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O-85-99 11/22/1999ORDINANCE NO.O-gOS} / % AN ORDINANCE APPROVING A SPECIAL USE ( Dillon Building, 15850 New Avenue, Lemont, Illinois) ADOPTED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT This dcnc' day of .2-)49-tki47iIW?J 1999. Published in pamphlet form by authority of the President and Board of Trustees of the Village of Lemont, Cook, DuPage, and Will Counties, Illinois this a day of `11,64/4.41, lJ 1999. ORDINANCE NO.0 -e5- -99 AN ORDINANCE APPROVING A SPECIAL USE ( Dillon Building, 15850 New Avenue, Lemont, Illinois) WHEREAS, Dave Bowman of AJR Co., hereinafter referred to as "the Petitioner," is the owner of the Dillon Building, hereinafter referred to as "the subject property," located at 15850 New Avenue, Lemont, Illinois, and legally described in Exhibit "A." WHEREAS, the Petitioners made application under the provisions of Lemont Zoning Ordinance 0- 26 -99, for a request for a Special Use to permit the construction of a contractors office in the B -3 District, pursuant to Section VIII.E.2.t. of the Lemont Zoning Ordinance; and WHEREAS, a notice of the aforesaid Public Hearing was made in the manner provided by law and was published in the Lemont Metropolitan, a newspaper of general circulation within the Village; and WHEREAS, the Planning & Zoning Commission of the Village of Lemont, Illinois (the "Village ") did heretofore commence and conduct a Public Hearing on October 5, 1999 and October 19, 1999 for approval of a Special Use; and WHEREAS, the President and Board of Trustees of the Village of Lemont, after a public hearing as required by law, approved a Special Use Permit; and WHEREAS, the President and Board of Trustees of the Village have determined that the best interests of the Village will be served by approving the Special Use Permit described herein. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT, COUNTIES OF COOK, DUPAGE, AND WILL, ILLINOIS: SECTION 1: Special Use. The subject property described above is hereby permitted the construction of a contractors office in the B -3 District, pursuant to Section VIII.E.2.t. of the Lemont Zoning Ordinance. SECTION 2: Conditions. The Special Use is subject to the following conditions: 1. That the development be built substantially in compliance with the site plan and landscape plan, submitted as "exhibit 2 ", and building elevations and floor plan, submitted as exhibit "3" except as such plans may be changed to conform to Village Ordinances. 2. That the landscape plan be revised to show additional (at least 3) shade trees along the northwest property line, and additional trees and other plantings along the south property line - to better buffer the adjoining uses to the south and west from the 23 -foot warehouse building. 3. That the above ground power lines along the south side of the property be placed underground concurrent with the construction of the accessory building. 4. That the existing Coldwell Banker sign on the property be removed prior to the issuance of a building permit for the accessory structure; and 5. That hazardous materials, specifically asbestos or lead paint, shall not be allowed to be stored or transported to the subject property. PASSED AND APPROVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT, COUNTIES OF COOK, DUPAGE AND WILL, ILLINOIS, ON THIS DAY OF cl'A-..e/vv,hiAJ 1999. John Benik Debby Blatzer Keith Latz Connie Markiewicz Rick Rimbo Mary Studebaker AYES NAYS PASSED ABSENT Approved by me this 1a ay of MJ J 1999. Village Clerk KWASNESKI, Villa President G Village Clerk APPROVED AS TO FORM JOHN ANTONOPOULOS, Village Attorney Prepared by: Planning Department Village of Lemont 418 Main Street Lemont, Il 60439 EXHIBIT A THAT PART OF LOT 7 IN COUNTY CLERK'S DIVISION OF UNSUBDIVIDED LANDS IN SECTION 20, TOWNSHIP 37 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTHERLY LINE OF NEW AVENUE 444 FEET DISTANCE (AS MEASURED ALONG SAID SOUTHERLY LINK OF NEW AVENUE) FROM THE EAST LINE OF SAID LOT 7, THENCE WESTERLY ALONG SAID SOUTHERLY LINE OF NEW AVENUE, 235 FEET, THENCE SOUTHERLY AT RIGHT ANGLES TO THE SOUTHERLY LINE OF NEW AVENUE, 150 FEET THENCE EASTERLY ON A LINE PARALLEL TO AND 150 FEET DISTANCE (AS MEASURED AT RIGHT ANGLES FROM THE SOUTHERLY LINE OF NEW AVENUE, 235 FEET, THENCE NORTHERLY 150 