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HomeMy WebLinkAboutG11-22 Ordinance No. G11-22 AN ORDINANCE RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO A PGI PLANNED GENERAL INDUSTRIAL DISTRICT (1460 Sheldon Drive) WHEREAS, written application has been made to reclassify certain property located at 1460 Sheldon Drive from GI General Industrial District to PGI Planned General Industrial District; and WHEREAS, the zoning lot containing the premises at 1460 Sheldon Drive is legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on January 10, 2022, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from GI General Industrial District to a PGI Planned General Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated January 10, 2022 and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code, as amended,be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the PGI Planned General Industrial District the following described property: Lot 1 in Midland Industrial Park, being a Subdivision of part of Section 20, Township 41 North, Range 9 East of the Third Principal Meridian, in the City of Elgin, Cook County, Illinois. (commonly known as 1460 Sheldon Drive) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI General Industrial District to PGI Planned General Industrial District at 1460 Sheldon Drive which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PGI Planned General Industrial District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol"[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code,as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PGI Planned General Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended. D. Zoning Districts; Generally. In this PGI Planned General Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended. E. Location and Size of District. PGI Planned General Industrial Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PGI Planned General Industrial District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) acres. No departure from the required minimum size of a planned industrial district shall be granted by the City Council. F. Land Use. In this PGI Planned General Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter - 2 - 19.10 "Land Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial District. 1. Permitted Uses. Those land uses enumerated as permitted uses within the GI General Industrial District, Section 19.40.330 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses.Those land uses enumerated as similar uses within the GI General Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. G. Site Design. In this PGI Planned General Industrial District the use and development of land and structures shall be subject to the provisions of Section 19.12, "Site Design", of the Elgin Municipal Code, as amended, Section 19.40.335 "Site Design" for GI General Industrial District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application submitted by School District U-46, as applicant and property owner, received October 21, 2021, and supporting documents including: a. Application for Map Amendment Statement of Purpose and Conformance U-46 School District Plant Operations, 1460 Sheldon Drive, Elgin, Illinois 60120, dated November 30, 2021; b. Undated "Beacon Viper S Small Viper Luminaire" specifications, dated received December 2, 2021; c. ALTA/ACSM Land Title Survey, prepared by C.T. Amelse, Professional Land Surveyor, dated June 15, 2000; d. Photometric plan for "U46 Plant Operations — 1460 Sheldon Dr, Elgin IL, prepared by PG Enlighten, dated November 24, 2021, with such further revisions as required by the Community Development Director; e. U-46 Plant Operations Site Paving and Parking Expansion Fire Emergency Access Exhibit, prepared by Hampton, Lenzini and Renwick, Inc., dated April 26, 2021, with such further revisions as required by the Community Development Director; and f. Final Engineering Plans for School District U-46 Project#2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, - 3 - Illinois 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated December 17, 2021, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the location of equipment for dispensing motor vehicle fuel in the street yard. 3. A departure is hereby granted to allow a six-foot-high, solid fence within the street yard in substantial conformance to the Final Engineering Plans for School District U-46 Project #2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, Illinois 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated December 17, 2021, with such further revisions as required by the City Engineer. 4. A departure is hereby granted to allow the construction of the parking lot north of the existing building with a 10.2-28.8-foot-deep transition landscape yard with the minimum of 14 existing shade trees, 43 new evergreen trees, and 70 shrubs. 