smoking facilities. U-Haul will provide added services and assistance to our customers with disabilities. Traffic Study: U-Haul stores generate less vehicular traffic volume while still embodying an active-use site. Truck and trailer sharing and self-storage all represent dynamic transitions from one customer to another. DIY moving customers are presented with opportunities to utilize equipment and storage on a temporary basis, supporting a shared-economy, an effective economic model and an environmentally-sound way to conduct business. USE COMPARISON Use Square Feet Traffic Volume Typical Hours Days Weekday Weekend. Fast Food 18 hours - “ ‘ aanoes Gas Station w/ ‘ 18 hours - Convenience 24 hours Store | vot | soo00sart ff 20stips Casual Dining 5,000 sq ft 4,075 trips aa en tthe j r f : Tam-Tpm | A2hours U-Haul Center "80,000 sqft 31 trips: H 53 trips ===== PDF PAGE 14 ===== [Extraction: OCR (rendered-page OCR)] We are eager to expand U-Haul’s business in West Chicago and sincerely hope that your City positively agrees with our request for an amendment to the Mosaic Crossing PUD. If you should have any questions or concerns regarding this request, please feel free to contact me. Sincerely, Lo Moses Eason AMERCO Real Estate — Planner ===== PDF PAGE 15 ===== [Extraction: OCR (rendered-page OCR)] Exhibit A Revitalization ¢ Milwaukee, WI e Chicago, IL e Detroit, MI ===== PDF PAGE 16 ===== [Extraction: OCR (rendered-page OCR)] Milwaukee, WI HISTORICAL BUILDING * Former warehouse that was built in the 1930s and was vacated by 2000 be- coming an eyesore for the community for 8 years. * U-Haul acquired and renovated the building in 2008. The goal was to re- cycle and re-use as much material as feasible while revitalizing the area. * The U.S. Green Building Council awarded the center LEED silver certifi- cation for commercial interiors. ===== PDF PAGE 17 ===== [Extraction: OCR (rendered-page OCR)] Chicago, IL FORTRESS OF LOGAN SQUARE e Al Capone used this building as a slot/pinball machine manufacturing business and, according to newspaper reports, Capone operated a beer facto- ry there during Prohibition. One area leading out to the roof is believed to be where his personal barbershop was located. ¢ U-Haul acquired the building in 1999 and completed the conversion in 2002. The conversion featured a bank-style décor for the showroom. erage taey BEFORE ===== PDF PAGE 18 ===== [Extraction: OCR (rendered-page OCR)] Detroit, MI National Biscuit Company ¢ Seven-story building built in 1920 de- signed by Nabisco President Adolphus Green. The design concept included a stylish factory with employee lockers room and showers to inspire loyalty. ¢ U-Haul acquired the building in 2012 and began a year long conversion. Several artifacts were discovered and preserved for display. * Once revitalization is complete, the facility will feature more than 930 indoor, single-level self-storage rooms, providing more than 62,790 square feet of self-storage. ===== PDF PAGE 19 ===== [Extraction: OCR (rendered-page OCR)] Exhibit B Examples of “big-box” Adaptive Re-use « Kenosha, WI ¢ Sierra Vista, AZ ¢ Indianapolis, IN ===== PDF PAGE 20 ===== [Extraction: OCR (rendered-page OCR)] Big Box Conversion Kenosha, WI Property is 10.75 acres with an 103,990 sf building onsite. This property is a former K-Mart and will be converted to a U-Haul center offering truck and trailer sharing, self-storage and U-Box storage. U-Haul Moving & Storage of Kenosha 4404 52nd St. Kenosha, WI 53144 ===== PDF PAGE 21 ===== [Extraction: OCR (rendered-page OCR)] Big Box Conversion Sierra Vista, AZ Property is 12.05 acres with an 86,080 sf building onsite. This property is a former K-Mart and will be converted to a U-Haul center offering truck and trailer sharing, self-storage and U-Box storage. U-Haul Moving & Storage of Veterans Park 2011 E Fry Blvd. Sierra Vista, AZ 85635 ===== PDF PAGE 22 ===== [Extraction: OCR (rendered-page OCR)] Big Box Conversion Indianapolis, IN Property was formerly a Menards and was converted to a U-Haul center offering truck and trailer sharing, interior heated and climate controlled self-storage and U-Box storage. U-Haul Moving & Storage at Pendleton Pike & 38th St.2011 E Fry 6800 Pendleton Pike, Indianapolis, IN 46226 ===== PDF PAGE 23 ===== [Extraction: OCR (rendered-page OCR)] Exhibit C Examples of similar new-build construction e Romeoville, IL . Lakeland, FL . Mesa, AZ 10 ===== PDF PAGE 24 ===== [Extraction: OCR (rendered-page OCR)] Se RS ARE CR SS SRS Ba CRAB OS ST SERS DEN TERPS i 45 sq. ft. 1.25 sq. ft. 40 ea. f | | 70 sq. ft. 171.25 sq. ft. sq. ft. { i | 4 | : gyre | i | | oxes « moving supplies 4 [7 consreted i 2 ; =i aol IE [ I i 70 59, ft. SOUTH ELEVATION | t 70 sq, ft. 1.25 i" ft. 45 al ft. li boxes + ing a | | | | ZA ry — | |e F | LI ll | | l] Ih vy Ms i 0 i y t WEST ELEVATION EAST ELEVATION H | [B i NORTH ELEVATION | | H H ty | (U-HAUL Neonat ne sy = SIGNAGE SQUARE FOOTAGE TOTAL SIGNAGE SQFT - 613.75 sqft rmrorersraagracen | | 645 5 Weber Rd ; i PRELIMINARY IMAGING | | | Romeovile, I 60446 7 ; ANY CHANGES REQUIRE Es == SR STEREOS a AUETINET: TNE SSE DEL SD eT eR TE ra Aa ===== PDF PAGE 25 ===== [Extraction: OCR (rendered-page