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. SITE STATISTICS EX STI N9 ZONINO_B -3 FAR._1.0 PROPERTY AREA_35,250 SO. FT. (0.809 ACRES) BUILDING AREA: EXISTING OFFICE1.500 SO. FT PROPOSED BUILDING 4 598 SO. FT, 12,098 SO. FT. TOTAL 25 PARKING SPACES PROVIDED (INCLUDES 2 HCP) LANDSCAPE ARCHITECT WM. E. ROSE A ABBOCIATEB, INC. 188 E. VALLETTE ST.. SUITE ,309 • WT, awes eO* feel eeaa Mt 101+1011 7 LEGEND EXISTING SHADE TREE EXISTING CONIFER ..,EXISTNG TREE TO BE REMOVED 4- ROPOSED SHADE TREE (MIN. 2 -1121 PROPOSED CONIFER (MIN. 8') PROPOSED ORNAMENTAL (MIN. B) PROPOSED DECIDUOUS SHRUB (MIN. 01 PROPOSED EVERGREEN SHRUB (MIN. 2') 1'it PROPOSED GROUNOCOVER (2 -12' POT) EUR PROPOSED DECOMPOSED GRANITE (Y DEPTH) Av=_1YU6 PRELIMINARY SITE AND LANDSCAPE PLAN AJR COMPANIES, INC. 15850 NEW AVENUE LEMONT, ILLINOIS n' PM 22 is ; Philip West. Donald Bergstrom & Associates, Inc (41 ASR 12 GOA/I PAW ES 15E1,50 NEW AVENUE MOKCF 1L-L1 KI015 P14,11.4f2SCLI WE 0iJ C4 fr. c EXHIBIT 3 AJ R Companies 99.27 Vill (1) e of Lemont COMMUNITY DEVELOPMENT 418 Main Street • Lemont, IL 60439 (630) 257-1595 Village of Faith Mayor Richard A. Kwasneski and Board of Trustees Mayor Village of Lemont Richard A. Kwasneski 418 Main Street Lemont, IL 60439 Village Clerk Charlene M. Smollen Trustees John Benik Debby Blatzer Keith Latz Connie Markiewicz Rick Rimbo Mary Studebaker Administrator Steven A. Jones Community Development Scott Buening Fax 630/243 -0958 Email: vlemont @aol.com RE: Case Number 99.27, AJR Companies - Special Use and Variation requests Dear Mayor Kwasneski and Village Trustees: The Planning and Zoning Commission originally conducted a public hearing on the above noted case at the October 5, 1999 meeting. The petition was then continued to the October 19 meeting to allow for further consideration by the Commission. AJR Companies, the petitioner and contract purchaser of the subject property located at 15850 New Avenue are requesting: 1) A Special Use to allow Contractor's Offices in the B -3 District 2) A Variation to allow 25 parking spaces, instead of the minimum required 29 spaces 3) A Variation to allow an accessory structure of 4,596 square feet, which exceeds the maximum allowable area of 660 square feet 4) A Variation to allow an accessory structure of 23 -feet in height, which exceeds the maximum allowable height of 15 -feet. The Commission heard testimony from the Village Planner, the petitioner and a member of the audience. The audience member raised several questions /concerns, relative to: whether the zoning approval would affect the zoning on his mother's lot. • whether the Fire Protection District had reviewed the proposal. www.lemont.il.us • The Commissioner's generally felt that the requested special use and variations for the property were appropriate, and discussed the beneficial nature of the improvements that would be done on the property relative to the landscaping and cosmetic enhancements to the building. Following careful review of the petition, the Planning and Zoning Commission's vote to recommend approval of the Special Use and Variations passed by a vote of 6 -0 with 5 conditions. Sincerely, Scott Studebaker, Acting Chairperson Planning and Zoning Commission A motion was made by Mr. Studebaker and seconded by Ms. Murphy to approve case number 99.21 Request for Annexation and Rezoning from R -1 Residential District to Lemont R -3 Residential District located at 15200 129th Street. Motion carried 7 -0 by voice vote. B. A motion was made by Ms. Murphy and seconded by Mr. Bruce to open the Public Hearing case number 99.27 Request for Variations and Special Use to permit contractors offices in the B -3 district and the construction of an accessory building, known as the Dillion Building, located at 15850 New Avenue. Mr. Fitz said that the AJR Co. is looking to relocate their existing insulation business. AJR plans to utilize 5,000 square feet of the existing 7,000 square foot building and construct an accessory building of 5,000 square feet. Variances are required to allow an accessory structure to exceed 660 square feet and 15 feet in height. Due to an oversight, the 15 foot height variance cannot be voted on until the October 19, 1999 meeting. A variance is also being requested for a reduction in the parking requirements to allow 25 spaces instead