HomeMy WebLinkAbout09/26/2013 P&Z Minutes 18-13
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-18-13
Hearing Date: September 26, 2013
PROPERTY ADDRESS:
1800-1804 West Central Road
PETITIONER
: H. Borre & Sons, Inc.
PUBLICATION DATE:
September 11, 2013
PIN NUMBER:
03-33-300-081-0000
REQUEST(S):
Variation (Overall Lot Coverage)
MEMBERS PRESENT:
Joseph Donnelly, Chair
Sharon Otteman
Tom Fitzgerald
William Beattie
Keith Youngquist
Jacqueline Hinaber
Jeanne Kueter
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Brian Simmons, Deputy Director of Community Development
Consuelo Andrade, Senior Planner
INTERESTED PARTIES
: Jeff W. Borre - H. Borre & Sons, Inc., John Born-Multi-Pack
Solutions
Chairman Donnelly called the meeting to order at 7:34 p.m. Commissioner Hinaber made a motion,
seconded by Commissioner Youngquist to approve the minutes of the August 22, 2013 Planning and
Zoning Commission Meeting; the minutes were approved 7-0. After hearing three (3) cases Chairman
Donnelly introduced Case PZ-18-13, 1800-1804 W. Central Road and stated the case was Village Board
final.
Ms. Andrade stated the Petitioner is seeking a variation to allow an 84.62% overall lot coverage for the
property located at 1800-1804 West Central Road. She explained the Subject Property is located on the
north side of Central Road, east of Arthur Avenue, and contains an industrial building with related
improvements.
Ms. Andrade explained the building is occupied by Bosch Tool, Rauland Borg and Multi-Pack Solutions.
She also stated that the Subject Property is zoned I1 Limited Industrial and borders the Conservation
Recreation to the east, the Il Limited industrial District to the east and north, and residential and
commercial uses to the west and south in Arlington Heights.
Joseph Donnelly, Chair PZ-18-13
Planning and Zoning Commission September 26, 2013 Meeting Page 1 of 5
Ms. Andrade stated the plat of survey of the Subject Property indicated the property does not comply with
all of the zoning requirements. The principal structure meets the required setbacks, but the overall lot
coverage exceeds the maximum permitted. Ms. Andrade explained the overall lot coverage is 84.51%
when the maximum permitted is 75% of the lot area. She stated that Staff researched the zoning history
for the property and found no previous variation approvals for lot coverage.
Ms. Andrade stated the petitioner is a general contractor for Multi-Pack Solutions, who would like to add
a concrete slab for trucks to unload product into the building. Per the site plan the concrete slab would be
adjacent to the north building elevation and would increase the overall lot coverage to 84.62%, which
requires Variation approval.
Ms. Andrade showed the table below which compares the Petitioner’s proposal to the I1 Limited
Industrial District’s bulk requirements.
I1 Limited Industrial District
Existing Proposed
Requirements
Setbacks:
Front (south) Min. 30’ 287.13’ No Change
Exterior Side (west)
Min. 30’ 54.69’ No Change
Interior Side (east)
Min. 15’ 380’ No Change
Rear (north)
Min. 20’ 47.80’ No Change
75% Max. 84.51%
84.62%
Lot Coverage
(1,071,458.25sq.ft.) (1,207,295 sq.ft.)
(1,208,959 sq.ft.)
Ms. Andrade stated that the standards for a Variation are listed in Section 14.203.C.9 of the Village
Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation.
She summarized a list these findings:
A hardship due to the physical surroundings, shape, or topographical conditions of a
specific property not generally applicable to other properties in the same zoning district
and not created by any person presently having an interest in the property;
Lack of desire to increase financial gain; and
Protection of the public welfare, other property, and neighborhood character.
Ms. Andrade stated, per the petitioner, the proposed concrete pad would allow Multi-Pack to unload
product directly outside of the building, which would free up the loading dock areas and interior floor
space. She explained that Multi-Pack currently uses their loading dock areas to unload the product which
uses up the floor space and requires two men to unload the material. Multi-Pack is a twenty four hour,
five days a week, operation. The proposed concrete pad for trucks would allow one man to unload
without using any of the existing loading dock areas.
Ms. Andrade stated that Staff understands the proposed concrete pad would improve Multi-Pack’s
operation; it does not constitute a physical hardship unique to this property. The tenant occupies the
northernmost unit in the building and currently consists of approximately ten (10) loading docks.
Ms. Andrade further stated that Staff recommends the Petitioner explores alternative options that would
not result in additional lot coverage.
Joseph Donnelly, Chair PZ-18-13
Planning and Zoning Commission September 26, 2013 Meeting Page 2 of 5
Ms. Andrade stated that the request does not meet the standards for a Variation based on the Staff’s
analysis; Staff recommends that the Planning and Zoning Commission deny the following motion:
"To approve a Variation to increase the permitted overall lot coverage from 75% to 84.62%, as shown in
the attached site plan dated August 12, 2013 for the property located at 1800-1804 W. Central Road.”
Ms. Andrade stated Village Board’s decision is final for this case.
Chairman Donnelly asked Staff why the variation would be an increase from 75% to 84.62% and from the
current existing lot coverage of 84.51%.
Ms. Andrade stated that the variation request would be to increase the lot coverage from the permitted
requirement which is 75% to the 84.62%.
