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PROJECT REVIEW GROUP REPORT

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PROJECT REVIEW GROUP REPORT Powered By Docstoc
					                                  PROJECT REVIEW GROUP REPORT

TO:      ZONING BOARD OF APPEALS                  PREPARED BY:             Tom Farace, AICP
                                                                           Senior Planner
HEARING DATE:            December 9, 2009
DATE PREPARED:           December 2, 2009         CASE NUMBER:             Z0908-07

TITLE:        Electrowire / 933 E. Remington Road / Site Plan Amendment – Building and Parking Expansion,
              Floor Area Ratio Variation, Plat of Consolidation

BACKGROUND INFORMATION

Petitioner:                              Mr. Richard Guerard

Address of Petitioner:                   Wyndham Development
                                         605 Lindsay Circle
                                         North Aurora, IL 60542

Status of Petitioner:                    Attorney

Owner of Parcel:                         Hamano Properties, LLC

Address of Owner:                        933 E. Remington Road
                                         Schaumburg, IL 60193

Existing Zoning:                         M-1 Manufacturing District

Existing Land Use:                       Industrial and Office

Requested Actions:

     Site Plan Amendment – Building and Parking Expansion [Title 15, Chapter 154, Section 154.46 of the
      Zoning Ordinance]
     Variation to Increase Floor Area Ratio from 45% to 55.5% [Title 15, Chapter 154, Section 154.188 (D)(4)
      of the Zoning Ordinance]
     Plat of Consolidation

ANALYSIS

Summary:
The petitioner requests approval of a site plan amendment for a building and parking lot expansion for
Electrowire, located at 933 E. Remington Road. A 35,165 square foot, one-story warehouse addition is
proposed on the west side of the existing office/warehouse building, increasing the building size from 111,580
square feet to 146,745 square feet The addition will be constructed of precast concrete which matches
materials of the existing building, and landscaping is proposed around the foundation of the addition and
around the proposed detention area west of the addition. Additionally, a 26-space parking lot expansion is
proposed in front of the building addition to provide additional parking for the western half of the building.
Furthermore, the petitioner proposes to consolidate the two lots that the existing building is located on into one
lot. The plat of consolidation illustrates all necessary easements and signature blocks.
TO: ZONING BOARD OF APPEALS
HEARING DATE: December 9, 2009
DATE PREPARED: December 2, 2009
CASE NUMBER: Z0908-07
TITLE:      Electrowire / 933 E. Remington Road / Site Plan Amendment – Building and Parking Expansion, Floor Area
            Ratio Variation, Plat of Consolidation
Page 2 of 4

Variations:
The petitioner requests approval of a variation to increase the floor area ratio (FAR) from 45% to 55%. FAR
is a tool used to control mass and bulk of buildings. In the M-1 District, the allowable FAR is 45%, but staff
can support the FAR variation up to 55% for a few reasons. As previously stated, the petitioner proposes to
consolidate two existing lots into one lot. The existing building is currently situated on both lots, and there
were initial discussions with the petitioner to construct a separate building (rather than a building addition) and
re-subdivide the lots to allow one building on each lot. With this scenario, FAR would not have been
exceeded on either lot. However, it will be more functional to add onto the existing building than to have
employees going back and forth between two separate buildings.

Additionally, there are a variety of building types and sizes within the northern industrial park area, including
a building of over 120,000 square feet across the street of the subject property at the northwest corner of
Remington Road and State Parkway. Staff does not believe that the increase in FAR with the proposed
building addition will have a negative impact on surrounding properties or alter the character of the industrial
park, and will provide for a more efficient use of land and building space for Electrowire. Therefore, staff can
support the FAR variation request.

Zoning History:
According to the Village records, the original building of about 55,000 square feet was constructed in 1977. In
1985, the Village Board approved a 55,000 square foot addition (Case SP8411-01).

Surrounding Zoning and Land Uses:
North: M-1 Manufacturing District (Office/Warehouse Building)
South: B-2 General Business District (Carson Pirie Scott Furniture Store, Best Buy)
East: M-1 Manufacturing District (Office/Warehouse Building)
West: M-1 Manufacturing District (Office/Warehouse Building)

Compatibility with Surrounding Land Uses:
The proposed building addition is compatible with the surrounding industrial, office, and commercial uses.

Comprehensive Plan Designation:
The subject property is designated for industrial and industrial/office uses according to the Village
Comprehensive Plan. The continued use of the property for industrial uses is appropriate for this designation.

Developer Contributions:
A Police and Fire Fund contribution of $0.10 per square foot of development for the building addition, or a
total of $3,516.50 ( 35,165 square feet x $0.10/sq. ft.), shall be paid prior to the issuance of a building permit.

Parking:
With the proposed building addition, the subject property will be required to provide 83 on-site parking spaces
and currently provides 60 spaces. The petitioner proposes to construct 26 additional parking spaces to the
north of the addition, for a total of 86 spaces (three space surplus).
TO: ZONING BOARD OF APPEALS
HEARING DATE: December 9, 2009
DATE PREPARED: December 2, 2009
CASE NUMBER: Z0908-07
TITLE:      Electrowire / 933 E. Remington Road / Site Plan Amendment – Building and Parking Expansion, Floor Area
            Ratio Variation, Plat of Consolidation
Page 3 of 4

Landscaping:
Staff has reviewed the most recent set of landscape drawings dated November 13, 2009 and has not additional
landscaping comments.

Engineering:

1. A land development permit and fee shall be required for all site work. The fee for such permit shall be
   based on the Village Fee Schedule. A project security must be submitted prior to issuance of the land
   development permit. The Letter of Credit or Subdivision Bond must be written for a period of two years
   in the amount of 100% of the approved engineer's construction cost estimate, which includes landscaping
   and site lighting.
2. The property owner shall be responsible for maintaining the stormwater management facilities. A letter
   agreeing to such maintenance must be submitted to the Community Development Department for review
   and approval prior to issuance of the land development permit.

RECOMMENDATION
Staff has reviewed the petitioner’s request and is supportive of the project. Therefore, staff recommends
approval of a site plan amendment, FAR variation, and plat of consolidation for Electrowire, Case No. Z0908-
07, subject to the following conditions:

1. The terms and conditions of Case No. SP8411-01, the governing ordinance for the property, not
   specifically revised herein shall be hereby reaffirmed by reference.
2. A Police and Fire Fund contribution of $0.10 per square foot of development for the building addition, or a
   total of $3,516.50 ( 35,165 square feet x $0.10/sq. ft.), shall be paid prior to the issuance of a building
   permit.
3. A land development permit and fee shall be required for all site work. The fee for such permit shall be
   based on the Village Fee Schedule. A project security must be submitted prior to issuance of the land
   development permit. The Letter of Credit or Subdivision Bond must be written for a period of 2 years in
   the amount of 100 percent of the approved engineer's construction cost estimate, which includes
   landscaping and site lighting.
4. The property owner shall be responsible for maintaining the stormwater management facilities. A letter
   agreeing to such maintenance must be submitted to the Community Development Department for review
   and approval prior to issuance of the land development permit.
5. A building permit, in accordance with the current regulations and requirements of the Village of
   Schaumburg, must be issued within one (1) year from the date of the Site Plan Approval by the Village
   Board which authorized the development proposal. The Site Plan Approval, without need for further
   action by any Village board, commission, or official, shall become null and void if no building permit is
   issued within the one (1) year requirement. The Village Board may, by motion and majority vote, extend
   the Site Plan Approval granted herein for periods of up to one (1) year upon the written request of the
   owner of the subject property or his authorized agent.
6. Prior to the issuance of a certificate of occupancy, the plat of consolidation shall be approved by the
   Village Board and placed on file with the Office of the Recorder of Deeds of Cook County, Illinois.
TO: ZONING BOARD OF APPEALS
HEARING DATE: December 9, 2009
DATE PREPARED: December 2, 2009
CASE NUMBER: Z0908-07
TITLE:      Electrowire / 933 E. Remington Road / Site Plan Amendment – Building and Parking Expansion, Floor Area
            Ratio Variation, Plat of Consolidation
Page 4 of 4

7. The following plans/exhibits, as amended in accordance with the above conditions, shall be adopted as
   part of the governing ordinance:
   a. Cover Sheet, Overall Site Plan, Existing Conditions/Demolition Plan, Grading and Paving Plan, Utility
       Plan, Stormwater Pollution Prevention Plan and Specifications, Construction Details, MWRD
       Exhibits, and Photometric Plan, Sheets 1 of 13 through 13 of 13, prepared by Mackie Consultants
       LLC, dated November 13, 2009, received by the Community Development Department November 17,
       2009.
   b. Floor Plan and Building Elevations, Sheet D-1, prepared by Eggersdorfer Architects & Associates
       Inc., dated July 15, 2009, received by the Community Development Department November 17, 2009.
   c. Existing Landscape/Tree Preservation Plan and Landscape Plan, Sheets L1 and L2, prepared by
       Christopher B. Burke Engineering Ltd, dated November 13, 2009, received by the Community
       Development Department November 17, 2009.
   d. Plat of Consolidation, Sheet 1 of 1, prepared by Mackie Consultants LLC, dated December 1, 2009,
       received by the Community Development Department December 3, 2009.




J. Christopher Huff, AICP
Director of Community Development


pc:     Petitioner

				
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