of the required 29 spaces, as 4 spaces currently exist in the right -of -way. Mr. Fitz said that landscaping will be done on the mostly paved site and cosmetic improvements will be made to the building. Dave Bowman, of AJR, said that they are an insulation and environmental contractor and over half of their business is for commercial projects. Mr. Bowman said that they plan to construct the accessory structure for the temporary storage of insulation, which is lightweight but bulky, and other equipment, such as scaffolding, ladders and tools. Mr. Bowman said that AJR also removes asbestos and lead paint, but will not store any of those materials at this site. Mr. Bowman said that they store materials three - tiered tall, which necessitates the request for the height variance on the storage facility, due to the bulky nature of the material. Mr. Bowman said that one vehicle, a 14 -foot long box truck, is used to deliver the equipment and materials. Mini -vans and pick -up trucks are driven by employees to and from sites. Mr. Bowman said that all storage of materials is kept inside the building. Mr. Bowman said that they do not sell to the general public or other contractors so there will be no public traffic in and out of the facility, just employees. Mr. Bowman said that there will be four to five office people and the box truck will be on the road 80% of the day, making only two to three trips to the facility per day. Deliveries from vendors are done by semi, at most twice a week. Ms. Murphy asked if materials will be loaded outside. Mr. Bowman said that trucks are loaded by backing onto a depressed ramp and loading from inside the facility, materials are not taken outdoors. Ms. Murphy asked about the hours for delivery. Mr. Bowman said generally 8 a.m. to 2 p.m. Chairman Metzger asked if there is a verbal agreement with the adjoining property owner. Mr. Bowman said that the neighbor to the east has a detached garage encroaching four feet onto their property, and he has been told by the real estate broker that the issue has been discussed verbally with the private resident. Mr. Bowman said that they don't have any objections to the staff recommendation to move or bury the above ground power lines. Ms. Murphy asked how extensive the external improvements are going to be. Mr. Bowman said that they plan to paint and there are functional issues with the roof. Mr. Bowman said that the wood color fagade will probably be left alone. Ms. Murphy asked how extensive the proposed landscaping will be. Don Bergstrom, architect for the petitioner, said that they plan to plant ash trees and sod, with shrubs and ground cover, at the north of the site where the existing four parking spaces are to be removed. Ms. Murphy asked about interior restoration. Mr. Bowman said that they do not plan any internal renovations, it works the way it is. Mr. Bergstrom said that the building is not in a flood plain, which was confirmed by the Village Engineer. Mr. Studebaker asked about trees at the open area on the west property line. Mr. Bergstrom said that the addition of trees at that location is a staff request. Mr. Studebaker asked if the petitioner is required to provide detention due to the size of the proposed storage facility. Mr. Fitz said that he does not think detention would be required. Mr. Bergstrom said that they are not increasing impervious surface. Mr. Bruce asked about signage. Mr. Bergstrom said that it is not likely they will add free standing signage, but will more likely add their name to the existing signage on the building. Michael Bracken, representing his mother who lives down the street, asked if the zoning is changing and if the additional trees will impact the visibility of the Fire Department. Chairman Metzger said that the zoning will not change. Mr. Fitz said that the Fire Department did not have any comments regarding the landscaping at the Technical Review meeting. Mr. Ptacek suggested that a warning Tight be installed at the Fire Department exit to warn New Avenue motorists when a fire truck is pulling out. Mr. Fitz said that he can consult the Fire Department about that idea. Chairman Metzger asked why variances are being requested. Mr. Bergstrom said that they could add on to the existing structure without a variance, but the accessory structure requires