OCR)] ae U-HAUL AT Romeoville 645 S Weber Rd Romeoville, IL GO446, 4] ert ope vie fata Rapa (SW2199), ‘Nurture Greea «swesst) ANY CHANGES REQUIRE REBID OF PROJECT ===== PDF PAGE 26 ===== [Extraction: OCR (rendered-page OCR)] WEST ELEVATION Articulation OLA TUTTTN Self-Storage SOUTH ELEVATION Articulation EAST ELEVATION 11 I NORTH ELEVATION Articulation HAUL) of Lakeland PEE ie Ea 2510 N. Florida Ave Lakeland, FL 33810 ——————— MBCI Fern Green Gulfstream Sierra Sunset ‘Tuff Well MBCI Almond ‘Tuff Wall MBCI Light Stone ‘Tuff Well MBCI Hawaiian Blue ‘Tuff Well MBCI Almond ‘ po Tuff Wall MBCI Light Stone CF MBCI Almond CF MBCI Light Stone 7.2 MBCI Almond 7.2 MBCI Light Stone 786073 786073 MSTR ART- MSO1 02/05/2018 / 10/22/2018 ©2018 ADVERTISING & MARKETING ASSOCIATES INC. « ALL RIGHTS RESERVED: ===== PDF PAGE 27 ===== [Extraction: OCR (rendered-page OCR)] Cumate Controied SELF-STORAGE UHAUL Mesa, Arizona ===== PDF PAGE 28 ===== [Extraction: OCR (rendered-page OCR)] PROPOSED MIX - OVERALL TOTAL MX Sa aa arat = Se ‘SHEET NOTES: SITE AERIAL SCALE: N.T.S. Zoning Information Project Name: U-Haul Moving & Storage of West Chicago Municipality: City of West Chicago. Project Address: 1867 N. Nelinor Bhd, West Chicago,IL 60185 Zone: 83 - Regional Shopping PUD — Planned Unit Development ‘Adjacent Zoning: 'N- B3 - Regional Shopping/ PUD ~ Planned Unit Development - B3 - Regional Shopping! PUD ~ Planned Unit Development ‘S- 83 — Regional Shopping \W- 83 ~ Regional Shopping/ PUD - Planned Unit Development Permitted Uses: Retail, Warehousing / Storage (SUP) ‘And Auto Rental (SUP) Bulk Requirements Setbacks: Front yarc: 50 ft. (75 f per Survey) Side yard: 35 ft, Rear yard: 35. ‘Comer yard: 60 8. Height Limit: 75 ft. - Existing Bulking 'A' does not exceed 75 Proposed Building 'B' and not to exceed 75° | FAR: Not to exceed 3.0 Enstng Bling Hogggoooe a Gl Paving Rall = 1 5p./250 st- 12 Redd / 12 Provided PROFESSIONAL SAL: = 45 sp / 1000 s(n CCR) - 708 Req'd 758 Total spaces provided Selt-storage Facity = 1 9p./ 100 storage unis - 6 Reqd 7 Provided SS Warehouses = 2 sp1/ 1,000 st of foor area - 4 Reqd / 4 Provided Br Landscape Setback: Front: 20 Ex meets requirement Rak Sid: 10 = Ext meets requirement Se Rear 15 - Ext meas requrement & ‘Commer: 20 tt. - Extg meets requirement &S. SITE DATA {NOTH COE ROR. once, WAM B04 P: (602) 263-6502 ‘SHE ADDRESS: U-Haul of West Chicago 1867 N Nelinor Blvd West Chicago, Il 60185 ‘SHEET CONTENTS: Prolirinary Site Plan 856075 forawn: | AW eal | SPI PRELIMINARY SITE PLAN foare:] rocana ‘36073A1C OW ‘SCALE: 1" = 60'- 0" © 2018 AMERCO REAL ESTATE COMPANY ===== PDF PAGE 29 ===== [Extraction: OCR (rendered-page OCR)] Sherwin Williams ACCESSIBLE BEIGE Sherwin Williams GULFSTZEAM I Sherwin Williams ACCESSIBLE BEIGE Sherwin Williams ULTRA WHITE Sherwin Williams EGGSHELL BLACK EVATION / CONCEPTUAL IMAGING a Sherwin Williams ULTRA WHITE Sherwin Williems climate controlled - self-storage SIERRA SUNSET Sherwin Williams HIGH GLOSS GREEN Sherwin Williams ACCESSIBLE BEIGE SIERRA SUNSET Sherwin Williams ULTRA WHITE South Elevation Sherwin Williams EGGSHELL BLACK WEST CHICAGO 1863 N NELTNOR BLVD, Accessible Beige | Ultra White ‘aux Brick Gulfstream High Gloss Green. Sierra Sunset shell Black IMAGING }- wv £ Z ” 4 Ww wv oO Light Gray ANY CHANGES REQUIRE REBID OF PROJECT 856075 856075 MSTR ART NHOI 8/2018 WEST CHICAGO, IL GO185 |__ ©2018 ADVERTISING & MARKETING ASSOCIATES INC, » ALL RIGHTS RESERVED ===== PDF PAGE 30 ===== [Extraction: OCR (rendered-page OCR)] SOUTHWEST ELEVATION / CONCEPTUAL IMAGING a ————— SS CENTER OF WEST CHICAGO 1863 N NELTNOR BLVD, WEST CHICAGO, IL 60185 Accessible Beige Ultra White Faux Brick Gulfstream High Gloss Green ra Sunset PRELIMINARY IMAGING Sie ell Black Light Gray ANY CHANGES REQUIRE REBID OF PROJECT “856075 856075 MSTR ART NHO} OGNE/2018 - | SXlrovennsina «stannerne associares. me ===== PDF PAGE 31 ===== [Extraction: OCR (rendered-page OCR)] 15'W X &'H 120 SQFT 25'W X 6'H 200 SQFT ‘s sie = climate controlled - self-storage 25'W X 6'H 200 SQFT STRUCTURAL EMPHASIS ON MAIN CORNER PROVIDING ARTICULATION TO THE BUILDING ARCHITECTURAL INTE AT THE SKYLINE 515'W X 1.5'H MBCI CF PANELIN Be N 77.25 SQFT lalallala ARCHITECTURAL DETAIL: GENEROUS USE OF GLASS NEAR STOREFRONT 27.4'W X 4'H FAUX BRICK (Oo Ss GGET B.7W X15'H 14.55 SQFT ECTION CREATES ARCHITECTURAL EST ABOVE CUSTOME EVATION / CONCEPTUAL IMAGING EEE - ON ALUMINUM TO PROVIDE F, < WIND) DECAI aN Gy Pen CRANGE IN MATERIALS TO PROVIDE STRATION € RETAIL LOOK ARTICULATION TO TH VATION 12'W X 7'K 64 SQFT West Hlevation South Blevation 26'W X1.5'H 32 SQFT MBCI CF PANELING WEST CHICAGO, IL 60185 OF w T CHICAGO _ 1863 N NELTNOR BLVD, Accessible Beige Latte Ultra White Faux Brick % U) aa zz yO = a nbs oO Gulfstream High Gloss Green. Light Gray ANY CHANGES REQUIRE REBID OF PROJECT 856075 ) 856075 MSTR ART NHOI 06/8/2018 __ ©2018 ADVERTISING & MARKETING ASSOCIATES ING, » ALL RIGHTS RESERVED ===== PDF PAGE 32 ===== [Extraction: OCR (rendered-page OCR)] PROPOSED BUILDING 'B' - NORTH ELEVATION SCALE: 3/32" = 1'- 0" 648 PROPOSED BUILDING 'B' - EAST ELEVATION SCALE: 3/32" = 1'- 0" 43-9" ToP-OF TR TOP OF Trae 40-9" TT MIM COR OA COA, AAA BDH P: (602) 