5. A departure is hereby granted to allow the reconstruction of the existing parking lots and the construction of a new parking lot with approximately 2,300 square feet of vehicle use area interior landscape yard in substantial conformance to the Final Engineering Plans for School District U-46 Project#2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, Illinois 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated December 17, 2021, with such further revisions as required by the City Engineer. 6. A departure is hereby granted to allow the reconstruction of the existing parking lots and the construction of a new parking lot north of the existing building with the minimum vehicle use area interior yard setback of three feet from the east property line. 7. The proposed building-mounted parking lot light fixtures shall have shields installed in such manner that the light source of such light fixtures is not visible from the adjacent property to the north. 8. The two existing non-conforming directional graphics along Sheldon Drive shall be removed. -4 - 9. Compliance with all applicable codes and ordinances. H. Off Street Parking. In this PGI Planned General Industrial District, off-street parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. I. Off Street Loading. In this PGI Planned General Industrial District, off-street loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of the Elgin Municipal Code, as amended. J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended. K. Nonconforming Uses and Structures. In this PGI Planned General Industrial District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code, as amended. L. Amendments. In this PGI Planned General Industrial District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. Planned Developments. In this PGI Planned General Industrial District, the use and development of the land and structures shall be subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PGI zoning district. N. Conditional Uses. In this PGI Planned General Industrial District,conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PGI zoning district. O. Variations. In this PGI Planned General Industrial District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PGI zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code, as amended. - 5 - Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. �ZZI David J. Ka in, Wayor Presented: February 23, 2022 Passed: February 23, 2022 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 23, 2022 Published: February 23, 2022 y;, k Att st: N ' I Kimberly Dewis, City JerkP i a - 6 - EXHIBIT A January 10, 2022 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written fmdings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 49-21, an application by School District U-46, as applicant and property owner, is requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for a fence,the location of equipment for dispensing motor fuel,transition landscape yard,vehicle use area interior landscape yard,vehicle use are interior yard setback, and any other departures as may be necessary or desirable, to expand the existing parking lot at School District U-46 plant operations facility at the property commonly referred to as 1460 Sheldon Drive. GENERAL INFORMATION Petition Number: 49-21 Property Location: 1460 Sheldon Drive Requested Action: Planned Development as a May Amendment Current Zoning: GI General Industrial District Proposed Zoning: PGI Planned General Industrial District Existing Use: School district plant operations offices Proposed Use: No change. School district plant operation offices Applicant: Community School District U-46 Owner Community School District U-46 Staff Coordinators: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact Petition 49-21 January 10, 2022 Exhibits Attached: A. Aerial/Location Map B. ZoningMap C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND School District U-46, as applicant and property owner, is requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for a fence,the location of equipment for dispensing motor fuel,transition landscape yard,vehicle use area interior landscape yard,vehicle use are interior yard setback, and any other departures as may be necessary or desirable, to expand the existing parking lot at School District U-46 plant operations facility at the property commonly referred to as 1460 Sheldon Drive. The 5-acre property, zoned GI General Industrial District, is located on the north side of Sheldon Drive, approximately 600 feet east of Shales Parkway. The property is improved with a 63,000- square foot building and accessory parking lots on the east, south, and west sides of the building. The east and south parking lots are used by staff and include 54 parking spaces. The parking lot west of the building is fenced-in by a six-foot high solid fence and is used by school district operations vehicles. The west parking lot includes 103 parking spaces. The property is used for school district maintenance operations, project management staff offices, and storage and distribution of school district supplies. The property also includes a dome for storage of salt, and an above ground fuel tank with two fueling pumps covered by a canopy for school district service