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01/10/2012IF DES PLAINES ZONING BOARD OF APPEALS Un m �� January 10, 2012 tL MINUTES DES PLAINES ILLINOIS The Des Plaines Zoning Board of Appeals Commission held its regularly scheduled meeting on Tuesday, January 10, 2012, at 7:30 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. ZONING BOARD OF APPEALS AYES: Catalano, Hotherr, Schell, Seegers, Saletnik, Porada, Szabo [7:42pm] ABSENT: None Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development. Chairman Seegers called the meeting to order at7:33 P.M. A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to approve the minutes of the November 18, 2011, and November 29, 2011, hearings as submitted. AYES: Saletnik, Catalano, Hofherr, Schell, Seegers, Porada NAVES: None MOTION CARRIED Case Number: 11 -073 -CU Address: 6 N. River Road Request for a Conditional Use Permit under Section 7.3-6-C of the 1998 Des Plaines Zoning Ordinance, as amended, for the operation a Wholesale Goods Establishment in the C-3 Zoning District. Petitioner: James Glass, Jr., 2011 S. Lakemam Drive, Bellbrook, ON, 45305 Owner: Mike VanSlambrouck, MBC Properties, LLC— 6 N River, 16 Mary Street, Des Plaines, IL 60016 Mr. Mike VanSlambrouck, property owner, and James Glass, Jr., of 2892 River End Court, Spring Valley, ON, were sworn in. Mr. VanSlambrouck stated that the request was to relocate an existing wholesale company, City Electric Supply, into the vacant building from another location in Des Plaines. Chairman Seegers inquired whether the tenant would occupy the entire building. Mr. VanSlambrouck stated that the tenant would occupy 4,800 to 4,900 square feet of the building with the potential for either City Electric Supply to expand, or to lease the remainder of the building to another tenant. Mr. Glass explained that City Electric Supply was primarily a wholesale business selling and distributing a variety of electric supplies including bulbs and ballasts. Chairman Seegers inquired about the business operations. Mr. Glass stated that they would have four employees, and approximately $150,000 to $200,000 worth of inventory on site. A majority of the product is delivered to clients while typically 10-15 customers per day would visit their location. Board Member Szabo arrived. Case #11-069-V— 101 E. Oakton Street Case #11 -073 -CU — 6 N. River Road January 10, 2012 Page 2 Chairman Seegers asked whether any improvements are proposed. Mr. VanSlambrouck stated there would be interior improvements in the short term, but that exterior improvements for striping and surfacing of parking areas suggested by staff would occur after the weather improved. Board Member Porada asked about a timeframe for completing the surfacing and striping. Mr. VanSlambrouck thought that the improvements could be completed by September, 1 2012. Board Member Szabo noted that the asphalt plants are already closed for the season. Board Member Hofherr noted that the parking areas were in good shape. Chairman Seegers asked for the report to be read in by Mr. Mangum. Issue: The petitioner is requesting a Conditional Use Permit under Section 7.3-6-C of the 1998 Des Plaines Zoning Ordinance, as amended, for the operation a Wholesale Goods Establishment in the C-3 Zoning District. Analysis: Proposed Use Wholesale Goods Establishment (City Electric Supply) Petitioner James Glass, Jr., 2011 S. Lakeman Drive, Bellbrook, OH, 45305 Owner Mike VanSlambrouck, MBC Properties, LLC — 6 N River, 16 Mary Street, Des Plaines, IL 60016 Plan of Operation Typical hours of operation would occur weekdays from 7:00am to 5:00pm, and Saturday from 8:00am to 12:00pm. A total of 4 employees would be present. Existing Use Vacant commercial/industrial building (previously print media establishment) Surrounding Land Use North: Commercial Office East: Forest Preserve South: Industrial West: Commercial Office Existing Zoning C-3, General Commercial Surrounding Zoning North: C-2, Limited Office Commercial East: R-1, Single Family Residential South: M-1, Light Manufacturing West: G2, Limited Office Commercial Street Classification The adjacent section of River Road is listed as an arterial in the Comprehensive Plan. Comprehensive Plan The Comprehensive Plan recommends a Community Commercial use for the site. City Electric Supply has requested a Conditional Use Permit to operate a Wholesale Goods Establishment at 6 N. River Road in the C-3 Zoning District The irregularly shaped approximately 12,776 square foot lot is located at the southwest comer of River and Redeker Roads. A 7,550 square foot, one story, brick commercial building is present. 