263-6502 West Chicago, 60185 ‘SHEET CONTENTS: Proposed Buliing 8" Preliminary PROPOSED BUILDING 'B' - WEST ELEVATION SCALE: 3/32" = 1'- 0° © 2018 AMERCO REAL ESTATE COMPANY ===== PDF PAGE 33 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO DEVELOPMENT COMMITTEE AGENDA ITEM SUMMARY ITEM TITLE: AGENDAITEMNUMBER: _ ©-©. Conceptual discussion of the potential for a Zoning Map Amendment (Rezoning). FILE NUMBER: Greco/DeRosa Between Menards and Former VW Dealership COMMITTEE AGENDA DATE: Jan. 14, 2019 COUNCIL AGENDA DATE: A) STAFF REVIEW: Tom Dabareiner AICP SIGNATURE APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE ITEM SUMMARY: Greco DeRosa Investment Group (GDIG) has acquired an interest in property located along the south side of North Avenue and between Menards and the former VW dealership. GDIG seeks a map amendment to a portion of the area. The 16.5 acre property is zoned B-3 Regional Shopping District and is additionally guided by a PUD. As proposed, 14.5 acres would be rezoned to M Manufacturing, leaving a two acre B-3 property along North Avenue. GDIG requests comments and feedback from the Development Committee on the rezoning concept coupled with retaining a small restaurant/retail outlot. The current local marketplace sees modest activity in the small retail/restaurant arena and strong warehousing/logistics use interest. As proposed, this development would tap into both areas. The proposal has the potential of generating more property tax on land long ignored by the retail communi- ty. However, the City loses the potential for large-scale “greenfield” retail development by surrendering it permanently to another use. Furthermore, it is generally considered poor planning practice to mix semi-truck traffic on-site with retail traffic. Finally, there are no known users for the properties Analysis With any map amendment/rezoning request, the City considers the following findings of fact (re- sponses are in italics). One caution: this is not the required public hearing itself, so the information be- low is offered only as a guideline for discussion: A. Existing use(s) and zoning of the property in question. Multiple properties are involved in the proposal and all of them are currently vacant. The 2-acre B-3 outlot, as proposed, falls short of the 5-acre minimum size required in the B-3 District, however the PUD guiding development of St. Andrew’s Square allows lots as small as 0.67 acres. While tapping into a very active market today and gaining use of some long vacant properties, the 14.5 acre rezoning would open up much of the property to a broad range of manufacturing activities, not only the warehous- inglogistics proposed. These uses are not always compatible with neighboring retail and resi- dential uses. B. Existing use(s) and zoning of other lots in the vicinity of the property in question. The northern B- 3 property is across North Avenue from property zoned B-3. The proposed Manufacturing prop- erty would be adjacent to B-3 to the north, east and south. (The B-3 property to the south con- ===== PDF PAGE 34 ===== [Extraction: OCR (rendered-page OCR)] tains a detention pond.) Existing Manufacturing lies to the west, unconnected to the proposed rezoning area. There is a small area of exposure, although not adjacency, to existing residential property to the southeast, the closest of which is located 93 feet away. Once rezoned, any num- ber of manufacturing uses could locate on the property. Some uses are more obtrusive than others, such as permitted uses like metal stamping or plastics processing or special uses such as asphalt plants and salvage facilities. In general, mixing frequent semi-truck usage with re- tail/restaurant traffic is not considered desirable for safety and circulation reasons. Finally, it should be noted that the expectations of the neighbors have long been for some kind of retail development. C. Suitability of the property in question for uses already permitted under existing regulations. The area that would remain B-3 would be eligible for the same list of uses it is today. The remaining 14 acres would change significantly, although some uses, such as motor vehicle repair, broad- casting studios, and offices, are allowed in both districts. D. Suitability of the property in question for the proposed use. With redesign of the site to restrict the mix of vehicular traffic and to providing significant buffering between it and its neighbors, the proposed warehousing/Nogistics use may be allowable. Better site circulation may be achieved by making a connection to Atlantic Drive to the west. E. The trend of development in the vicinity of the property in question, including changes (if any) which may have occurred since the property was initially zoned or last zoned. The proposed us- es of small restaurant/retail uses and logistics/warehousing activities are consistent with the cur- rent trend of development. The City can look to the longer term and may wish to preserve land for a time when commercial returns. F. The effect the proposed rezoning would have on implementation of the Comprehensive Plan. Any rezoning would not fulfill the goals of the Comprehensive Plan for this