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TO: Mayor Thomas J. Weisner
FROM: Zoning Board of Appeals
DATE: July 17, 2014
SUBJECT:
An Ordinance Granting a Variance Petition for a height variance to raise the roof to 90 feet for a building addition to add Dry Powder manufacturing capabilities located at 1105 Frontenac Street, Aurora, Illinois 60504 (H.B. Fuller Construction Products, Inc. - 14-00443 / NA32/2-14.101-V - ES - Ward 8)
PURPOSE:
The Petitioner, H.B. Fuller Construction Products, Inc., has submitted a Variance application for the property located at 1105 S. Frontenac Road. The details of the proposal include Variance Petition for a height variance to raise the roof to 90 feet for a building addition to add Dry Powder manufacturing capabilities located at 1105 Frontenac Street.
BACKGROUND:
The Subject Property is located on the west side of Frontenac Street and is currently utilized as H.B. Fuller Construction Products, Inc.
The property to the north is outside the City limits and is currently Edward Hines Lumber. To the south the zoning of the property is PDD - Planned Development District and the property has been developed as light industry. To the east the zoning is PDD, and there is a mix of residential and light industrial uses. West of the subject property, is railroad Right-of-Way that has not been annexed into the City of Aurora.
DISCUSSION:
HB Fuller Construction Products produces dry and pre-mix adhesives (pastes). This proposal would allow them to add dry powder capabilities to this plant, which is one of their showcase facilities. This would allow tower manufacturing with 10 truckloads of bulk being delivered on a daily basis. The tower would be fully enclosed within the building, with no outside silos. This would allow all manufacturing activities to be within the building. A sound attenuation system is proposed as part of this system.
The roof variance will help reduce dust and noise since all manufacturing activity will be within an enclosed building. The PDD zoning allows for a 75' height within this underlying M-1 zoning. The request is for an approximately 40' x 90' area where the roof will be raised to 90 feet to allow the tower addition.
IMPACT STATEMENT:
This project will have no impact on City services and will facilitate expansion of an existing business thus expanding the City's overall tax base.
RECOMMENDATIONS:
ZBA recommended approval of the variance petition for a height variance to raise the roof to 90 foot for an addition to add dry powder manufacturing capabilities at 1105 Frontenac Street.
ATTACHMENTS:
Property Research Sheet
Finding of Facts
Planning Council Report
Land Use Petition
Qualifying Statement
Proposed Plan
Landscape Plan
Elevations
Color Renderings
Roof Plan
cc:
Planning and Development Committee:
Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Variance Petition for a height variance to raise the roof to 90 feet for a building addition to add Dry Powder manufacturing capabilities located at 1105 Frontenac Street, Aurora, Illinois 60504
body
WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, H.B. Fuller Construction Products, Inc. is the owner of record of the real estate commonly known as 1105 S. Frontenac Road and legally described on Exhibit "A", attached hereto and incorporated herein by reference as if fully set forth, has made application for a variation of Ordinance No. 3100, being the Aurora Zoning Ordinance, requesting Variance Petition for a height variance to raise the roof to 90 feet for a building addition to add Dry Powder manufacturing capabilities located at 1105 Frontenac Street as provided by Section 9.2-5.3 of said Ordinance; and
WHEREAS, on July 16, 2014, the Zoning Board of Appeals of the City of Aurora held a public hearing and therein found that the requested variation met the standards prescribed by Section 9.2-5.3 of said Ordinance therein and recommended approval; and
WHEREAS, on July 24, 2014, the Planning and Development Committee of the City Council of the City of Aurora reviewed the findings and recommendation of the Zoning Board of Appeals of the City of Aurora and recommended approval;
and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That the real property commonly known as 1105 S. Frontenac Road and legally described on Exhibit "A" is hereby granted the following variation from the standards of Ordinance No. 3100, being the Aurora Zoning Ordinance:
Section 9.2-5.3. Increase in building height from 75 to 90 feet.
Section Three: That the plan(s), hereafter referred to as Exhibit "B", shall be attached hereto and incorporated herein by reference as if fully set forth.
Section Four: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Five: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Six: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Seven: That the City Clerk of the City of Aurora is hereby authorized and directed to file with DuPage County Recorder's Office a certified copy of this Ordinance, on the property legally described on Exhibit "A".
PASSED AND APPROVED on ______________.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
ATTEST:
____________________________ __________________________
City Clerk Mayor
Legistar Number: 14-00443
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Information Sheet
EXHIBIT "A"
Legal Description
For the Variance for the property located at 1105 S. Frontenac Road
Lot 1 in Fox Valley East Region II Unit 26 - Phase III
Parcel Number(s): 07-32-201-012
Commonly known as: 1105 S. Frontenac Street located in DuPage County.
EXHIBIT "B"
Plan Information Sheet
Documents for the property located at 1105 S. Frontenac Road
Case File Number: NA32/2-14.101-V
Tax Parcel Number: 07-32-201-012
Owner:
H.B. Fuller Construction Products, Inc.
1105 S. Frontenac Road
Aurora, IL 60504
Plan Prepared By:
HOH Engineers, Inc.
55 E. Jackson Blvd.
Chicago, IL 60604
Date Plan Received: May 29, 2014
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.