Architectural Control Board


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  5.c.       
Meeting Date: 07/27/2021  
Topic:    Tailored Label Products Industrial Use
From: Gabriel Gilbertson
Department: Community Development  
Date of Committee
Action (if required):
07/27/2021

Information
Subject:
Consideration of a recommendation to the Village Board of Trustees for a PID Planned Infill Development Overlay Zoning District on the request of BENCE BUILD, LLC for a new industrial building for TAILORED LABEL PRODUCTS, INC. located on the parcel at the southeast corner of Good Hope Road and Flint Drive in the I-3 Office and Light Industrial Zoning District.
Background Information:
The subject lands were initially subdivided for single family development.  The majority of the parcels were acquired by Fussville Development LLC in the 1990's with plans to develop a mixed use development around the corporate headquarters of Strong Funds.  The lands were initially classified for Commercial Development in the 2008 Comprehensive Plan, and currently are classified for Office Development, while located in the I-3 Executive Office/Light Industrial Zoning District.

According to the application, the proposed 82,200 square foot industrial building would be home to Tailored Label Products, Inc. new headquarters and manufacturing facility. The site plan shows that there would be space for an approximate 39,400 square foot addition to the south. The application states there would be 117 full time jobs and 13 part time jobs with 99 employees on the largest shift. There would 24-hour operations, however, the main hours of operation for the facility would be between 8:00 am and 5:00 pm.

A Certified Survey Map was reviewed and approved by the Plan Commission at their January 5, 2021 meeting to combine 15.83 acres of vacant single family lots into two lots - a 6.59 acre lot and a 9.24 acre lot. The submitted plans are proposing a new industrial building on the 6.59 acre lot.

The applicant provided the following justification for the Planned Infill Development Request:
 
The above items Tailored Label Products Inc. is requesting for exemptions directly reflect their efforts to provide a safe, prosperous and community enhancing building.

In order to move their corporate headquarters to this site, TLP will need 82,210 SF of office and production space. Because of their growth and plans to continue growing and creating employment opportunity they will also require a future building expansion of 39,445 SF. The exemptions listed above need to be taken on this site in order for TLP to continue their partnership and growth within the Village.

The setback and buffer exemptions are concentrated on the west property line, the side-setback, to ensure all front setbacks and buffers along Good Hope Rd are satisfied. The added landscape buffer along the west property line will be enhanced with a mix of tall evergreen trees and large deciduous shrubs. The tall evergreen trees and large deciduous shrubs will be in addition to the required at-grade landscape coverage and provide the necessary screening of the parking lot from the residential properties. The proposed site lighting will provide safe, functional lighting without imposing onto neighboring properties because of the provided back-light cutoffs as well as the additional landscape screening.

These exemptions are necessary for Tailored Label Products Inc. to develop their new headquarters on this site and the provisions made are adequate to not impose onto neighboring properties.
Application Specifics:
The PID Planned Infill Development Overlay Zoning District allows flexible development standards in five areas. These areas consist of:
  1. Land Use Requirements allowing combined multi-family and commercial buildings. 
  2. Density and Intensity Requirements allowing an increase in density. 
  3. Bulk Requirements allowing modifications to the building setback and offsets. 
  4. Landscape Requirements allowing for possible deviations from landscape screening requirements. 
  5. Parking and Loading Requirements allowing a reduction in the quantity of parking stalls. 
  6. The developer has requested the following exemptions from the RM-1 Multifamily Family District.
The applicant requests this specific Planned Infill Development address the following:

Building Setback: Section 122-598 of the municipal code states when a side and/or rear lot line of a of a parcel or use in an industrial district abuts a residential district, the yard requirements in the industrial district shall be increased to 100' from the residential district and the first 50' adjacent to the district boundary shall be maintained as landscaped greenspace and contain and planting screen 15' in depth. The submitted application states the building is located 79.2' from the western property line and the parking lot will be located 10.3' from the western property line. And rather than the 15' landscape buffer, the 10.3' parking lot setback will be used for landscaping. As a result, an exemption of 20.8' has been requested from the 100' required building setback, an exemption of 39.7' has been requested from the 50' required pavement setback, and an exemption of 4.7' has been requested from the 15' required landscape buffer.

Lighting: Per the municipal code, the permitted height of pole mounted light fixtures is based on its distance from the property line and calculated by H=(D/3)+3 where H is the height of the pole and D is the distance of the pole from the property line. The submitted application includes several pole-mounted light fixtures that exceed the height allowed based on their distance to the property line. The following exemptions are being requested and the pole labels are referenced in the attached lighting plan:
  • An exemption of 14' has been requested for a 22' pole-mounted light fixture rather than the 8' mounting height required for light fixture W1.
  • An exemption of 14' has been requested for a 22' pole-mounted light fixture rather than the 8' mounting height required for light fixture W2.
  • An exemption of 8' has been requested for a 22' pole-mounted light fixture rather than the 14' mounting height required for light fixture W3.
  • An exemption of 10.5' has been requested for a 22' pole-mounted light fixture rather than the 11.5' mounting height required for light fixture W4.
  • An exemption of 13.7' has been requested for a 22' pole-mounted light fixture rather than the 8.3' mounting height required for light fixture W5.
  • An exemption of 8.6' has been requested for a 22' pole-mounted light fixture rather than the 13.4' mounting height required for light fixture S1.
  • An exemption of 11.9' has been requested for a 22' pole-mounted light fixture rather than the 10.1' mounting height required for light fixture S2.
  • An exemption of 17.6' has been requested for a 25' pole-mounted light fixture rather than the 7.4' mounting height required for light fixture E1.
  • An exemption of 17.7' has been requested for a 25' pole-mounted light fixture rather than the 7.3' mounting height required for light fixture E2.
Additional Information:
The project was reviewed by the Engineering, Development, Utilities, Police, and Fire Departments.

The Planning Department noted the following:
  • According to the Zoning Code, buildings in the Industrial Zoning Districts that abut residential uses require a 50 foot pavement setback and a 100 foot building setback. The property abuts residential uses at the northwest corner of the development. An updated site plan is needed that includes these setbacks and a pavement and building plan that meets the required setbacks.
  • Six bicycle stalls are required.
  • Elevations for the dumpster enclosure are needed for review.
Requested Action by Commission/Committee/Board:
Staff recommends the Architectural Control Board make the following two findings:
  • The site plan is architecturally functional.
  • The exterior design proposed is not unsightly or obnoxious and is not disharmonious or so similar to existing neighboring developments that substantial depreciation of neighboring property or development will be caused by the applicant’s proposal.
And recommend the Village Board of Trustees for a PID Planned Infill Development Overlay Zoning District on the request of BENCE BUILD, LLC for a new industrial building for TAILORED LABEL PRODUCTS, INC. located on the parcel at the southeast corner of Good Hope Road and Flint Drive in the I-3 Office and Light Industrial Zoning District.
  1. Submitting a site plan showing the location of the required bike racks to Staff for review.

Attachments
Maps
Site Plan Packet


    

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