16 parking spaces are accessible from Redeker Road. The property was rezoned from C-2, Limited Office Commercial per Ordinance Z-35-11, approved November 21, 2011. Case #11-069-V— 101 E. Oakton Street Case #11 -073 -CU — 6 N. River Road January 10, 2012 Page 3 City Electric Supply sells electric products used for construction, renovation, and industrial uses such as lamps, pipe, wire, and lighting fixtures. The applicant would occupy the eastern 4,800 square feet of the tenant space with potential expansion into the remainder of the building. The proposed floor plan includes warehouse and storage areas in the rear of the building with a retail showroom, offices, and sales counter in the front. The proposed plan of operation includes hours of operation from 7:OOam to S:OOpm on weekdays and 8:OOam to 12:OOpm on Saturdays. Four employees would be present in addition to one delivery vehicle and one sales vehicle. The applicant is relocating from their current operation at 500 E. Touhy Avenue in Des Plaines. The applicant states that 15-20 customer visits per day are typical. Based on the limited size and operational characteristics as described by the applicant, staff has granted the request for a waiver of a traffic study. Generally, the area to the north of the subject property is developed with office uses including an office building at the southwest comer of Golf and River Roads and a medical center at the northwest comer. The properties to the south and west of the property are developed with more intense industrial uses. The proposed use should be an appropriate transition between these areas. Conditional Use Findings: As required by Section 3.4-5 (Standards for Conditional Uses) of the Zoning Ordinance, the proposed development is reviewed below: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: A Wholesale Goods Establishment is a Conditional Use in the C-3, General Commercial Zoning District, as specified in Section 7.3-6-C of the 1998 City of Des Plaines Zoning Ordinance, as amended. B. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive Plan: Comment: The 2007 Comprehensive Plan recommends Community Commercial for this site. However, a Wholesale Goods Establishment is a Conditional Use in the C-3 Zoning District and the proposed use also includes a retail component. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed Wholesale Goods Establishment would be located within an existing structure. No exterior changes are proposed at this time. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: None of the functions of the Wholesale Goods Establishment are anticipated to be hazardous or disturbing to the surrounding neighborhood. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: After reviewing the petitioner's plans, the proposed Conditional Use would be served adequately by essential public facilities and it would not overburden existing public services. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Case #11-069-V— 101 E. Oakton Street Case #11 -073 -CU — 6 N. River Road January 10, 2012 Page 4 Comment: The proposed Conditional Use would appear to have adequate public facilities, it would not create a burden on public facilities nor would it be a detriment to the economic well being of the community. G. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: Based on the information submitted the proposed Wholesale Goods Establishment is not anticipated to create an amount of additional traffic and parking which cannot be accommodated by the existing street network. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: The proposed project would utilize existing access to parking from Redeker Road. Based on the information provided, staff does not find any evidence for significant interference with traffic patterns. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The proposed plan would not add impervious surface, nor cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: As proposed, the Wholesale Goods Establishment appears to conform to all other zoning regulations. Recommendation: The Community Development Department recommends approval of the Conditional Use Permit request for the establishment of a Wholesale Goods Establishment, based on review of the information presented by the applicant and the findings made above, as specified in Section 3.4-5 (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance, subject to a condition of approval. 1. Prior to occupancy all parking areas shall be surfaced and striped to meet all applicable Building Code hard surface requirements. Zoning Board of Appeals Procedure: Under Section 3.4-4-C of the Zoning Ordinance (Conditional Uses) the Zoning Board of Appeals has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned Conditional Use Permit for a Wholesale Goods Establishment the C-3 zoning district. The City Council has the final authority on the project Chairman Seegers asked for comments from the audience. There were none. A motion was made by Board Member Hotherr, seconded by Board Member Board Member Schell to recommend approval of the Conditional Use Permit request for the establishment of a Wholesale Goods Establishment, subject to an amended condition of approval: 1. All parking areas shall be surfaced and striped to meet all applicable Building Code hard surface requirements no later than September 1, 2012. AYES: Holbert, Schell, Catalano, Saletnik, Seegers, Szabo, Porada NAYES: None Case #11-069-V— 101 E. Oakton Street Case #11 -073 -CU — 6 N. River Road January 10, 2012 Page 5 MOTION CARRIED Case Number: 11-069 — V Address: 100 E. Oakton Street The petitioner is seeking approval for a major variation to Section 7.4-5(D) of the City of Des Plaines Zoning Ordinance, as amended, to replace a 47 -foot legal nonconforming silo with one that is 54 feet where the maximum height allowed in the M-2 general manufacturing district is 40 feet Petitioner: Designhaus, Inc./Michael Hartel, 100 E. Oakton Street, Des Plaines, IL 60018 Owner: Intemational Paper Inc./Roger Knapp, 100 E. Oakton Street, Des Plaines, IL 60018 Mr. Michael Hartel, representative for the petitioner, of 1020 Elk Grove Town Center, Elk Grove, IL, and Mr. Roger Knapp, of 319 Wooded Knoll Drive, Cary, IL were swom in. Mr. Hartel explained that the height variance was requested to relocate and replace a 40 -year old silo. Chairman Seegers asked about the purpose of the silo. Mr. Knoll replied that the silo would contain com starch used as part of an adhesive and that the new location would be closer to the starch kitchen and easier to access by truck. Chairman Seegers asked for the report to be read in by Mr. Mangum. Issue: The petitioner is seeking approval for a major variation to Section 7.4-5(D) of the City of Des Plaines Zoning Ordinance, as amended, to replace a 47 -foot legal nonconforming silo with one that is 54 feet where the maximum height allowed in the M-2 general manufacturing district is 40 feet Analysis: The subject property, per the submitted site plan is asymmetrical in shape with an area of approximately 564,047 square feet (Exhibit 1). The owner of the property, Intemational Paper Inc. utilizes its 246,100 square foot facility for industrial storage and packaging. Given the above, the subject property has a building coverage of nearly 44 percent, which is significantly less than the 70 percent maximum permitted in the M-2 district. The parcel is surrounded by manufacturing zoned properties (Attachment 2 and 3) and is in compliance with all setback requirements. The front and rear yard setbacks are more than 66- and 26 -feet, respectively and side yard setbacks are over 68- and 266 -feet on the west and east end, respectively (Exhibit 1). The petitioner is proposing to remove and replace an existing 42 year old silo from the northwest comer of the property and installing a new one approximately 302 and 384 feet from the front and rear property lines, respectively with a 57 -foot (west) side yard setback (Exhibit 1). The silo foundation plan illustrates that the silo will be 12 feet in diameter, 53 feet in height and be constructed on a 400 -square foot concrete foundation that is one -foot above grade (Exhibit 2). A major variation is needed because at 54 feet, the proposed silo will be approximately 15 percent taller than its replacement and 35 percent taller than what is permitted in the M-2 district Existing Zoning: M-2, General Manufacturing Address: 100 E. Oakton Street Case Number: 11-069-V Petitioner: Designhaus, Inc./Michael Hartel Owner: Intemational Paper Inc./Roger Knapp Recommendation: Staff recommends for approval of the requested major variation based on review of the information presented by the applicant and the standards and conditions imposed by Section 3.6-8 (Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The proposed silo is a suitable solution for replacing a 42 year old component that is critical to the nature of the company. A submitted diagram of the proposed silo looks typical and appears to be harmonious with the existing building and manufacturing zoned area Case #11-069-V— 101 E. Oakton Street Case #11 -073 -CU — 6 N. River Road January 10, 2012 Page 6 (Attachment 4 and Exhibit 3). The new silo location will not further encroach into the existing side yard setback given the building envelope. Further, the new location will be less exposed to the nearest residential areas due to the manufacturing building immediately to the west (Attachment 3). Staff has also considered, per the applicant (Attachment 1) that the new silo will be quieter than its replacement and complies with City sound requirements. The proposed silo must meet all of the City Zoning Ordinance and Building and Code related requirements. Zoning Board of Appeals Procedure: Under Section 3.6-7-B of the Zoning Ordinance (Major Variations) the Zoning Board of Appeals has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned variance request. The City Council has the final authority on the project. Board Member Saletnik asked how the corn starch was delivered. Mr. Knoll stated that it was delivered pneumatically with a truck blower and a blower under the silo to convey the starch into the building. The new process would be quieter and located further from residential. Board Member Saletnik asked about the amount of decibels created. Mr. Knoll was unaware. Board Member Saletnik asked whether there had been any complaints. Mr. Knoll stated that there was one complaint about 10 years ago, but the equipment had since been enclosed and there were no further complaints. Chairman Seegers asked for comments from the audience. There were none. A motion was made by Board Member Board Member Szabo, seconded by Board Member Catalano to recommend approval of a major variation to Section 7.4-5(D) of the City of Des Plaines Zoning Ordinance, as amended, to replace a 47 -foot legal nonconforming silo with one that is 54 feet where the maximum height allowed in the M-2 general manufacturing district is 40 feet a major variation to allow. AYES: Szabo, Catalano, Holbert, Porada, Saletnik, Schell, Seegers, NAYES: None MOTION CARRIED The meeting was adjourned at 8:00 p.m. by unanimous voice vote. Sincerely, A.W. Seegers, Chairman Des Plaines Zoning Board of Appeals cc: City Officials Aldermen Zoning Board of Appeals