location, which calls for commercial type uses. G. Impact on surrounding properties. /f properly buffered with separate access, negative impacts could be minimized. The rezoning would create a small, remnant B-3 property with no known users at its southeast corner and isolate the detention pond to the south. While not immediately adjacent, the residential properties to the southeast may have concerns with a change from re- tail to manufacturing. H. Impact on health, safety and welfare of the community. /f designed properly, there are few, if any, negative impacts to health, safety and welfare of the community regarding the proposal. That said, the community relies on the predictability afforded by a community’s land use rules and regulations. Each time a change is made, careful consideration of the findings of fact and the impacts on others’ trust in the rules should be considered. In brief, staff believes the proposed map amendment and use, as proposed, does not meet the in- tention of the Comprehensive Plan, creates the potential for unintended and unwelcome uses, and may have negative impacts on use of the neighboring properties. Should Aldermen wish to recommend the rezoning, staff asks that it be conditioned on adding ro- bust buffering and significant circulation changes to separate traffic (such as a connection to Atlan- tic Drive), as well as include the areas adjacent to the proposal’s southern limits. These changes will require an amendment to the St. Andrew’s Square PUD. Pe: Location Map with Current Underlying Zoning Various Material Submitted by Greco/DeRosa ===== PDF PAGE 35 ===== [Extraction: OCR (rendered-page OCR)] ACTIONS PROPOSED: Conceptual discussion of the potential for a rezoning of the Greco DeRosa properties located south of North Avenue and approximately between Menards and the former VW dealership. COMMITTEE RECOMMENDATION: ===== PDF PAGE 36 ===== [Extraction: OCR (rendered-page OCR)] Greco/DeRosa Proposal Location a =i ae ~ = a Se secae % January 3, 2019 cf i é 0.2 mi b+ + 0.07 0.15 0.3 km Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus ===== PDF PAGE 37 ===== [Extraction: OCR (rendered-page OCR)] 1307 Schiferl Rd. Bartlett, IL 60103 wd GRECO | DEROSA INVESTMENT GROUP To: Tom Dabareiner, AICP From: Ron DeRosa Date: January 2, 2019 RE: 15.7 acres on the south side of North Avenue, west of Route 59 Parcels 01-28-304-004, 01-28-402-006, 01-33-101-012 and 01-33-101-011 Request: We are requesting preliminary comments and feedback to the attached site plan and elevations to develop a multi-tenant retail building on the North Avenue frontage and rezone the rear portion of the site from B-3 zoning to M zoning to allow for development of warehouse and light manufacturing buildings. Retail Outlot Development: We intend to develop an approximately 12,000 square foot multi-tenant retail building on the outlot on North Avenue. The space will be divisible to 1,500 square feet and will be targeted to restaurants and small shop tenants. The building will feature a drive-thru lane to attract restaurants and will have ample parking in excess of 5 spaces per 1,000 square feet of building area. Exterior finishes will be high quality and consistent with current and recent Greco/DeRosa retail developments. Demand for small retail space is solid, particularly in areas where restaurants are missing. Greco/DeRosa has deep relationships in the restaurant market and will leverage those contacts to bring successful restaurateurs to this location. In addition to restaurant users, we will attract complementary retailers to create a vibrant tenant mix. Industrial Development: The attached site plan includes just under 250,000 square feet of industrial space in two buildings with a shared interior truck courtyard. Office areas and parking lots will be located on the north and south elevations facing North Avenue and the existing detention pond. The building will be constructed of precast concrete panels and will feature architectural elements similar to those shown in the attached sample elevations. Greco/DeRosa has a strong track record of developing institutional quality industrial properties that are occupied by a wide variety of financially strong businesses. Industrial space is experiencing very strong demand with vacancy in the Fox Valley market of 5.1% according to Colliers International’s Third Quarter 2018 report. Absorption of newly developed space has been rapid bringing with it new jobs, daytime population and discretionary spending to support local retailers and restaurants. This is in sharp contrast to big-box retail which has suffered a large reduction in demand caused by fundamental shifts in consumer spending via the internet versus traditional brick-and- mortar locations. www.gdinvestmentgroup.com + Main: 630.580.0750 + Fax: 630.580.0749 ===== PDF PAGE 38 ===== [Extraction: OCR (rendered-page OCR)] EAST NORTH AVENUE (IL ROUTE 64) EXISTING RETAIL OUTLOT INDUSTRIAL BLDG # Seu areca: ->s— 4, . ence rae? sci eS ee | | | | | fe. INDUST IAL BLDG; }® > -FooTpRINT: 131,040'SF- EXISTING DETENTION BASIN WI GRECO | DEROSA INVESTMENT GRour scheme: 02 Conceptual Site Plan PROJECT DATA: SITE AREA: GROSS: 