HomeMy WebLinkAboutZBA DOCKET #24-2, 190-212 CROSSEN, MAXIMUM FLOOR AREA1
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VILLAGE OF ELK GROVE
LEGAL NOTICE
ZBA DOCKET NUMBER 24-2
The hearing in the above -entitled cause
before Barbara Anthony, CSR, RPR, a Certified
Shorthand Reporter with the County of DuPage,
and State of Illinois, taken pursuant to the
provisions of the Zoning Ordinance of the
Village of Elk Grove Village, at 901 Wellington
Avenue, Elk Grove Village, on the 16th day of
May, 2024, at the hour of 7:00 p.m.
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PRESENT:
ZONING BOARD OF APPEALS
CHAIRMAN: Mr. Donald G. Childress
Mr. Scott Fowler
Mr. Jacob Glimco (not present)
Mr. Donato Latrofa (not present)
Mr. Richard M. Romanski
Mr. Ryan Bookler
Mr. Gary Spragg
Mr. Roberto Serrano, Jr,
Mr. Steve Rawleigh
On Behalf of Elk Grove Village
Mr. Ken Hinkle
Community Development
Building Plan Reviewer
901 Wellington Avenue
Elk Grove Village, IL
khinkle@elkgrove.org
Also Present:
Members of the Public
Mr. Konstantinos Antoniou (Gus)
Gizmoreit Inc.
Mr. Robert Flubacker - Architect
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CHAIRMAN CHILDRESS: This is public notice for
ZBA Docket 24-2.
Public notice is hereby given that in
accordance with the provisions of Chapter 8-3-C:2
of the Zoning Ordinance of the Village of Elk Grove
Village, the Zoning Board of Appeals of the
Village, will conduct a public hearing at the
hour of 7:00 p.m. on Thursday, May 16, 2024, at
the Charles J. Zettek Municipal Building, 901
Wellington Avenue, Elk Grove Village, Illinois,
to consider the petition of Konstantinos.
MR. ANTONIOU: You got it.
CHAIRMAN CHILDRESS: Antoniou; is that right?
MR. ANTONIOU: You got it again.
CHAIRMAN CHILDRESS: Thank you.
Gizmoreit?
MR. ANTONIOU: Gizmoreit.
CHAIRMAN CHILDRESS: Gizmoreit, thank you.
MR. ANTONIOU: Yes.
CHAIRMAN CHILDRESS: Seeking a variation from
the petition -- the provisions of the Elk Grove
Village Zoning Ordinance No. 3842 as it pertains to
permitted maximum floor area ratio for Industrial
Zoning Districts.
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Section 7-1: states the maximum floor
area ratio for a building in the I-1 Zoning
District is 0.8. The petitioner is requesting to
Increase the maximum floor area ratio to 1.17, an
increase of .0 or .37 to achieve the needed square
footage for an agricultural grow license.
The property is located at 190 or 212
Crossen Avenue, Elk Grove Village, Illinois and
identified by the following property identification
number. I'll skip that.
All persons interested will be -- are
invited to attend and will be given the opportunity
to be heard. This hearing will be accessible to
individuals with disabilities. Persons requiring
accommodations are requested to contact the Village
Clerk at (847) 357-4040 preferably no later than
five days before the hearing.
Whoever wants to speak, could you please
come up to the podium and make sure the microphone
has the button in the raised position to be on.
MR. FLUBACKER: The button is up.
CHAIRMAN CHILDRESS: Thank you. Yes.
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MR. FLUBACKER: I do.
CHAIRMAN CHILDRESS: Thank you.
(Mr. Flubacker duly sworn.)
CHAIRMAN CHILDRESS: Can you present your
rationale for the zoning variation tonight?
MR. FLUBACKER: Sure.
CHAIRMAN CHILDRESS: Thank you.
MR. FLUBACKER: Good evening, everyone. My
name is Bob Flubacker. I'm the architect working
for Gus.
And we would like to increase the size
of the building so we could do additional
agricultural grow at that facility. It's an
established location. He has a nursery there
currently.
We are proposing the second floor that
is slightly larger than the first floor. The
existing building is about 17,000 square feet.
