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07/28/2015Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 1 b#1 TYoF`� ei TI 11 j V DES PLAINES ILLINOIS DES PLAINES ZONING BOARD MEETING JULY 28, 2015 MINUTES The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, July 28, 2015, at 7:30 p.m. in Room 101 of the Des Plaines Civic Center. ZONING BOARD PRESENT Saletnik, Catalano, Hofherr, Schell, Green ABSENT Szabo ALSO PRESENT Scott Mangum, Senior Planner, Department of Community & Economic Development Gale Cerabona, Recording Secretary Acting Chair Saletnik called the meeting to order at 7:33 p.m. & read this evening's cases. APPROVAL OF MINUTES: A motion was made by Board Member Hofherr, seconded by Board Member Green, to approve the meeting minutes of June 30, 2015, as presented. AYES: Hofherr, Green, Catalano, Schell, Saletnik NAYES: None EMOTION CARRIED UNANIMOUSLY NEW BUSINESS 1. Address: 2074 Mannheim Road Case Nuunber: 15-039-V Petitioner is requesting a variations to Section 12-11-6.B and 12-9-7 of the 1998 City of Des Plaines Zoning Ordinance, as amended: (1) to allow two 7'-6" tall monument sign instead of a maximum height of 5'; (2) to allow an industrial use (Commercial Storage) with 67 parking spaces, instead of not less than 119 parking spaces. PIN: 09-29-402-041-0000 Petitioner: Steve Osborne, Cobalt Commercial Construction LSC Development, 777 Lake Zurich Road, Suite #200, Barrington, IL 60010 Owner: Jean Jodoin, Cobalt Commercial Construction LSC Development, 777 Lake Zurich Road, Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 2 Suite #200, Barrington, IL 60010 Acting Chair Saletnik swore in Steve Osbome & Steve Mundschenk, Project Manager, Cobalt Commercial Construction LSC Development, 777 Lake Zurich Road, Suite #200, Barrington, IL 60010. Petitioners advised a new storage facility is being implemented (inside only) along with signage and parking. Acting Chair Saletnik asked: • how many employees there will be. Petitioner advised — 2 full-time, and 7-9 patrons per day • what employees will be doing. Petitioner advised — loading; there will be 2 managers during the hours of 9 a.m.-6 p.m. with 2 vehicles each. Tenants will occupy 5-6 cars at a time. • what parking needs are. Petitioner advised — 25 cars maximum • how many spaces there are. Petitioner advised — 119 • what the signage will be. Petitioner advised — 2 monument signs along Mannheim Road • if there currently is signage. Petitioner advised — just a sign by previous owner that was removed (only listed an address) Board Member Hofherr asked/stated: • if the driveway will be redone. Petitioner advised — it will be used; would like to install outdoor storage pods in empty spaces; parking lot will be sealed and coated • there may not be enough space if emergency vehicles arrive. Petitioner advised — there will be enough space in the circular drive for access. The parking lot would not have throughway access. • if address will be illustrated if signage is approved. Petitioner advised — an address with phone number will be printed on sign • if the trees are still there. Petitioner illustrated same; some will remain and some will be removed. He indicated they are City trees. Board Member Green asked: • if there is a walkway on site plan. Petitioner advised — it will remain, and another will be added • if the trees are on private property. Petitioner advised — they are within the City easement on our property. He noted there will be a planting bed around each sign. Acting Chair Saletnik asked: • how storage works. Petitioner advised — it is a self -storage facility; patrons typically store personal items. Storage units range from 5x5 to 12x30 • about the pods. Petitioner advised — they are a free-standing aluminum container with steel roofing and an overhead door; there will not be any electricity or heating/air conditioning • where the pods will be located. Petitioner advised — on the West side of the North and South parking lot • Staff, if the pods are in the ZBA's purview. Mr. Mangum referred to Exhibits B&C and noted fences separate the lot. • if pods are in asphalt area. Petitioner advised -- yes Acting Chair Saletnik asked if anyone in the audience is in favor or against the project. No one responded. Acting Chair Saletnik asked Staff to provide the Staff report. Issue: The petitioner is requesting Variations to Section 12-11-6.B and 12-9-7 of the 1998 City of Des Plaines Zoning Ordinance, as amended: (1) to allow two 7'-6" tall monument sign instead of a maximum height of 5'; and (2) to allow an industrial use (Commercial Storage) with 67 parking spaces, instead of not less than 119 parking spaces. Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 3 Analysis: Address: 2074 Mannheim Road PIN: 09-29-402-041-0000 Existing Zoning: M-2, General Manufacturing District Petitioner: Steve Osbome, Cobalt Commercial Construction LSC Development, 777 Lake Zurich Road, Suite #200, Barrington, IL 60010 Owner(s): Jean Jodoin, Cobalt Commercial Construction LSC Development, 777 Lake Zurich Road, Suite #200, Barrington, IL 60010 In reviewing this variation request, staff has considered the following information: The approximately 4.5 -acre property contains a one-story brick industrial building that is in the process of being converted to a Commercial Storage (self -storage) facility with two -levels of indoor storage units in addition to approximately 75 -outdoor storage pods. Steve Osbome, for Life Storage, is requesting variations to install two monument signs that are taller than allowed and to provide less than code required parking at 2074 Mannheim Road. With 475 -feet of frontage on Mannheim Road the property is allowed two monument sign of up to 5 -feet in height at the required 5 -foot setback with not more than 120 square feet of sign area per sign, not to exceed 200 square feet for both signs. An additional one -foot of sign height may be allowed for each additional 3 - feet of setback beyond the required 5 -feet. The applicant has proposed to construct two, 86 square -foot, 7 - foot 6 -inch tall illuminated monument signs. The signs would be located 15 -feet feet from the northern and the southem property lines, respectively, with the minimum 5 -foot setback provided from the eastern property line. A variation for sign height is requested. The applicant cites visibility and adequate sign area as the reasons for the sign requests. The request is a major variance, as the size requested is more than 10% greater than allowed by code. A total of 121 parking spaces are currently located on site, where the Zoning Ordinance would require a total of 119 parking spaces for the 114,937 square feet of storage space (1 parking space per 1000 square feet) and 908 square feet of office area (1 parking space per 250 square feet). The applicant proposes to use existing parking areas north and south of the building for outdoor storage pods, leaving 67 parking spaces for customer and employee parking. The applicant states that only 13-14 customer vehicles are anticipated per day and that the adjacent self -storage use only has 11 parking spaces. A parking variance for a reduction of greater than 30% than what is allowed by code is considered a major variation. Recommendation: Staff recommends denial of the requested sigh height variations and approval of the requested parking 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 by the City of Des Plaines Zoning Ordinance, subject to a condition of approval. The Zoning Ordinance already allows the flexibility for large properties to add additional sign height by increasing a monument sign's setback. The petitioner could either reduce the height of the sign or increase the setback to comply. There also does not appear to be a hardship that would justify the need for additional sign height. However, the parking variation request appears to be justified because the parking demand for a self -storage use with few employees and infrequent visitors is expected to be lower than the general Zoning Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 4 Ordinance requirement for Industrial and Manufacturing uses that have a greater density of employees and active areas. Zoning Board of Appeals Procedure: Under Section 3.6-7 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 variances for the monument signs and amount of parking. The City Council has the final authority on the project. Board Member Hofherr asked if Petitioner considered moving the signs back. Petitioner advised, yes, though they may not be visible (and beneficial); may move them North or South. A motion was made by Board Member Hotherr, seconded by Board Member Catalano, to recommend to City Council that the changes in parking area (parking variation) be approved as shown on the memo. AYES: Hofherr, Catalano, Green, Schell, Saletnik NAYES: None """MOTION CARRIED UNANIMOUSLY* * * Acting Chair Saletnik advised that the above will be recommended to City Council. A motion was made by Board Member Green, seconded by Board Member Catalano, to recommend to the City Council to deny the request for sign height variations based on Staff's recommendations. AYES: Green, Catalano, Hofherr, Schell, Saletnik NAYES: None """MOTION CARRIED UNANIMOUSLY* * * 2. Address: 1506-1518 