vehicles. Two full driveways provide access to the property from Sheldon Drive. A six-foot high fence encloses the west, north, and a portion of the east side of the property. The properties to the east,west, and south are zoned GI General Industrial District or PGI Planned General Industrial District. The property to the east is improved with a one-story light-industrial building home to a truck repair shop,and a general contractor.The property to the west is improved with a light-industrial building home to Reinke Interior Supply, a building supply company. The property to the south is currently being developed with a 475,000-square foot speculative office and warehousing building approved in 2018. The property adjacent to the north is zoned PMFR Planned Multiple Family Residence District and is improved with Fieldstone townhome community. -2 - Recommendation & Findings of Fact Petition 49-21 January 10, 2022 ect Property r �, � •y_ y, �- � �, ��; ,tea r _ a rr , r� r a _ Figure 1.Site area map with zoning overlay Proposal Community School District U-46 is proposing to reconstruct and resurface existing parking lots, and construct a new parking lot north of the building at 1460 Sheldon Drive. The new parking lot would have 47 parking spaces to be used by staff. The existing 54 parking spaces east and south of the building for staff, and 103 parking spaces for service vehicles west of the building would be restriped, all of which would bring the total number of parking spaces on site to 204. The facility has up to 100 staff members during the peak shift, and the existing 54 parking spaces for staff are not adequate. The new parking lot with 47 parking stalls would increase the number of staff parking stalls to 101,which will meet the needs of the facility. The facility is required to have one parking space per 1,000 square feet of floor area,or one parking space per 1.5 employees during the peak demand shift, whichever is greater. With a 63,000-suare foot building and 100 employees, the facility is required to have 67 parking spaces. With the proposed parking lot addition there would be a total of 204 parking spaces on site, which meets the zoning ordinance requirements. The access to the north parking lot would be provided via the existing east parking lot. The applicant would also provide a 12-foot-wide connection on the west side of the building to allow emergency vehicles to circle around the building. The two existing access driveways serving the property from Sheldon Drive would remain. -3 - Recommendation & Findings of Fact Petition 49-21 January 10, 2022 ]x]Ff-f=Ff W 1-1-.I.T.-f�f. y n YY [•!CT•WM•Kltl![Maw.4 �YI[0 I 1. A KING OT rx Xx PARKING 9 T R•M MID VHfUI R0.SOMl KNIOF M•Ylf / „ 1 I aaaac ai.[ u�aar wa•a.a.•a Yx•om ten :1 :1 •1 :1 p :1 OT waa+d • 1KAN:1 ION v'^""� t ANDSCAPI . • , � ` ` ` • vARD WITH = ADDITIONAI. TREES D �Q 43 �. ul. a..M�•M Q „a D � - Figure 2.The proposed parking lot layout(top)and landscape plan(bottom) - 4 - Recommendation & Findings of Fact Petition 49-21 January 10, 2022 The proposed parking lot would be located 28.8 feet from the north property line, with the turn- around driveway in the northwest corner of the parking lot located 10.2 feet from the north property line. The parking lot encroaches into the required 52-foot transition landscape yard, which is one several requested departures from the zoning ordinance requirements. The access driveway to the new parking lot is also 3.8 feet from the east side property line,which does not meet the minimum required vehicle use area interior yard setback of seven feet. The applicant would remove 9 existing evergreen trees north of the building to construct the new parking lot. However,the applicant would preserve all 14 existing,mature, deciduous trees along the north property line. In addition,the applicant would add 43 new evergreen trees along the north property line to enhance the screening for the residential property adjacent to the north. To maximize parking,the applicant is not proposing any vehicle use area interior landscape yard. The applicant would,however,install the required trees and shrubs either along the street or north of the new parking lot.New evergreen trees would also be installed along the existing 6-foot-high fence which encloses the fuel pump islands in the street yard.Overall,the applicant would preserve 19 existing trees and install 68 new shade or evergreen trees on the property. The proposed development requires several departures from the requirements of the zoning ordinance. The requested departures are summarized in Table 1 below, and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Required Departures Regulation Requirement Proposed Equipment for dispensing motor in street yard part of motor In street yard not part of fuel vehicle service stations motor vehicle service station 6-foot high solid fence In side and rear yards only In street yard 52 feet deep 10.2-28.8 feet deep Transition Landscape Yard 12 shade and evergreen 57 shade and evergreen trees trees 70 shrubs 100 shrubs 6,179 sq. ft. Aprox. 