a variance due to its size and height. Mr. Ptacek asked if there is any storage of flammable materials. Mr. Bowman said no. Mr. Studebaker asked if a sprinkler system will be installed. Mr. Bowman said no. Mr. Stapleton said that he would like to see a written agreement from the neighbor to the east regarding the garage encroachment. Mr. Fitz said that he will check that with the Village Attorney. A motion was made by Mr. Studebaker and seconded by Mr. Bruce to dose the Public Hearing. Motion carried 7 -0 by voice vote. The petition received a favorable opinion from the Commissioners. The Commissioners agreed to move case number 99.27 Request for Variations and Special Use to permit the construction of an accessory building, known as the Dillion Building, located at 15850 New Avenue, to a Workshop meeting on October 19, 1999. Motion carried 7 -0 by roll call vote. C. A motion was made by Mr. Bruce and seconded by Mr. Ptacek to open the Public Hearing case number 99.19 Request for Annexation, Preliminary Plat Approval and Rezoning from Cook County R -3 District to Village of Lemont R- 4/PUD Single Family Residence District for a 95 lot subdivision, between McCarthy Pointe and Hirsekorn Ridge Subdivision. Motion carried 7 -0 by voice vote. Mr. Fitz said that the 52 acre in -fill site abuts the Village Corporate Limits along the east, west and south. Of the 95 lots, 70 are proposed at or above 12,500 square feet, 7 are proposed at or above 11,250 feet and 18 are proposed at or above 10,625 feet. A conditional variance to allow 10 foot side yard setbacks for sideload garages is being requested. A traffic circle on Fourth Street at Carley Court and Stirrup Lane is proposed. Mr. Fitz said that the petitioner is proposing to landscape the north end of the site formerly shown as the park site, and has eliminated five lots at the south end to extend Northview Park. TECH REVIEW - DILLON BUILDING (15850 New Avenue) Present: Ed Papesh, Tom Hess, John Fincham, Andy Fitz, Scott Buening, Dew Irvin, Dave Bowman, Don Bergstrom, Randy Wilkey, Chris Giazzon. The meeting started at 9:30 a.m. Andy Fitz gave a brief overview of the project. The company is currently located at 13589 Main Street and would like to relocate to the Dillon Building at 15850 New Avenue. Don Bergstrom gave a presentation on the project explaining that the accessory building would be 4,596 square feet and 23' in height. He feels some parking spaces can be eliminated since no employees will be working in the structure and it will be only used for loading and unloading. It has not been decided what signage to use, but the building will be constructed of concrete block with two doors, one on the west side and one on the north side of the building. Steve Jones (absent) commented on having additional landscaping on the northwest boundary of the site and wanted to know what decomposed granite is. Mr. Bergstrom explained that decomposed granite is a ground cover to keep down weed growth. Andy Fitz mentioned the facade grant and that they could apply in the next fiscal year. Scott Buening wanted to know if the utility lines would be underground. Bergstrom thought they would somehow be relocated. John Fincham wanted to know what would be stored in the accessory structure. Bergstrom replied that it would be 90% insulation and other miscellaneous items such as ladders, scaffolds, tools for removing asbestos and other environmental type equipment. Andy Fitz wanted to know what types of improvements they would do to the existing building. Dave Bowman replied that the building eaves would be painted and that the roof was an issue. Scott B. asked what the height of the existing building is. Don Bergstrom thought 14' -16'. Scott B. EXHIBIT 5 AJR Companies 99.27 asked why they are planning to build a detached accessory building instead of an addition to the existing building. Don Bergstrom thought a new masonry structure would be better because of fire safety. The structure would be unmanned, heated but not air - conditioned. Mr. Bowman mentioned that the height variance is more important to them than the variance for square footage because of the metal shelving tiers they will need for storage. Scott B. asked about an old 21 Century Real Estate sign being on the property. Dave Bowman told him he would remove it. Scott