27.76 AC 1,209,434 SF DETENTION: @0% OSF SLOPE: OSF EASEMENTS: OSF NET: 27.76 AC 1,209,434 SF BUILDING AREA: BUILDING 1 131,040 SF BUILDING 2 118,560 SF BUILDING 3 12,048 SF TOTAL FOOTPRINT: 261,648 SF COVERAGE: GROSS: 22% NET: 22% BUILDING 1 A DOCK-HIGH DOORS 25 KNOCK-OUTS OR RATED 10 © GRADE-LEVEL DOORS 2 AUTO PARKING 131 STALLS @1,1000 SF REQ. ACCESSIBLE 5 STALLS TRAILER STALLS O STALLS BUILDING 2 A D0CK-HIGH DOORS 25 KNOCK-OUTS OR RATED 10 © GRADE-LEVEL DOORS 2 AUTO PARKING 127 STALLS @1.07/1000 SF REQ. ACCESSIBLE 5 STALLS TRAILER STALLS O STALLS BUILDING 3 (RETAIL) ‘AUTO PARKING 66 STALLS @5.48/1000 SF REQ. ACCESSIBLE 3 STALLS © = Gates mene if DEVELOPMENT STANDARDS: ZONING: M MAX. F.A.R.: 1.50 MAX. COVERAGE: n/a MAX. HEIGHT: TSF, BUILDING SETBACKS: , FRONT: 40 FT SIDE: 20 FT REAR: 20 FT LANDSCAPE SETBACKS: FRONT: 20 FT SIDE: 15 FT REAR: 15 FT LANDSCAPE REQ.: - OFF-STREET PARKING: STANDARD: 9X18 COMPACT: nja COMPACT %: n/a DRIVE AISLE: 24 FT FIRE LANE: - OVERHANG: 2 FT TREE WELL: - REQ. PARKING RATIO BY USE: WAREHOUSE: 1/1000 SF * OFFICE: 1/250 SF RETAIL: 1/250 SF RESTAURANT: 1/100 SF NOTES: carctSremn ‘eae East North Avenue West Chicago, IL 60185 WARE MALCOMB 1 80 Lit 1 J N 0 40 @0 160 400 NORTH SHEET ===== PDF PAGE 39 ===== [Extraction: OCR (rendered-page OCR)] BEEFSHACK SAUVAGT HOME OF.THECHEEZY BEEF TC3-50-12 ===== PDF PAGE 40 ===== [Extraction: OCR (rendered-page OCR)] BOBOS AUTOMATION 口 ===== PDF PAGE 41 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 42 ===== [Extraction: OCR (rendered-page OCR)] Industrial Spec WAREMALCOMB architectureIplanningIinteriors|brandingIcivil ===== PDF PAGE 43 ===== [Extraction: OCR (rendered-page OCR)] Concept 1 Concept 3 Concept 4 Industrial Spec WARE MALCOMB “ ===== PDF PAGE 44 ===== [Extraction: OCR (rendered-page OCR)] Concept 6 Concept 7 Concept 8 Industrial Spec WARE MALCOMB ===== PDF PAGE 45 ===== [Extraction: OCR (rendered-page OCR)] Concept 9 Concept 10 Concept 11 Concept 12 Industrial Spec WARE MALCOMB a ===== PDF PAGE 46 ===== [Extraction: OCR (rendered-page OCR)] Colliers INTERNATIONAL Submarket Indicators Fox Va [ ley FOX VALLEY 32018 22018 32017 VACANCY RATE Be 516% 5.51% 8.42% Quarter in Review NET ABSORPTION (SF) J} 115,012 531591 —-1,148,824 NEW SUPPLY (SF) @ o 0 137,573 » The Fox Valley vacancy rate decreased to 5.16 percent, the submarket's fourth consecutive quarter of improvement and a 35 UNDER CONSTRUCTION (SF) C4 () 0 () basis point decline from the previous quarter. This is the lowest rate . NEW LEASING ACTIVITY (SF) 184,285 184,429» 110,190 recorded since the second quarter of 2017. ¥ AVG ASKING RENTALRATE P $4.92 $4.87 $4.64 » Users looking for at least 200,000 square feet of space in the submarket continue to have few options. There are two vacant spaces currently available, plus two additional spaces that are being Vacancy Rate & Net Absorption marketed but are occupied. - 4% 800,000 » Net absorption was positive for the fourth consecutive quarter, 12% 600.000 totaling 115,012 square feet between July and September. The . g net absorption total through the first three quarters of 2018 2” , y “corm has increased to 805,002 square feet, the greatest annual net 2 o% 200000 3 absorption tally recorded in the Fox Valley since records have been ~) 2 kept. es Ea a ain . - 4% -200,000 » Bridge Development Partners has started site work on a two- 5 § § & $8 8 §& building project at 1400 S Laramie Avenue in Cicero to be known as BridgePoint 290. Bridge will be building 343,000 and 233,000-square-foot buildings on the site. The site was previously Available Space for Lease Profile home to a 700,000-square-foot building occupied by National » Five new leases totaling 237,843 square feet were signed in the |-290 South submarket between July and September. The largest —enanyerae mi] lease of the quarter involved cosmetic and industrial products 300,000-499,999 S= Hi manufacturer Concept Laboratories Inc leasing 119,388 square feet aiove at 500 S Central Avenue in Forest View. 0 2 4 6 8 10 » Two Fox Valley buildings were included in Prologis' acquisition of wVacent m Occupied ® Under Construction DCT Industrial Trust Inc that closed during the third quarter of 2018. The largest was the 572,000-square-foot multi-tenant building at ; s 1700-1800 W Hawthorne Lane in West Chicago. The building was Largest Available Spaces for Lease 100 percent essed a the tine of sale 1 | 488,571 601-605 Kingsland Drive, Batavia | | Forecast 2 286622 ‘1717 WHarvester Road, West Chicago Positive demand and a decreasing vacancy rate have attracted | 3 243200 101. N Raddant Road, Batavia | developers to the Fox Valley submarket, which historically favored 4 200,000 1700 Harvester Road, West Chicago ones users that owned their facilities. Speculative construction projects are "5 146,959 | 3940 Stern Avenue, Saint Charles | expected to break ground shortly, which may result in a vacancy rate i. jump in the comparatively small submarket. 10 ===== PDF PAGE 47 ===== [Extraction: OCR (rendered-page OCR)] @ Lease transaction @ Sale transaction # Active construction project @ Large available block of space j Aurora Mhnicipal Fox Valley | Significant Q3 2018 Lease Transactions ee TENANT SIZE (SF) (ADDRESS TYPE 1 Ceva Logistics 1645 Downs Drive, West Chicago New lease | 2 | Olcott Plastics "| 825-845 W Hawthorne Lane, West Chicago (Newlease | [SSMainee =e sae 829W Hawthorne Lane, West Chicago [Newie (ea oe eae] 4 ic Cast Aluminum a : | 1200- 1250 Douglas Re Road, Batavia OO | | New lease OB | [aes Miner r Enterprises In Inc ; 905 Paramount Parkway, ‘Batavia eee ere New lease eens baa | 6 | Blue Peak Tents / | 12,500 | | 1099 Atlantic Drive, West Chicago | Sublease Fox Valley | Significant Q3 2018 Sale Transactions ibe? BUYER SIZE (SF) ADDRESS TYPE 1 Prologis 572,000 1700-1800 W Hawthorne Lane, West Part of an entity-level acquisition of DCT Industrial Trust eae, Meee ft ATIC ae z Seioaiet tee Sa | 2 | Prologis: 2 200, 000° | 1700 Harvester Road, West Chicago | Part of an in entity-level acquisition of DCT Industrial Trust | 3 Exeter Property Group 134, 400 950 Douglas Road, Batavia Investment sale 4 | _ Tradition Asset Management Luc | 51,200 | “1100 Commerce Drive, West Chicago | 34 Cc tell. 15,636 3830 Ohio Avenue, Saint Charles User sale Historical New Supply Fox Valley | Active Construction Projects 800,000 sono | MAP # TYPE SIZE (SF) ADDRESS DEVELOPER 600,000 |_| None to report EB soo000 = § 400,000 B 300.000 200,000 100,000 o =100,000 2014 2015 2016 2017 YTD 2018 Active @ Spec o oO oO 137,573 ° oO wats 39,539 40,009 479,645 559,475 ty) oO Cero i) 18,000 oO oO oO oO 11 Research & Forecast Report | Third Quarter 2018 | Chicago/Industrial | Colliers International ===== PDF PAGE 48 ===== [Extraction: OCR (rendered-page OCR)] This Week's Chicago Deal Sheet October 16, 2018 | Catie Dixon, Managing Editor PUSH Holdings purchased a 167,550 SF industrial property in northwest Cook County. G4 Development Group has been building spec industrial in Brewster Creek Business Park, leasing it up and selling it. — The latest deal, at 1411-1415 Brewster Creek Blvd., is the third building that has sold through this process. NAI Hiffman’s Jeff Fischer has leased and sold all three buildings, which total 325K SF of Class-A industrial. JLL’s Frank Griffin represented the buyer. EXECS KIG CRE’s multifamily institutional investment sales brokerage team has moved to Cushman & Wakefield. Susan Tjarksen, Todd Stofflet and Jason Stevens were hired as managing directors, and were accompanied by Laura Ballou, Jacob Albers, Daniel Falkenberg, Caleb Zielke and Brenda Cuellar from their team. The team has brokered over $2.4B in multifamily sales, including 145 acres of multifamily land and more than 33,000 units. HEE David Friedland joined Cushman & Wakefield as the Chicago industrial group leader. Over the last 22 years, he has completed 750 transactions topping $1B. He previously co-owned Epic Realty Partners, which he sold to Transwestern Commercial Services. KEE ===== PDF PAGE 49 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO DEVELOPMENT COMMITTEE AGENDA ITEM SUMMARY ITEM TITLE: AGENDA ITEM NUMBER: 5-C. Conceptual discussion of the potential for Speculative Manufacturing/Warehouse Development FILE NUMBER: Midwest Industrial Funds 2525 & 2555 Enterprise Circle COMMITTEE AGENDA DATE: Jan. 14, 2019 COUNCIL AGENDA DATE: STAFF REVIEW: Tom Dabareiner AICP SIGNATURE LZ=>— APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE ITEM SUMMARY: Midwest Industrial Funds has acquired an interest in 29 acres of property located along the south side of Fabyan Parkway, west of both the Simpson Strong-Tie and DS Container buildings, along the west side of Enterprise Circle. They are seeking conceptual approval to construct two speculative single- story buildings on two parcels which would house potential manufacturing or distribution uses. Site plans and conceptual building elevations are included in the packet. The property is zoned A Airport District. The north building would be 304,000 square feet with precast panels reaching up to 49’ near the of- fice portion of the building and 46’ around the remainder. The heights are considered the maximum and would depend on market conditions as actual construction nears. Dimensions are roughly 723'x430’. This building would offer truck loading and unloading on both its east and west sides. Truck parking would be limited to the west-side. Loading on the east side would be visible from Enter- prise Circle but is not closer to the right-of-way than the building, which is prohibited by Code. The smaller south building would be 186,500 square feet with the same heights as in the north build- ing. Dimensions are approximately 720’x260’. Truck loading/unloading would occur on the west side only and truck parking would be limited to the docks themselves. The current local marketplace is experiencing strong demand for warehousing/logistics, and modest demand for manufacturing. While many communities were hesitant to approve speculative manufac- turing/warehouse development in the past, investors are even more confident today given local and national market trends. These same kinds of uses have maxed out business parks to the east and north of West Chicago, making West Chicago the next logical location for this type of development in many cases. In fact, there is interest expressed in this specific location from Alton Industries—a Bata- via-based maker of wet dry vacuum cleaners and air compressors—who recently sent an RFP seek- ing financial incentives from the City. Pc: Location Map with Current Airport Zoning Various Material Submitted by MIF ===== PDF PAGE 50 ===== [Extraction: OCR (rendered-page OCR)] ACTIONS PROPOSED: Conceptual discussion of the potential for speculative development of manufactur- ing/warehouse/distribution buildings at 2525 and 2555 Enterprise Circle. COMMITTEE RECOMMENDATION: ===== PDF PAGE 51 ===== [Extraction: OCR (rendered-page OCR)] Midwest Industrial Funds Project Location Wee ey | a a Da PO | t + T + T ===== PDF PAGE 52 ===== [Extraction: OCR (rendered-page OCR)] MIDWEST INDUSTRIAL FUNDS REAL ESTATE INVESTMENT & DEVELOPMENT 12/7/18 Dupage Airport Authority c/o Schirott, Luetkehans & Garner, PC attn : Phil Luetkehans 105 E Irving Park Road Itasca, Illinois 60602 RE : Dupage Business Center — Approximately 29 Acres Phil: Please accept this and the previous supplied materials for Concept Plan Review for the two proposed industrial buildings on the approximately 29 acres located to the south of Fabyan Parkway and east of Enterprise Drive. The following is information as required by Exhibit C of the Declaration of Covenants, Conditions, Restrictions and Easements for Dupage Business Center dated May 1, 2012 and further amended by the First Amendment dated November 12, 2014. Applicant: Midwest Industrial Funds (or affiliated entity controlled by Midwest Industrial Funds) 1301 W 22" Street, Suite 711 Oak Brook, IL 60523 Property Legal Description: as provided on the attached survey. The two parcels will need further subdivision once the exact property line is known. Proposed Development: Midwest Industrial Funds is currently seeking Conceptual approval to build 2 Industrial buildings totaling 490,490 square feet. The buildings would be single story industrial buildings to accommodate potential manufacturing or distribution uses. Requested Variances: None Site Plans: Please see the previously provided Conceptual Site Plans. Building Descriptions: North Building — A proposed 304,033 square foot speculative building. Per the proposed building elevation, the tallest precast panel near the office locations would be 49” high. The majority of the precast panels on the proposed building would be 46” to accommodate 36’ of interior clear height for product storage. The building is proposed as a cross docked building offering truck loading/unloading on both the east and west sides. In addition, trailer parking spaces would be offered along the west property line, furthest away from the road. The building as proposed complies with the bulk and applicable zoning requirements within the Airport Zoning District, including the floor area ratio South Building — A proposed 186,457 square foot speculative building. Per the proposed building elevation, the tallest precast concrete panel, near the office locations would be 49° high. The majority of the precast concrete panels on the proposed building would be 46” to accommodate 36’ of interior clear height for product storage. The building is proposed as a rear loaded building, offering truck 1301 W. 22ND STREET, Suite 711, OAK Brook, IL 60523 www. MIDWESTINDUSTRIALFUNDS.COM ===== PDF PAGE 53 ===== [Extraction: OCR (rendered-page OCR)] loading/unloading on the west side of the building. Any trailer parking would be in proposed dock positions. Note: The proposed height of the buildings are the maximum that we would anticipate. A final decision on the clear height, 32’ versus 36’, is based upon market conditions and will be made closer to construction. Building Descriptions: North Building: This proposed speculative building is approximately 304,000 square feet, 723” long by 430’ wide. As designed the building meets all bulk and other zoning requirements per the City of West Chicago requirements for an Airport Zoning District. The floor area ratio of the proposed building is approximately 39% and meets the requirements of the DuPage Business Center CC&R’s and the City of West Chicago Zoning Ordinances. South Building: This proposed speculative building is approximately 186,000 square feet, 720’ long by 260’ wide. As designed the building meets all bulk and other zoning requirements per the City of West Chicago requirements for an Airport Zoning District. The floor area ratio of the proposed building is approximately 39% and meets the requirements of the DuPage Business Center CC&R’s and the City of West Chicago Zoning Ordinances. We look forward to presenting our conceptual plans to the DuPage Airport Authority Board of Directors. If you have any questions or further information please let me know. Sincerely, ASL. Pat Schaner Director of Development Midwest Industrial Funds MIDWEST INDUSTRIAL FUNDS ===== PDF PAGE 54 ===== [Extraction: OCR (rendered-page OCR)] EXISTING EMERGENCY ‘ACCESS TO REMAN ~\ PARKWAY (110) CAR PARKING. C=») PROJECT SITE PLAN BUILDING YARD AND PAVEMENT SETBACK REQUIREMENTS. ZONING. THE AIRPORT ZONING CISTRICT LUGHT INOUSTRIAL YARD SETBACK REQUREMENTS. FRONT YARO BUILDING SETBACK. ‘SIDE YARO BUILDWG SETBACK REAR