2,300 sq. ft. Vehicle Use Ara Interior (5%of vehicle use area) (2%of vehicle use area) Landscape Yard 25 trees 2 trees 25 shrubs A rox. 30 shrubs(existing) Vehicle Use Area Interior Yard 7 feet 3.8 feet Setback - 5 - Recommendation & Findings of Fact Petition 49-21 January 10, 2022 As part of the project, the applicant has agreed to install a new public sidewalk along Sheldon Drive with a pedestrian connection to the building. The applicant would also remove two existing nonconforming directional graphics along Sheldon Drive. A new underground stormwater detention facility would be constructed under the new parking lot for additional impervious surface. The new detention facility would discharge to the existing underground detention facility located under the west parking lot, which then dischargers to the storm sewer in Sheldon Drive. The project will meet all requirements of the stormwater ordinance. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1968. Upon annexation, the property was zoned M1 Limited Manufacturing. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. The existing building on the property was constructed in 1995 and was originally used by a general contractor. The property has been used by U-46 since 2000, when the school district bought the property. B. Surrounding Land Use and Zoning.The properties to the east,west,and south are zoned GI General Industrial District or PGI Planned General Industrial District. The property to the east is improved with a one-story light-industrial building home to a truck repair shop, and a general contractor. The property to the west is improved with a light-industrial building home to Reinke Interior Supply, a building supply company. The property to the south is currently being developed with a 475,000-square foot speculative office and warehousing building approved in 2018.The property adjacent to the north is zoned PMFR Planned Multiple Family Residence District and is improved with Fieldstone townhome community. C. Comprehensive Plan.The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose and intent of a PGI Planned General Industrial District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district.A PGI zoning district is most similar to,but departs from the standard requirements of the GI zoning district. -6- Recommendation & Findings of Fact Petition 49-21 January 10, 2022 E. Trend of Development. The subject property is located within the Shales Parkway industrial corridor north of US Route 20.Nearly all surrounding properties have industrial GI or PGI zoning classifications. The properties to the east and west are improved with light-industrial uses.The property to the south is currently being developed with a 475,000- square foot office and warehousing building. The 2018 Comprehensive Plan designates the property for Light Industrial land uses due to the easy access to US Route 20 and thereby the rest of the western suburbs and the Chicago region. With the future updates to US Route 20 and its connection to the I-390 tollway,the properties along Sheldon Drive will continue to be occupied by light-industrial uses. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 49-21 on January 10, 2022. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated January 10, 2022. The Community Development Department and the Planning and Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, and planned developments outlined in§ 19.60.040: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 5-acre property is improved with a 63,000- square foot light-industrial building and surface parking lots with 157 parking stalls. The existing parking lots do not meet the needs of U-46 plant operations staff and the applicant is proposing to expand on-site parking with a new parking lot north of the building. The new parking lot would replace the vacant green space and remove 9 evergreen trees. The applicant would,however,preserve all existing 14 mature, deciduous trees along the north property line, and install additional 43 evergreen trees to enhance the screening for the adjacent residences to the north. The property does not have any water features. There are no significant features including topography, watercourses, vegetation, and existing - 7- Recommendation & Findings of Fact Petition 49-21 January 10, 2022 improvements that would have a negative impact on the proposed site improvements. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All necessary municipal water, sanitary sewer, and stormwater utilities are located in the vicinity of the site and have adequate capacity to service the property. The applicant is not proposing any changes to the existing water and sanitary sewer facilities. The applicant would construct a new underground stormwater detention facility to serve the new parking lot. The underground detention would discharge to the existing underground detention west of the building, which discharges to the city's storm sewer in Sheldon Drive. The proposal will meet all requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision ofsafe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SRI system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property is improved with a 63,000- square foot light-industrial building and a surface parking lot with 157 parking spaces. The applicant is proposing to add 47 parking spaces for staff. The on-site operations are not proposed to change.The new parking lot would be accessed via a driveway on the east side of the building. A new driveway connection would also be provided on the west side of the building to allow emergency vehicles to circulate the building. The applicant would also install a new sidewalk along Sheldon Drive with a pedestrian connection to the building. The area functions with safe and efficient traffic circulation. The proposal would not have - 8 - Recommendation &Findings of Fact Petition 49-21 January 10, 2022 any negative impact on the existing traffic pattern in the neighborhood. The facility is required to have one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift, whichever is greater. With a 63,000-suare foot building and 100 employees, the facility is required to have 67 parking spaces.With the proposed parking lot addition there would be a total of 204 parking spaces on site, which meets the zoning ordinance requirements. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 1968. Upon annexation, the property was zoned M1 Limited Manufacturing. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. The existing building on the property was constructed in 1995 and was originally used by a general contractor. The property has been used by U-46 since 2000, when the school district bought the property. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning.The properties to the east, west, and south are zoned GI General Industrial District or PGI Planned General Industrial District. The property to the east is improved with a one-story light-industrial building home to a truck repair shop, and a general contractor. The property to the west is improved with a light-industrial building home to Reinke Interior Supply,a building supply company. The property to the south is currently being developed with a 475,000-square foot speculative office and warehousing building approved in 2018. The property adjacent to the north is zoned PMFR Planned Multiple Family Residence District and is improved with Fieldstone townhome community. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property 3is suited ed for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within the Shales Parkway - 9- Recommendation & Findings of Fact Petition 49-21 January 10, 2022 industrial corridor north of US Route 20.Nearly all surrounding properties have industrial GI or PGI zoning classifications. The properties to the east and west are improved with light-industrial uses.The property to the south is currently being developed with a 475,000- square foot office and warehousing building. The 2018 Comprehensive Plan designates the property for Light Industrial land uses due to the easy access to US Route 20 and thereby the rest of the western suburbs and the Chicago region. With the future updates to US Route 20 and its connection to the 1-390 tollway,the properties along Sheldon Drive will continue to be occupied by light-industrial uses. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose and intent of a PGI Planned General Industrial District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 1. Conditional Use for a Planned Development: Where applicable, the suitability of the - 10 - Recommendation & Findings of Fact Petition 49-21 January 10, 2022 subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The property does not have any watercourses or wetlands.The property does have existing trees within the open space north of the building where the new parking lot is proposed. The applicant would remove nine evergreen trees, but would preserve all 14 existing, mature, deciduous trees along the north property line. The school district-owned property is exempt from the requirements of the tree preservation ordinance,but the applicant would add 43 evergreen trees north of the parking lot to enhance the screening for the residential property to the north. Overall,the applicant would add a total of 68 new shade and evergreen trees to the site. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The subject property is used by school district maintenance operations,project management staff offices, and storage and distribution of school district supplies. With up to 100 employees during the peak shift, the 54 staff parking spaces do not meet the needs of the facility. The proposed parking lot addition would increase the number of staff parking to 101. The applicant is not proposing any changes to the operations at the facility and the two-full access driveways to Sheldon Drive would remain. The applicant is adding 43 new evergreen trees along the north property line, which will be eight feet high at the time of installation to enhance the screening for the residential property to the north. The proposal will not have any detrimental influence on the surrounding properties. - 11 - Recommendation &Findings of Fact Petition 49-21 January 10, 2022 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.12.600,"Obstructions in Yards".The equipment for dispensing motor vehicle fuel is allowed within the street yard only for motor vehicle service stations(gas stations). The applicant seeks approval for the existing equipment for dispensing motor vehicle fuel located in street yard which serve U-46 service vehicles. 