Buening asked if the property was in the flood plain. Mr. Bergstrom did not know. Mr. Buening suggested they have a topo survey done to verify it since there was flooding of the adjacent Fire Station on New Avenue. Don Bergstrom asked about the registered letters to the property owners. He was not able to get a reply from two. Andy Fitz explained that he only needed to attempt to notify them, but could deliver them in person if he wanted to. The tech review ended at 10:15 a.m. EXHIBIT 4 AJR Companies 99.27 ��,Le -ems i .,/-cc-.7; I) c;79- cc.14 see • op- •Iti *tomb a CEPTION ,A111111f. • IIIIIIiI � 111 11111 Rs 111111■ u!.1IIM = =111 subject property 1MM■ 111■ .000- • 0 lei ;"". \ \V"......orl iit;413 110%* v� = jr X1_11► 111 0 It OTil • •rsz f f f may% . * �y CRAD3 lc i aa� 11:1111 1111 =1111 ,e% Moll =is _ _ ::1!11 = 1111 -�; ��= ':ENIIS OM MI MOM IMMINIMtam- "mil IMOIMEN. MO, 11111111111111111 •• - %rte E - ni ,#Avolgt Imam • !1iii ;'11.11.1'zl IA NM C. MN MN I* •in� STAFF REPORT PLANNING AND ZONING COMMISSION Prepared by Andrew Fitz, Village Planner GENERAL CASEFILE INFORMATION Case Number 99.27 Commission Meeting Date October 5, 1999 Petitioner Owner/Developer: AJR Companies Inc. Design Professional: Donald Bergstrom & Associates Inc. Request(s) 1) A Special Use to allow Contractor's Offices in the B -3 District 2) A Variation to allow 25 parking spaces, instead of the minimum required 29 spaces 3) A Variation to allow an accessory structure of 4,596 square feet, which exceeds the maximum allowable area of 660 square feet *4) A Variation to allow an accessory structure of 23 -feet in height, which exceeds the maximum allowable height of 15- feet. Location 15850 New Avenue Parcel Number(s) 22 -20- 305 -045 Size .81 acres (35,284 square feet) Street Frontage(s) 235 feet along New Avenue Current Zoning B -3, Arterial Commercial District Contiguous Zoning & North, M -1, Manufacturing District Land Use South, B -3, Arterial Commercial District, Tortura's Grocery, VFW & Lemont Fire Protection District - District Headquarters East, B -3, Arterial Commercial District, Single Family Residence West, B -3, Arterial Commercial District Exhibits 1) Location/Zoning Map. 2) Site/Landscape Plan. 3) Elevations /Accessory Structure Floorplan. 4) Letter of opposition, New Avenue Resident. 5) Technical Review Committee minutes. * A public hearing for this variation has been scheduled for the October 19 Planning & Zoning Commission meeting. Due to a Staff oversight, it was not included as a part of the petition as a whole. The Commission may still discuss the variation within the context of the overall petition, however, a formal vote on this specific variation may not be taken until October 19. CHARACTER OF THE AREA The immediate area is characterized by a mix of residential, business and institutional uses. Directly to the south of the property is the District Headquarters for the Lemont Fire Protection District. To the southeast of the site is Tortura's Grocery & The VFW. The property across New Avenue is zoned for Light Manufacturing, and a single family residence abuts the property to the east. DEVELOPMENT PROPOSAL The petitioners are proposing to relocate their existing business from 13589 Main Street to the subject property. The AJR Company is an insulation contractor, which mainly does work for commercial and industrial clientele. They also participate in asbestos abatement and lead paint removal, but will not be transporting or storing any hazardous material on -site. There is an existing 7500 square foot office building (commonly known as the Dillon building), of which they plan to utilize 5000 square feet for their own offices. The remainder they intend to lease out. The building is currently being utilized for offices. They also plan to construct an approximate 5000 square foot warehouse -type accessory building to house their inventory - of which 90% will be insulation materials. The accessory building will be constructed primarily of split block masonry and face brick. It will be located in an area of the site that is presently used for parking and like a majority of the property - paved with asphalt. There will be two entranceways to the building, a doorway on the northwest side, and a second on the western facade. There is an encroaching detached garage