YARD BULDING SETBACK LGN WOUSTRIAL PAVEMENT SETBACK REQUREMENTS FRONT YARO PAVEMENT SETBACK. ‘SIDE YARD PAVEMENT SETBACK REAR YARD PAVEMENT SETBACK SITE DATA FOR NORTH BUILDING SITE AREA (117.88 AC.) sTIB5 SF. ‘PROPOSED DETENTION. OFF SITE PROVIDED ‘BUILDING AREA [PROPOSED OFFICE AREA (0.0%) 2o000 SF. [PROPOSED WAREHOUSE AREA, 24003 5, ‘TOTAL BUILDING AREA 3040335F. ‘xTERIOR DORKS ‘EXTERIOR DOCKS PROVIDED sa.000Ks EUTURE EXTERIOR DOCS. 24 poeKs SITE DATA FOR SOUTH BUILDING SITE AREA (111.08 AC) ss20108F. PROPOSED DETENTION OFF SITE PROVED ‘BUILDING AREA [PROPOSED OFFICE AREA (8.43%) r20008F, PROPOSED WAREHOUSE AREA, 174457 SF, TOTAL BULDING AREA Tes457 SF ExrERIOR DOCKS EXTERIOR DOCKS PROVIDED 28 D0cKs EUTURE EXTERIOR DOCKS, s4pocKs ‘TOTAL EXTERIOR DOCKS. ‘64 DOCKS DRIVE IY OVERHEAD D00RS 40008 ‘TRAILER STALLS PROVIDED S7STALS uLoNG wEIcier TOTAL EXTERIOR DOCKS $0 00CKS DRIVE It OVERHEAD DOORS 2000Rs TRAILER STALLS PROVIDED NONE uLoINs weg BUILDING HESGHT AT EASTIWEST DOCKS SETAFF. BUILDING HEIGHT AT HORTHWSOUTH OFFICE PERIMETER ATUTAF-F. (GENERAL BULDING HEIGHT AT OFFICE PARAPET AEOAFR, BUILDING IVTERIOR CLEAR HEIGHT peed MDOULAL FLOOR AREA RATIO (EAR) ALLOWED _ om (GENERAL BUILDING HOGHT AT PERIGTER (GENERAL BUILDING HEGHT AT OFFICE PARAPET BUILDING INTERIOR CLEAR HOGHT MJOOMUM FLOOR AREA RATIO FAR) ALLOWED. FLOOR AREA RATIO (FAR) PROVIOED 300% ‘SAB PARKG REQUIREMENTS INOUSTRIAL USE REQUIREMENTS FLOOR AREA RATIO (FAR) PROVIDED ‘CAR PaRIaNG REOUREVENTS INOUSTRIAL USE REQUIREMENTS ‘SPACE FOR EACH 1,000 SF, UPTO 100000 SF, {LSPACE FOR EACH 2000 SF. IN EXCESS OF 100,000 SF, | SPACE FOR EACH 1,000 SF, UPTO 100000 8F, 10 STALS LISPACE FOR EACH 2.000 SF,IN EXCESS OF 1000006, 44 STALS. TAR PARKING REQURED ‘CAR PARKING PROVIDED ONCLUDES 8 HE STALLS) ‘CAR PARKQNG REQURED. TA STALLS. (CAR PARIGNG PROVIDED ONCLUDES 6 HC STALLS) 4s STALLS IVIIDWEST BEAL ESTAI “ovmet Onan tome com HARRIS ARCHITECTS INC, Eye) WEST CHICAGO, ILLINOIS PROPOSED NORTH & SOUTH OFFICEMWARHOUSE BUILDINGS FOR: MIDWEST INDUSTRIAL FUNDS ENTERPRISE CIRCLE ‘SHEET NO, A1.0 XOFXSHEETS ===== PDF PAGE 55 ===== [Extraction: OCR (rendered-page OCR)] EXISTING SIMPSON STRONG-TIE BUILDING EXISTING DS CONTAINER BUILDING MIDWEST ENTERPRISE CIRCLE — eae wnoa Oa tence canes HARRIS ARCHITECTS INC, =I { ~ PROPOSED NORTH OFFICE/ | |WAREHOUSE | 304,033 S.F. PARKWAY = | PROPOSED SOUTH OFFICE? WAREHOUSE 186,457 S.F. | WEST CHICAGO, ILLINOIS 52 8 z 85 27) 2 ez Pad aD as) =O) gz am) su as go 2S ENTERPRISE CIRCLE BUILDING YARD AND PAVEMENT. SITE DATA FOR NORTH BUILDING SITE DATA FOR SOUTH BUILDING SETBACK REQUIREMENTS SITE AREA (21788 AC) AT78055F SITE AREA (211 08 AC) 14820105 ZONING -THE AIRPORT ZONNG DISTRICT PRoPOseO DETENTION OFF SiTe PRovioeD PROPOSED DETENTION OFF sire PROVIDED PROJECT SITE PLAN @ norm & - VOHTINOUSTHIAL YARD SCTAACK REQUIREMENTS. RULORGAREA AUILDING ARES ue Tar FRONT YARD BUILDING SETBACK wo [PROPOSED OFFICE AREA (60%) z00SF. PROPOSED OFFICE AREA (6.43%) 120005 F. SIOE YARO BUILDING SETBACK 2 PROPOSED WAREHOUSE AREA 24400956 PROPOSED WAREHOUSE ARCA, 174457 SF, REAR YARD BUILDING SETBACK wo TOTAL DULDING AREA 304.000 SF TOTAL BULDING AREA 180457 SF ExTERYOR. 0005 ‘exreAoR Docs LIGHT INDUSTRIAL PAVEMENT SETBACK REQUIREMENTS . TONER RESEH oe “4 EXTERIOR DOCKS PROVIDED s0000Ks [EXTERIOR DOCKS PROVIDED 26 DOCKS FUTURE EXTERIOR DOCKS. 24 D0¢Ks SUTURE EXTERIOR DOCKS, 44 00cKs SIDE YARO PAVEMENT SETBACK faa is eave aererex TOTAL EXTERIOR DOCKS 4 D0CKS TOTAL EXTERIOR DOCKS. 29. DOCKS DORIVE IN OVERHEAD BOORS, 400085 DRIVE IN OVERHEAD DOORS 2000R5 TRAILER STALLS PROVIOED S7STALS. TRALER STALLS PROVIDED NONE ByLONG HEIGHT BUILDING WeKcHT BUILDING NEIGHTAT EASTAVEST DOOKS BEOAFF ‘GENERAL BULOING HEIGHT AT PERANTER WOrAFF BUILDING HEIGHT ATNORTHSOUTH OFFICE PERIMETER aN.GrAFF. ‘GENERAL BUILDING HEIGHT AT OFFICE PARAPET APOrAre, GENERAL BUILDING HEIGHT AT OFFICE PARAPET ACOAFE BUILDING INTERIOR CLEAR HEIGHT we BUILDING INTERIOR CLEAR HEICHT are ARIMUM FLOOR ARCA RATIOUF AR) ALLOWED, oo NYLMUM FLOOR AREA RATIO, A) ALLOWED, ox FLOOR AREA RATIO(FAR ) PROVIDED. 30% FLOOR AREA RATIO (FAR) PROVIDCD ‘CAR PARKING REQURENENTS MMOUSTUAL USE REQUIREMENTS ous: a FOR EACH 1,000 .F. UP TO 160,000 8, Too STALLS ico STALLS 1 SPACE FOR EACH 2.000 § F.INEXCESS OF 1090008, _ 102 STALL: SPACE FOREACH 2000 $F INEXCESS OF 1000005 _44 STALLS ‘CAR PARKING REQUIRED 202 STALLS ‘CAR PARKING AEOUIREO Ta sTALS, ‘SHEET NO. ‘CAR PARKING PROVIDED (INCLUDES 8 HC STALLS) aiasTaus ‘CAR PARKING PROVIDED (INCLUDES 6 HC STALLS) MS STALS, ===== PDF PAGE 56 ===== [Extraction: OCR (rendered-page OCR)] = _ Os SOUTH BUILDING ELEVATIONS 7 ‘16 15) 14) YW\z 13) 12 Ww 110) 9) (7) (4) / 3) (2) wh) 353 on pe =—a frag ge TOPIC PANEL, ELEV.(+) 42-0" ee TOPIPC PANEL a ELEV (+) 47-0" ge TOPIC PANEL = TOP/PC PANEL ae US ELEV (+) 39-0" }— aioe Ee ee ee aa |= Some | ELEV (+) 39-0" a3 = =1. eas ———= en pooh at a rons aeeuch a a wi senses Tu a ap FINISHED FLOOR ELEV (+) 0-0" i a FINISHED FLOOR. Z4 ELEV (+) 0-0" =F A VAT SCALE Fe 30-0 ic E) - (c \ be 3% Re qk », TOPIPC PANEL TOPPC PANEL, ty ELEV (+) 47-0" TOPIC PANEL 3, 4y TOP:PC PANEL ELEV(¢) 39-0" ELEV (4) 35.0" ELEV (+) 42-0" bY ro eaten fe a Lait. es Le bie el bij