We are adding roughly 1400 square feet to the first
floor and then a second floor of 22,000 square
feet. That's what gets us a total of 41,000 and
change and puts us over the FAR.
The building is designed very much like
a tall warehouse. The agriculture grow does not
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require any windows. So basically our second floor
is kind of a solid box.
When you look at the facility the way it
is designed it is like a very tall warehouse. So
it could be similar to a one-story building, just
the high warehouse height. Typical high storage
that is being done in a lot of warehouses today.
So with that, you know, rather than bore
you with a presentation, I will open it up to
questions. It's pretty straightforward.
CHAIRMAN CHILDRESS: Steve?
MR. RAWLEIGH: So when you say it is a nursery,
what is it growing now? Is it growing something
now? Is something being done in the building now?
MR. FLUBACKER: Yes. Cannabis is being grown
from seedling to I guess they call it a junior.
And then it gets, it gets changed into the grow
rooms. It would be upstairs where it would grow
from juniors to fully mature plants.
MR. RAWLEIGH: So you can't finish the process
without this, is that what you are saying?
MR. FLUBACKER: Correct. Correct.
MR. RAWLEIGH: Thank you.
CHAIRMAN CHILDRESS: Roberto?
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MR. SERRANO, JR.: I have no questions. Just
comments.
The concerns were, you know, the parking
and the highest and best use. That was addressed
within the proposal, so thank you for that.
No further questions or comments.
CHAIRMAN CHILDRESS: Gary?
MR. SPRAGG: I don't have any questions
either. Thank you.
CHAIRMAN CHILDRESS: Ryan.
MR. BOOKLER: I just want to thank the
Petitioners for wanting to keep your business in
Elk Grove Village.
And, Mr. Flubacker, your plans were
awesome.
MR. FLUBACKER: Thank you.
MR. BOOKLER: All of my questions were
answered by going through them, so I have nothing.
Thank you.
MR. FLUBACKER: Great. Thank you.
CHAIRMAN CHILDRESS: Rich.
MR. ROMANSKI: The only question I have, in
your drawings it looks like the entire building
from the front is to be completely redesigned; is
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that correct?
MR. FLUBACKER: Yeah. We are tearing down the
front wall of the building and reconstructing that
with precast panels that go from foundation up to
roof.
MR. ROMANSKI: So the four garage doors on the
front side of the building will be gone.
MR. FLUBACKER: Yes.
It's a little hard to tell on the
renderings and stuff, but at the ends of the
building on the first floor, we have a mesh that we
are attaching to the front of the building that we
want grow. You know, plants to grow on and become
kind of a green spot on those two ends.
MR. ROMANSKI: Thank you. That is all of my
questions.
MR. FLUBACKER: Thank you.
CHAIRMAN CHILDRESS: Scott.
MR. FOWLER: I don't have any questions.
Everything was answered. Thank you.
CHAIRMAN CHILDRESS: I guess I have a question
for engineering.
Ken, is there any -- I guess additional
or Mr. Flubacker --
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MR. FLUBACKER: Yes.
CHAIRMAN CHILDRESS: -- if I am pronouncing
that right.
MR. FLUBACKER: Uh-huh.
CHAIRMAN CHILDRESS: Is there any additional
requirements for detention or for the property when
you increase the --
MR. HINKLE: So this --
CHAIRMAN CHILDRESS: -- occupiable space?
MR. HINKLE: -- this hearing right now is just
for the floor area. The detention, the facade, and
all of that kind of stuff is under a separate thing
with the Village Manager.
CHAIRMAN CHILDRESS: Okay. Thank you.
MR. FLUBACKER: I could give you an answer to
that though.
CHAIRMAN CHILDRESS: Okay.
MR. FLUBACKER: Currently the property has a
certain amount of impervious surface. By
eliminating those garage doors in the front, we are
eliminating all of those driveways that serve those
garage doors.
CHAIRMAN CHILDRESS: Okay.
MR. FLUBACKER: So in fact, when we are done
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with this, there will be a lower impervious surface
than there is currently.
CHAIRMAN CHILDRESS: By removing of the
driveway --
MR. FLUBACKER: The driveways, yeah.
And as long as you are at or below what
the current impervious is, the State doesn't
require any detention.
CHAIRMAN CHILDRESS: Thank you. I am civil
engineer by my background.
Is there any other questions from
engineering?
MR. HINKLE: No.
CHAIRMAN CHILDRESS: Okay.
Are there any questions from audience
concerning the proposal or any comments?
(No response.)
CHAIRMAN CHILDRESS: Could we, you know, I
want to congratulate you too on the well -prepared
exhibits and thank you for addressing all of the
different types of concerns that come up in these
types of hearing discussions, and also using the
new manaual and the exhibits as they are prepared
as we want to encourage their use and hopefully
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make, hopefully also it makes the permit
application process easier through the Village's
updated materials over time.
MR. FLUBACKER: Thank you. I will pass that
on to Joe in my office because he did the lion's
share of putting all of this stuff together.
CHAIRMAN CHILDRESS: Thank you. Thank you.
Could we have a motion?
MR. ROMANSKI: I make a motion to approve.
CHAIRMAN CHILDRESS: Who would?
MR. SPRAGG: I second.
CHAIRMAN CHILDRESS: Could we have a voice
vote? Steve?
MR. RAWLEIGH: Do grant.
CHAIRMAN CHILDRESS: Roberto?
MR. SERRANO, JR.: Do grant.
CHAIRMAN CHILDRESS: Gary?
MR. SPRAGG: Do grant.
CHAIRMAN CHILDRESS: Ryan?
MR. BOOKLER: Yes.
CHAIRMAN CHILDRESS: Yes.
MR. ROMANSKI: Do grant.
MR. FOWLER: Yes.
CHAIRMAN CHILDRESS: Okay. We've all voted in
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favor of the proposed motion.
We put together a finding of fact. The
Village Staff puts together the meeting minutes.
They both go to advise the Village Board Members
who have final say so over your proposed variation
request.
And if you could -- I believe, the next
variation or the next Board hearing is --
MR. FINKEL: May 28th.
CHAIRMAN CHILDRESS: -- May 28th. If you
could plan to attend.
And please, if you could also contact
the Village Clerk to ensure that you will be on the
Board agenda for that night. They should be
calling you, but if you could please just call or
have someone call to confirm also.
And if you could please plan to attend
that night and ask any or be ready to answer any
questions the Village Board may have.
And if they do vote in the affirmative
of the proposed variation request, then you will be
given approval to coordinate with the Village staff
further to finalize whatever the next building
drawings for coordination with the Village that I
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guess you're already awaiting or have things in the
works for.
So thank you for coming out tonight and
preparing the exhibits. Well -prepared exhibits
always make the review by village staff and by our
Committee or Planning Commission that much easier
and the exhibits talk for themselves to convey the
information when they are well prepared. So thank
you --
MR. FLUBACKER: Thank you very much.
CHAIRMAN CHILDRESS: -- for those efforts.
Thank you and we enjoyed your coming in
and discussing this subject with us and thank you
for coming out tonight.
MR. FLUBACKER: Thank you for having us in
your town.
CHAIRMAN CHNILDRESS: Can we have a --
MR. BOOKLER: Motion to adjourn.
CHAIRMAN CHILDRESS: -- motion to adjourn.
MR. ROMANSKI: Second.
CHAIRMAN CHILDRESS: And the time is 7:10.
Thank you.
(Chorus of ayes.)
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STATE OF ILLINOIS)
COUNTY OF DU PAGE)
I. BARBARA ANTHONY, a notary public
and certified shorthand reporter within and
for the County of DuPage and State of Illinois,
do hereby certify that I stenographically
recorded the proceedings had in the aforementioned
matter on May 6, 2024 and that the foregoing was
reduced to typewriting via computer aided
transcription under my personal direction and
supervision; and that the foregoing is a true
and accurate transcript of the proceedings had.
IN TESTIMONY WHEREOF, I have hereunto
set my hand this 28th day of May, A.D., 2024.
Barbara Anthony, CSR, RPR
CSR No. 084-003185
Expires May 31, 2025
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