on the eastern portion of the property that will be approximately 5 -6 feet from the accessory building. The petitioner's have a verbal agreement with the adjoining property owner, that will allow the encroaching structure to remain. The petitioner's may also make some cosmetic and minor functional improvements to the existing office building in the form of painting the eaves and repairing portions of the roof. Landscaping At present, the interior of the site is completely paved. There are a total of nine trees along the perimeter of the property, of which two will removed for the construction of the warehouse. The petitioner has proposed planting nine shade trees, and a mix of ornamentals and conifers - as well as numerous shrubs and other types of groundcover to "green up" the northern frontage and parking lot. Some additional landscaping may be warranted along the western and southern perimeter of the site. Parking The addition of landscaping and the placement of the warehouse will result in a decrease in the number of parking stalls for the site - thus the need for a variation. However, four of the spaces that will be lost along the northeast frontage of the property are currently located in the New Avenue right -of -way. It is at the recommendation of Staff that the petitioner is removing these spaces, as they pose a safety hazard by requiring vehicles to back up directly into New Avenue. Signage Although a potential location for a monument sign is shown along New Avenue, the petitioners have not decided whether to install wall or ground signage. HISTORY OF THE PROPERTY The present office building was constructed in the early 1960's, and did suffer some water damage from the flood of 1996. The property does not however, appear to be located in the floodplain for Long Run Creek. A Technical Review Committee meeting was held for the project on September 28 (see exhibit 5) PUBLIC RESPONSE Staff has received one letter (see exhibit 4) in opposition to the project. STAFF RECOMMENDATION The Staff's Recommendation may be based on the following elements and considerations: the Comprehensive plan, Illinois Zoning and Planning Statutes, Case Law, the Zoning Ordinance, other applicable village ordinances, input from various village departments and personnel, and professional expertise and knowledge of urban planning practices and principles. It has not incorporated public and/or expert testimony or new and better information presented during public hearings /proceedings on the petition. The Staffs Recommendation is subject to change and modification and should not be construed to be fmal and irrevocable. Staff feels that the project will be a definite improvement to the property, which is somewhat of an eyesore and in dire need of landscaping. The variation requests are supportable for several reasons. The parking variation is more less the result of a Staff Recommendation to correct an unsafe parking situation. The other two variations are necessary due to the fact that the accessory regulations in the Zoning Ordinance are meant to apply to residential structures and do not apply well to commercial and industrial buildings - which are often much larger than 660 square feet in area, and 15 feet in height. Staff recommends approval of the special use and variations with the following conditions: 1) that the development be built substantially in compliance with the site plan and landscape plan, submitted as "exhibit 2 ", and building elevations and floor plan, submitted as exhibit "3" except as such plans may be changed to conform to Village Ordinances; 2) that the landscape plan be revised to show additional (at least 3) shade trees along the northwest property line, and additional trees and other plantings along the south property line - to better buffer the adjoining uses to the south and west from the 23 -foot warehouse building; 3) that the above ground power lines along the south side of the property be placed underground concurrent with the construction of the accessory building; 4) that the existing Coldwell Banker sign on the property be removed prior to the issuance of a building permit for the accessory structure; and 5) that hazardous materials, specifically asbestos or lead paint, shall not be allowed to be stored or transported to the subject property.