Market Street Case Number: 15-041-V Petitioner is requesting a variation to Section 12-8-1.0 of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow the expansion of an accessory structure (trash enclosure) to a location that is in front of the building line of the principal structure in the C-5 zoning district. PIN: 09-17-414-021-0000 Petitioner: Bill Combs, 6250 N. River Road, Suite 11-100, Rosemont, IL 60018 Owner: Aaron Albright, 401 Congress Avenue, 33rd Floor, Austin, TX 78701 Acting Chair Saletnik swore in Bill Combs, 6250 N. River Road, Suite 11-100, Rosemont, IL 60018, & Steven Demeas, Interwork Architects Inc., 1200 Shermer Road, Northbrook, IL 60062 Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 5 Mr. Combs advised the trash enclosure is undersized, indicating there are currently 6 containers in the enclosure, and there is no more room. He stated they wish to expand the enclosure to a larger size to accommodate two new tenants as well as future tenants. Acting Chair Saletnik asked: • what the new proposed size is. Mr. Demeas advised —itis now 21x20 and the intention is to move it 12 feet out and increase it to 21x32 • if there will be landscaping to camouflage it. Mr. Demeas advised — yes, that is possible • if the wall goes to the sidewalk. Mr. Demeas advised — we are proposing a wood fence to be attached • what kind of wood. Mr. Demeas advised — stained Cedar Board Member Catalano asked if it can extend to the rear. Mr. Demeas advised — ComEd requires a 4'6" clearance so it wouldn't do much to expand. Acting Chair Saletnik asked about a second enclosure. Petitioner advised — we are limited on the site. Board Member Hofherr asked/noted • how often the pick-ups are. Petitioner advised — everyday • as of today, the 3 additional containers are in view of Panera's patrons. Has this been approved by the City? Mr. Combs advised — no • the City has recommended larger receptacles or trash compactors; this seems necessary especially with an additional tenant forthcoming. Mr. Combs advised — the compactor is not a good idea due to residual smell. Regarding larger containers, it is unknown if that is feasible. • a similar instance where the disposal company offered larger receptacles. Though he agreed that even if extended, Panera's tables are very close. Mr. Combs advised — his concern is that a minimum -wage employee will not move dumpsters around. Tenants are responsible for their own dumpsters (all tenants have Republic as the vendor). • Petitioner should speak with tenants. Discussion took place on this issue. Acting Chair Saletnik: • referred to Page 8 (of 11)/Attachment 3 and asked how each tenant carries the garbage to the dumpster. Mr. Combs advised — via a plastic bag or boxes • noted there is space behind the transformer. Mr. Combs advised — the waste truck needs access • stated Petitioner needs to utilize more space on the service side of the building. Mr. Combs advised — there are economics involved. He noted the biggest mitigating factor is the transformer to the South. Mr. Combs stated they also may need an easement agreement to enter someone else's property. Mr. Demeas advised that could be explored. Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 6 Acting Chair Saletnik asked if the Board has other questions. Board Member Green asked Staff if the concrete block wall could be extended. Mr. Mangum advised — by Code, the accessory structure should be behind the principal structure. He noted that if the ZBA recommended an extension, a condition could be included to require a consistent material for the exterior. Acting Chair Saletnik asked if anyone in the audience has comments, and swore in the following: • John Weisser, represents the building at 636 S. River Road Mr. Weisser noted the easement. He stated an expansion to the rear would be unsightly, and there would be an odor. A larger container would not work unless it goes upward. Mr. Weisser recommends that the ZBA grant the Petitioner's request. Acting Chair Saletnik suggested improving the structure/altematives. Mr. Combs advised — a concrete extension is an option. Mr. Demeas stated an extension of masonry that matches the building could be used. Board Member Catalano asked if 2 large bins below the wall are feasible. He suggested charging the tenants. Board Member Catalano concurs with extending a masonry wall. Acting Chair Saletnik asked Staff to provide the Staff report. Issue: The petitioner is requesting a variation to Section 12-8-1.0 of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow the expansion of an accessory structure (trash enclosure) to a location that is in front