Mr. Simmons clarified that the current lot coverage of 84.51% is legal nonconforming which was built
before the lot coverage requirement was in place.
Chairman Donnelly asked if the Staff had any concerns regarding water retention on the property.
Mr. Simmons stated that the lot coverage regulations were adopted in the code when the Village suffered
from the floods in the 1980’s. Lot coverage was meant to restrict the amount of hard surfaces that would
be developed in town in order to calculate how much storm water detention would be needed.
Chairman Donnelly asked if there are any flooding issues in the area currently.
Mr. Simmons stated there are some flooding problems further south from the Subject Property and that
the Village is working to improve the storm sewer lines that go through the area so they can be capable of
handling larger storms.
Commissioner Youngquist asked if the Subject Property was over parked.
Mr. Simmons stated that there is a surplus of parking spaces on site.
Chairman Donnelly called the Petitioner to the stand. He swore in Jeff Borre, 617 Cortland Drive, Lake
Zurich Illinois and John Born, general manager for Multi-Pack Solutions 3943 Blue Jay Lane, Naperville
Illinois.
Mr. Borre explained that Multi-Pack currently backs up a semi into the loading dock and physically
pumps the soap solution into totes and then transport the totes to the other end of the warehouse where
they use the product.
Mr. Born stated that Multi-Pack is a packaging company that primarily packages liquid detergent. They
moved into the facility two years ago and doubled their business since then. Mr. Born explained that the
company has been looking for projects that will allow them to free up more of the dock areas so they can
increase the amount of inbound and outbound product.
Mr. Born stated the purpose of the concrete pad is to unload the tanker trucks that are carrying the
product, which will free up two of the loading docks in order to increase outbound shipments.
Joseph Donnelly, Chair PZ-18-13
Planning and Zoning Commission September 26, 2013 Meeting Page 3 of 5
Chairman Donnelly asked if Multi-Pack would be willing to eliminate a few parking spots to make up for
the concrete pad.
Mr. Borre stated that Multi-Pack rents the space from the property owner and would have to get their
approval in order to eliminate parking spots. He also explained there are three parking lots assigned to the
building and that Multi-Pack uses lot number three where there is a significant amount of green space
behind the lot.
Mr. Simmons stated the property is currently legal nonconforming in regards to lot coverage and that
Village code permits removing and replacing hard surfaces in kind; therefore, they can replace the
parking lot and reconstruct with the same material and not need a variation. However, if they add a new
surface and take out a surface the one to one ratio (1:1) technically doesn’t comply with code to keep the
existing lot coverage. He further explained if the Petitioner removes parking spaces in order to put the
concrete pad in they would still require the variation for the additional hard surface.
Chairman Donnelly verified that the Commission would only have to approve the variation to 84.51%,
which is the existing condition.
Mr. Simmons stated the board could limit the size of the variation to remove additional hard surface and
limit the total to 85%.
Mr. Borre asked if they eliminate sixteen-hundred (1600) square feet of paving they will not have to apply
for the variance.
Chairman Donnelly explained that the variance will still be needed; however, it will be only to 84.51%
which is the existing condition. He explained the variation will be needed eventually if additional work
needs to be done on the property.
Chairman Donnelly stated it’s an easier variation to approve because it’s an existing condition which will
not have an impact on current flooding issues.
Mr. Simmons stated the Commission could make the recommendation this evening which will give the
Petitioner time to obtain a written approval from the owner to replace some of the parking spaces with the
concrete pad before the next Village Board meeting.
Chairman Donnelly asked if the board had any further questions for the Petitioner.
Commissioner Kueter asked if the addition of the concrete pad will change the direction of trucks coming
in to the facility.
Mr. Borre stated the current truck route will stay the same.
Commissioner Beattie stated the elimination of sixteen-hundred (1600) square feet of parking spaces will
not prevent flooding. He stated there hasn’t been a history of flooding in the area and asked if it is
necessary for the Petitioner to have to the take these extra steps.
Commissioners Otteman and Fitzgerald agreed with Commissioner Beattie and stated the elimination of
sixteen-hundred (1600) square feet of concrete will not make a significant amount of difference.
Joseph Donnelly, Chair PZ-18-13
Planning and Zoning Commission September 26, 2013 Meeting Page 4 of 5
There was general discussion between the Commissioners regarding the small increase of the original
plan requested. General consensuses was made that they would vote on the original variation request and
disregard the earlier discussion of eliminating parking spaces for the addition of the concrete pad.
Chairman Donnelly asked if there were any further comments for the case. Hearing none he brought the
discussion back the board. Commissioner Beattie made a motion seconded by Commissioner Fitzgerald
"To approve a Variation to increase the permitted overall lot coverage from 75% to 84.62%, as shown in
the attached site plan dated August 12, 2013 for the property located at 1800-1804 W. Central Road.”
UPON ROLL CALL: AYES: Otteman, Fitzgerald, Beattie, Youngquist, Hinaber, Kueter, Donnelly
NAYS: None
The motion was approved 7-0 with a positive recommendation to Village Board.
After hearing one (1) additional case Commissioner Beattie made a motion seconded by Commissioner
Otteman and the meeting was adjourned at 9:01 p.m.
_____________________________
Jenna Moder, Administrative Assistant
Community Development Department
Joseph Donnelly, Chair PZ-18-13
Planning and Zoning Commission September 26, 2013 Meeting Page 5 of 5