2. Section 19.90.015, "Definitions and Regulations". The maximum height and type of a fence in the street yard is four-foot high, open design fence. The applicant is seeking approval for the existing six-foot high privacy fence in the street yard which encloses the equipment for dispensing motor vehicle fuel. 3. Section 19.12.720, "Landscape Yards". A transition landscape yard with a minimum depth of 52 feet and a minimum of 12 shade and evergreen trees and 100 shrubs is require on the property. The applicant is proposing a transition landscape yard with depths from 10.2 to 28.8 feet with 57 shade and evergreen trees, and 70 shrubs. 4. Section 19.12.720, "Landscape Yards". The property is required a minimum of 6,179 square feet (5% of vehicle use area) of vehicle use area interior landscape yard with 25 trees and 25 shrubs. The applicant is proposing a 2,300-square foot (2% of vehicle use area)vehicle use area interior landscape yard with two trees and approximately 30 existing shrubs. 5. Section 19.40335, "Site Design". The minimum required vehicle use area interior yard setback is 7 feet. The applicant is proposing parking lot expansion with the minimum 3.8- foot vehicle use area interior yard setback from the east property line. Staff finds the proposed departures are appropriate and necessary for a desirable improvement to the existing property. The applicant is seeking approval to maintain the existing equipment for dispensing motor vehicle fuel and the six-foot high fence, which surrounds it, both of which are located in the street yard. The equipment is necessary and services U-46 service and operations vehicles. The 6-foot-high fence is desirable to screen the view of the equipment form the street. To soften the look of the fence and the existing equipment, the applicant is proposing to install 22 6-foot-high arborvitae trees on the exterior of the fence. The proposed transition landscape yard is the minimum necessary to construct a parking lot of sufficient size to meet the parking needs of the facility. Currently, up to 100 staff members are - 12 - Recommendation & Findings of Fact Petition 49-21 January 10,2022 employed at the facility during the peak demand shift, however, there are only 54 parking spaces for staff. The new parking lot would increase the number of staff parking to 101. The additional on-site parking spaces would prevent potential on-street parking on Sheldon Drive that could have a negative impact on traffic circulation on Sheldon Drive,which is expected to have an increased amount of truck traffic when the 475,000-square foot office and warehouse building to the south is completed and occupied. The applicant has reduced the width of the parking lot drive-aisle to 22 feet,which is the minimum width necessary for a two-way drive-aisle to allow for the largest possible transition landscape yard. In addition to maintaining all 14 existing, mature, deciduous trees along the north property line, the applicant would install 43 new evergreen trees north of the parking lot to enhance the screening for the residences. The trees would be 8 feet high at the time of installation, which is taller than the 6-foot-high evergreen trees that are typically installed for new developments. The smaller-than-required vehicle use area interior landscape yard is due to the desire to maximize the number of parking spaces while preserving the largest possible transition landscape yard. The applicant would still install more than the required number of trees and shrubs,most of those would be installed within the transition landscape yard to enhance the screening for the neighbors. The proposed smaller than required vehicle use area interior yard setback is due to the need to provide an access driveway to the new parking lot from the existing parking lot east of the building. The building is located approximately 28 feet from the east property line. To allow for a two-way driveway to the rear parking lot,the applicant is proposing a 3.8-foot setback from the east property line. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 49-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by School District U- 46,as applicant and property owner,received October 21,2021,and supporting documents including: a. Application for Map Amendment Statement of Purpose and Conformance U-46 School District Plant Operations, 1460 Sheldon Drive, Elgin, Illinois 60120, dated November 30, 2021; b. Undated "Beacon Viper S Small Viper Luminaire" specifications, dated received December 2,2021; c. ALTA/ACSM Land Title Survey, prepared by C.T. Amelse, Professional Land Surveyor, dated June 15, 2000; d. Photometric plan for"U46 Plant Operations— 1460 Sheldon Dr,Elgin IL,prepared - 13 - Recommendation &Findings of Fact Petition 49-21 January 10, 2022 by PG Enlighten,dated November 24,2021,with such further revisions as required by the Community Development Director; e. U-46 Plant Operations Site Paving and Parking Expansion Fire Emergency Access Exhibit, prepared by Hampton, Lenzini and Renwick, Inc., dated April 26, 2021, with such further revisions as required by the Community Development Director; and f. Final Engineering Plans for School District U-46 Project #2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, Illinois 2021,prepared by Hampton,Lenzini and Renwick,Inc.,dated December 17,2021, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the location of equipment for dispensing motor vehicle fuel in the street yard. 3. A departure is hereby granted to allow a six-foot-high, solid fence within the street yard in substantial conformance to the Final Engineering Plans for School District U-46 Project #2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, Illinois 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated December 17, 2021,with such further revisions as required by the City Engineer. 4. A departure is hereby granted to allow the construction of the parking lot north of the existing building with a 10.2-28.8-foot deep transition landscape yard with the minimum of 14 existing shade trees, 43 new evergreen trees, and 70 shrubs. 5. A departure is hereby granted to allow the reconstruction of the existing parking lots and the construction of a new parking lot with approximately 2,300 square feet of vehicle use area interior landscape yard in substantial conformance to the Final Engineering Plans for School District U-46 Project #2064 U-46 Plant Operations Site Paving and Parking Expansion 1460 Sheldon Drive, Elgin, Illinois 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated December 17, 2021, with such further revisions as required by the City Engineer. 6. A departure is hereby granted to allow the reconstruction of the existing parking lots and the construction of a new parking lot north of the existing building with the minimum P g g g vehicle use area interior yard setback of three feet from the east property line. 7. The proposed building-mounted parking lot light fixtures shall have shields installed in such manner that the light source of such light fixtures is not visible from the adjacent property to the north. - 14- Recommendation & Findings of Fact Petition 49-21 January 10,2022 8. The two existing non-conforming directional graphics along Sheldon Drive shall be removed. 9. Compliance with all applicable codes and ordinances. The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined above,was six(6)yes,zero(0)no,and zero(0)abstentions.One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 15 - `ri:r+its [T[.ca,n� �a♦r•+ar r - �j 6uw•.. �'s. .._fit v _ ntritttmmttrtrni rn -� y ufflumymmo oy Subject Property ,...{F Petition 49-21 Y � ° ' r. � poi �e�■ f.. 446 COR" IN Xt NMI �, WALDEN bR EXHIBITA Aerial/Location Map " W+E S Map prepared by City of Elgin o 100 200 aoo 600 60 Feet Department of Community Development l PA B CI y CT Q KEYSTONE y COP CF Subject Property PMFR Petition 49-21 TR Legend —GIS.DBO.StreetCenterlinesCook ORC Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation ,/-T O SFR1 Single Family Residence 1 v O PSFR1 Planned Single Family Residence 1 I O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 SHELQQN DR __-- Q TRF Two Family Residence — O PTRF Planned Two Family Residence -- I O MFR Multiple Family Residence Q PMFR Planned Multiple Family Residence ORB Residence Business QPRB Planned Residential Business ONB Neighborhood Business OPNB Planned Neighborhood Business QAB Area Business PAB Planned Area Business -CC1 Center City 1 PG I -CC2 Center City 2 -PCC Planned Center City {' ORI Office Research Industrial G T OPORI Planned Office Research Industrial I GI General Industrial ®PGI Planned General Industrial 0 Cl Commercial Industrial CF Community Facility -PCF Planned Community Facility _ EXHIBIT Zoning Map �E I S i Map prepared by City of Elgin 0 80 160 320 480 640 Department of Community Development Feet Littleton TO Subject property 146p Sheldon Dr. petition 49-21 i 06201020220000 Sheldon Dr 'i i i N parcel Map EXHIBIT 0 C 160 240 32Feet 40 80 City of Elgin unity Development Department of Comm EXHIBIT D SITE LOCATION 1460 Sheldon Drive Petition 49-21 AREA OF PARKING LOT ` EXPANSION , .... Y. as _ �, r -_ I ♦ •1 t _ { � �� � F I�+l� ems'._ a :.•� O��r� a(/',:'j{ a l :i I ,+ Nor FI y - 9 r " #` Sheldon Yb•��J�zyt � - �� �,. i � Drive Bird's eye view looking north • � Sheldon Drive "'"•- a; r Sub'ect Property tz Loa - y s i ad! a • _1' u Bird's eye view looking south EXHIBIT D SITE LOCATION 1460 Sheldon Drive Petition 49-21 AAt ti. f Southeast view of the property from Sheldon Drive \ Rja y _ _ 1 F i Southwest view of the property from Sheldon Drive