of the building line of the principal structure in the C-5 zoning district. Analysis: Address: 1506-1518 Market Street PIN: 09-17-414-021-0000 Existing Zoning: C-2, Limited Office Commercial District Petitioner: Bill Combs, 6250 N. River Road, Suite 11-100, Rosemont, IL 60018 Owner(s): Aaron Albright, 401 Congress Avenue, 33rd Floor, Austin, TX 78701 In reviewing this variation request, staff has considered the following information: 1506-1518 Market Street is located within Lot B, a 1.4 acre parcel within the Metropolitan Square mixed- use development at the northeast corner of Market Street and Metropolitan Way. The one-story multi -tenant brick and stucco retail building contains long-time tenants Potbelly and Panera Bread, while Forever Yogurt and Giordano's are new tenants within the building. Additional commercial space is available at the south end of the building. An existing 10 -foot deep, by 21 -foot wide trash enclosure is located east of the building and is bounded by a six-foot tall masonry wall on the east and south, by the building on the west, and enclosed with wood gates on the north. Approximately eight containers would fit within the existing enclosure. An existing electrical transformer is located approximately 8 -feet behind the rear wall of the enclosure where a 4 -foot, six-inch working clearance is required. Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 7 A Variation is requested for the proposed expansion of the accessory structure in front of the building line of the primary structure. With the proposed expansion, the accessory structure would project approximately 12 - feet in front of the retail building, adjacent to an outdoor dining area. The proposed enclosure plan shows 15 trash containers. The 6 -foot high wood fencing would attach to the existing masonry enclosure wall on the east and to the edge of the building on the west with wood gates on the north. Recommendation: Staff recommends denial 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 by the City of Des Plaines Zoning Ordinance. Staff has concems with the aesthetic impacts of the location of an accessory trash enclosure in front of the primary structure and adjacent to an outdoor dining area in a prominent commercial setting. Expansion to the rear of the existing enclosure, construction of a new enclosure in the area behind the existing enclosure, or operational changes such as trash compacting, increasing frequency of pick-ups, and/or using larger refuse receptacles are preferable options. If the Zoning Board of Appeals were to recommend approval of the variation, conditions of approval could require materials of the expanded enclosure to match that of the existing masonry enclosure. Zoning Board of Appeals Procedure: Under Section 3.6-7 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 variance for the location of an accessory structure. The City Council has the final authority on the project. Acting Chair Saletnik stated/asked: • the extension is proposed for wood. A 6 ft. masonry wall won't help the smell. Mr. Demeas stated the wall could remain at 6 ft. or go higher. He agrees about smell as it is all open air. Mr. Combs stated that currently the enclosure is right next to the seating area. He advised there have been no complaints from tenants; they are in favor of this proposal. Mr. Combs agrees extra space may be needed for an additional tenant • on Page 11 (of 11), if the receptacle is the same size. Mr. Demeas advised it is. He distributed photos to the Board. • if this proposal increases storage by two-thirds. Mr. Combs advised — yes Board Member Green asked if the extra 3 receptacles are the Petitioner's or the neighbor's. Mr. Combs advised — they are his. Acting Chair Saletnik asked if anyone in the audience is in favor of the project. Mr. Weisser raised his hand. Acting Chair Saletnik asked if anyone opposes the proposal. No one responded. A motion was made by Board Member Catalano, seconded by Board Member Green, to recommend that City Council approve this petition with a Condition that the extension is masonry. AYES: Catalano, Green, Saletnik, NAYES: Hofherr, Schell Case #15-039-V 2074 Mannheim Road Case #15-041-V 1506-1518 Market Street July 28, 2015 Page 8 ***VOTE IS 3-2. FOUR VOTES ARE REQUIRED FOR RECOMMENDATION*** OLD BUSINESS There was no Old Business. ADJOURNMENT A motion was made by Board Member Catalano, seconded by Board Member Green, to adjourn the meeting at 8:29 p.m. AYES: Catalano, Green. Hofherr, Schell, Saletnik NAYES: None """MOTION CARRIED UNANIMOUSLY* * * Sincerely, Gale Cerabona Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners