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HomeMy WebLinkAboutG12-23 Ordinance No. G12-23 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G88-04 (400-450 Airport Road) WHEREAS, the territory described herein has been classified in the PAB Planned Area Business District and is subject to the requirements of Ordinance No. G88-04; and WHEREAS, written application has been made to amend Ordinance No. G88-04 to add "Commercial operations yards" [SR] (UNCL) as a conditional use at 400-450 Airport Road ("Subject Property"); and WHEREAS,the zoning lot containing the premises at 400-450 Airport Road(the"Subject Property") is legally described in Section 1. of Ordinance No. G88-04; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on February 6, 2023, 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 an amendment to the PAB Planned Area Business District established by Ordinance No. G88-04 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 February 6, 2023, 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 Section 2. F. of Ordinance No. G88-04, which regulates "Land Use." in the PAB Planed Area Business District of the Subject Property, is hereby amended to include the following additional land use as a"conditional use" [SR] in the PAB District: 11. Miscellaneous Uses Division: "Commercial operations yards" [SR] (UNCL). Section 3. That certain portion of Section 2. F. of Ordinance No. G88-04, which regulates"Site Design"is hereby re-lettered to Section 2. G. of Ordinance No. G88-04. Section 4. That, notwithstanding Section 3. above, certain portion of Section 2. F. of Ordinance No. G88-04,which regulates"Site Design"is hereby amended to include the following additional conditions: 5. Substantial conformance to the Development Application submitted by Backyard Storage Solutions, LLC, as applicant, and River Ridge Business Center 2 LLC, as property owner,received November 4, 2022, and supporting documents including: a. A Letter of Intent for Backyard Products, LLC at 418 Airport Road, Elgin, IL 60123, prepared by LSC Development, dated November 7, 2022; b. A letter titled "Purpose and Conformance — 418 Airport Drive, Units B and C, prepared by Backyard Storage Solutions, LLC., dated December 22, 2022; c. 418 Airport Rd Fence Description, prepared by Backyard Products, dated December 1, 2022; d. ALTA/ACSM Land Title Survey for River Ridge Business Center Elgin, Illinois, prepared by Landmark Engineering Group, Inc, dated May 17, 2006; e. Undated River Ridge Business Center Site Plan, received January 6, 2023, with such further revisions as required by the Community Development Director; f. Undated floor plan with exterior staging area and loading area, received January 13, 2023, with such further revisions as required by the Community Development Director; g. Undated site plan,received January 3,2023,with such further revisions as required by the Community Development Director; h. Landscape plans, Sheet L0.1 and Sheet L1.0, prepared by Dickson Design Studio, dated February 3, 2023, last revised February 15, 2023, with such further revisions as required by the Community Development Director. 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. 6. A departure is hereby granted to allow the construction of a commercial operations yard and a refuse collection area in the rear of 418 Airport Road, Units B and C, with - 2 - the required landscaping materials installed along the east property line. 7. At the time of building permit review for the installation of the fence for the commercial operations yard, the applicant shall submit detailed plans for the construction of a six- foot-high masonry wall, which matches the masonry of the principal building, as a refuse collection area enclosure for the proposed 20-yard dumpster in the rear of the building. 8. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 9. Compliance with all applicable codes and ordinances. Section 5. That except as amended herein,the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G88-04. In the event of any conflict between this ordinance and Ordinance No. G88-04,this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J:kalftain, ayor Presented: March 22, 2023 Passed: March 22, 2023 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: March 22, 2023 Published: March 22, 2023 A tes : f `a 5 F(�, Kimberly Dewis, C' C r C%<°�• °� - 3 - EXHIBIT A February 6, 2023 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 Petitions 47-22 and 48-22 an application by Backyard Storage Solutions, LLC, as applicant, and River Ridge Business Center 2, LLC, as property owner, requesting an amendment to PAB Planned Area Business District Ordinance No. G88-04, with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, to add"Commercial Operations Yards" [SR] (UNCL) as a conditional use,and approval of a conditional use to establish a commercial operations yard in the rear of 418 Airport Road, Units B and C for a manufacturer of lumber and wood products and wholesale distributer of residential storage solutions and miscellaneous goods, all at the property commonly known as 400-450 Airport Road. GENERAL INFORMATION Petition Number: 47-22 and 48-22 Property Location: 418 Airport Road, Units B and C Requested Action: Map Amendment to Planned Area Business District Ord. No. G88- 04 and Conditional Use Current Zoning: Planned Area Business District Ordinance No.G88-04 Proposed Zoning: Amendment to Planned Area Business District Ord.No. G88-04 Existing Use: Multi-tenant building with commercial and light-industrial uses Proposed Use: Manufacturer of lumber and wood products, and wholesale distributer of residential storage solutions and miscellaneous goods Applicant: Backyard Storage Solutions, LLC Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 Owner River Ridge Business Center 2, LLC Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Backyard Storage Solutions, LLC, as applicant, and River Ridge Business Center 2, LLC, as property owner, are requesting an amendment to PAB Planned Area Business District Ordinance No.G88-04,with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, to add "Commercial Operations Yards" [SR] (UNCL) as a conditional use, and approval of a conditional use to establish a commercial operations yard in the rear of 418 Airport Road, Units B and C for a manufacturer of lumber and wood products and wholesale distributer of residential storage solutions and miscellaneous goods, all at the property commonly known as 400-450 Airport Road. The subject property is a 14,995-square foot vacant tenant space part of the 328,500-square foot multi-tenant building known as the River Ridge Business Center that was constructed in 1985.The 33.5-acre River Ridge Business Center property includes 1,010 parking spaces. The access to the property is from Toll Gate Road which has a signalized intersection with State Street immediately north of I-90 Tollway. The property is zoned PAB Planned Area Business District, established in 2004 by Ordinance No. G88-04, which allows a mix of commercial and light- industrial/warehousing uses. Approximately 90%of the building is occupied with approximately 33,625 square feet(10%)currently vacant.The existing tenants include Life Storage,a self-storage facility, Midwest Elite Gymnastics Academy, and Duke Root Control, a specialty trade contractor's office,among others. -2- Recommendation &Findings of Fact Petitions 47-22 and 48-22 February 6,2023 The properties located to the west and northwest of the subject property with frontage along State Street are zoned AB Area Business District and include several hotels and Alexander's Cafd restaurant. The properties to the north, east, and south are zoned GI General Industrial District or PGI Planned General Industrial District and are improved with one-story office and warehousing buildings. River Ridge Business Center �_ I r• � •r. -� E n „qa Location of Backyard Storage Solutions and the commercial s o erations and 4 i 8 a¢ t Figure 1.Area map with zoning overlay Proposal Backyard Storage Solutions,LLC is requesting approval to establish a commercial operations yard in the rear of its tenant space for outdoor storage and staging of its construction materials.Backyard Storage, a manufacturer of lumber and wood products, and wholesale distributer of residential storage solutions and miscellaneous goods is a permitted use in the PAB District, however, a commercial operations yard is not allowed as a permitted nor conditional use on the property. Therefore,the applicant is seeking approval: 1)to amend the PAB Planned Area Business District Ordinance No. G88-04 to add a commercial operations yard as a conditional use, and 2) a conditional use for its own commercial operations yard for outdoor storage. Outdoor storage of any kind is only allowed within a commercial operations yard, which is a fenced-in area typically located in the side or rear yard of a property. - 3 - Recommendation& Findings of Fact Petitions 47-22 and 48-22 February 6,2023 Backyard Storage specializes in manufacturing and wholesale ! f g distribution of residential so'FENCE storage products,such as sheds, and outdoor entertainment equipment, such as playground o= I equipment, gazebos, and pavilions. The proposed distribution facility, which is m � relocating from Glendale q Heights for a larger space, would occupy the 14,995- _ ___ __ ' U �l �;o square foot tenant space (418 Airport Road, Units B and C), F; I of which is currently vacant. The company provides backyard products for Home Depot, Lowes, Menards, and Costco a _ � retailers and is contractually cm WA ad"d obligated to deliver the product within 60 days. Once ordered by a customer at a local retail Figure 2. Proposed floor plan with outdoor storage store,the construction materials for a specific product are manufactured in company's facilities in Michigan and/or Georgia with just-in-time deliveries to local distribution facilities.All construction materials needed for the construction of such product (i.e. a shed, or gazebo) are sorted, organized, and prepared for pick-up and delivery within the proposed distribution facility. Company contractors then come daily during the construction season (generally April — November) for pick and delivery to customer location where such products are assembled on the customer's residential property.The proposed distribution facility would be open 7:30 am to 5 pm Monday to Friday, with warehouse hours 6 am to 6 pm Monday to Friday. The company contractors doing pick-up and delivery of products begin arriving after 5 am and sometimes extend to 8 pm. The applicant is proposing to enclose a 50-foot wide by 115-foot-long area in the back of its tenant space with an 8-foot high,composite,solid fence.The fenced-in area(commercial operations yard) would be used to store and stage construction materials for next day pick-up and delivery. The fenced-in area would also include a 20-yard construction dumpster that would be enclosed with its own 6-foot-high masonry enclosure which matches the masonry of the building as required by the zoning ordinance. The area currently includes a 4-foot-high aluminum fence, which encloses an outdoor play area for children for a previous tenant. The existing fence would be removed. -4- Recommendation& Findings of Fact Petitions 47-22 and 48-22 February 6,2023 s 4 � L M Figure 3.Bird's eye view of the area proposed for outdoor storage(top),and the photo of the existing conditions in the rear of the subject unit(bottom) Per the zoning ordinance,a commercial operations yard is required to be enclosed with a minimum 6-foot-high fence and landscape screening on the exterior of the fence to minimize any negative effect of such commercial operations yard on the surrounding properties. The applicant is requesting approval of a departure from the landscaping requirement to be able to install the required landscaping materials along the east property line rather than along the fence. The 8-foot fence would be installed in the asphalt portion of the rear parking lot and the installation of landscaping materials along the fence is impractical as it would require the removal of additional asphalt, which would negatively impact vehicular circulation in the back of the building. Instead, the applicant is proposing to install the required landscaping(four trees and 15 shrubs)within the existing 20-foot-wide landscape area which separates this property from the light-industrial - 5 - Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 properties to the east. The landscape materials would complement the existing landscaping along the east property line and serve the same purpose as originally intended to screen the commercial operations yard from the adjacent properties. The required departure is listed in Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Departures for 418 Airport Road, Units B and C Requirement Proposal Commercial Min. 6-foot-high, solid fence 8-foot-high, solid fence and landscape Operations Yard and landscape screening screening not along the perimeter of screening along the perimeter of the the fence fence The proposed use is required to provide one parking space per 1.5 employees or one parking space per 1,000 square feet of floor area,whichever is greater.With only 5 employees and 15,000-square feet of floor area, the facility is required to have 15 parking spaces. With the current mix of uses and the proposed Backyard Storage Solutions, the entire shopping center is required to have 451 parking spaces. With 1,010 parking spaces on-site,the property will continue to meet the parking requirement. Manufacturing and wholesale distribution of residential storage products is allowed as a permitted use in the PAB Planned Area Business District established by Ordinance No. G88-04. The applicant is proposing to add a commercial operations yard as a conditional use and is requesting approval of a conditional use for its proposed commercial operations yard. A conditional use requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1984. Upon annexation the property was zoned B3 Service Business District. In 1992, the property was zoned AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2004, the City approved a planned development on the property to permit certain commercial and industrial land uses due to the property's location near the intersection of I-90 and State Street. The PAB Planned Area Business District was established by Ordinance No. G88-04, which also approved the establishment of Life Storage, a self- storage facility,on the subject property. The existing one-story 328,500-square foot multi-tenant building was completed in 1985. -6- Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6, 2023 Over the years, the City has approved two conditional uses on the property, including a Child Day Care Center at 418 Airport Road in 2010 by Ordinance No.G 10-10,and Duke's Root Control,a special trade contractor at 400 Airport Road,Unit E,in 2021 by Ordinance No. G22-21. B. Surrounding Land Use and Zoning. The properties located to the west and northwest of the subject property with frontage along State Street are zoned AB Area Business District and include several hotels and Alexander's Cafd restaurant. The properties to the north, east, and south are zoned GI General Industrial District or PGI Planned General Industrial District and are improved with several one-story office and warehousing buildings. C. Comprehensive Plan. The subject property is designated as Office by the City's 2018 Comprehensive Plan. Office uses include professional services as well as medical-related office uses. General offices, financial firms, technology companies, corporate headquarters, clinics, and doctor and dentist offices are all included in the office land use. This land use comprises two general types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as a medical offices or financial services often located adjacent to commercial corridors. With the exception of a couple major office tenants, such as JP Morgan Chase, the majority of office uses an ancillary in nature, supporting the function of nearby institutions and commercial areas. D. Zoning District. The purpose and intent of the PAB Planned Area Business District established by Ordinance No. G88-04 is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60 Planned Developments, of the Municipal Code. A PAB zoning district is most similar to but departs from the standard requirements of the AB zoning district. E. Trend of Development. The subject property is located within the River Ridge Business Center that is generally located at the northeast corner of the 1-90 and State Street(IL Route 31) interchange. While the 328,500-square foot building constructed in 1985 is approximately 90% occupied with a variety of retail service and light-industrial uses, the property overall is underutilized with a large, underutilized parking lot, and some area of the parking lot which is not striped. Staff anticipates River Ridge Business Center will be targeted for redevelopment with new small or large light-industrial buildings and uses due to the property's proximity to I-90 and State Street(IL Route 31) interchange. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 47-22 and 48-22 on February 6, 2023. Testimony was presented at the public hearing in support of and against the application. The Community -7- Recommendation& Findings of Fact Petitions 47-22 and 48-22 February 6,2023 Development Department submitted a Development Application Review and Written Findings& Recommendation to the Planning&Zoning Commission dated March 6, 2023. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards for conditional use outlined in§ 19.65.030: 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 33.5-acre property is improved with a 328,500-square foot multi-tenant building and a surface parking lot with 1,010 parking spaces. The applicant is proposing to occupy an existing, vacant 14,995-square foot warehouse tenant space.The applicant is proposing to enclose a 50-foot wide by I I5-foot- long area in the rear of the building with an 8-foot-high,solid,composite fence for outdoor storage of its products. In addition, the applicant would remove the existing playground equipment and a 4-foot-high fence in the same area that served a daycare center previously located in the same tenant space. The applicant would also install four trees and 15 shrubs along the east property line to enhance the screening for the adjacent property to the east. No significant natural features, including topography, watercourses and vegetation exist that could have a negative impact on the proposed development. 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. The property and the existing building are currently served by municipal water, sanitary sewer,and storm water systems.The applicant is not proposing any changes to the existing water, sewer, and stormwater facilities. The existing water and sanitary sewer facilities can adequately serve the proposed use. 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 - 8- Recommendation &Findings of Fact Petitions 47-22 and 48-22 February 6, 2023 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"[SR]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 Fight 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 property is improved with a 328,500-square foot multi-tenant building and a parking lot with 1,010 parking spaces. The property includes four full access driveways to Airport Road and River Ridge Road that provide adequate access to the property.The applicant is not proposing any changes to the existing access driveways. The proposed 8-foot-high fence and the commercial operations yard in the rear of the building would not have any negative effect on the traffic-circulation in the rear of the building. Therefore, the proposed development will not have a negative effect on the existing traffic circulation in the area. The proposed use is required to provide one parking space per 1.5 employees or one parking space per 1,000 square feet of floor area, whichever is greater. With only 5 employees and 15,000-square feet of floor area, the facility is required to have 15 parking spaces. With the current mix of uses and the proposed Backyard Storage Solution, the entire shopping center is required to have 451 parking spaces. With 1,010 parking spaces on-site,the property will continue to meet the parking requirement. 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 1984. Upon annexation the property was zoned B3 Service Business District. In 1992, the property was zoned AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2004,the City approved a planned development on the property to permit certain commercial and industrial land uses due to the property's location near the intersection of I-90 and State Street. The PAB Planned Area Business District was established by Ordinance No. G88- 04, which also approved the establishment of Life Storage, a self-storage facility, on the -9- Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 subject property. The existing one-story 328,500-square foot multi-tenant building was completed in 1985. Over the years, the City has approved two conditional uses on the property, including a Child Day Care Center at 418 Airport Road in 2010 by Ordinance No.G10-10,and Duke's Root Control,a special trade contractor at 400 Airport Road,Unit E,in 2021 by Ordinance No. G22-21. 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 located to the west and northwest of the subject property with frontage along State Street are zoned AB Area Business District and include several hotels and Alexander's Cafe restaurant. The properties to the north, east, and south are zoned GI General Industrial District or PGI Planned General Industrial District and are improved with one-story office and warehousing buildings. 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 is suited 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 River Ridge Business Center that is generally located at the northeast comer of the I-90 and State Street(IL Route 31) interchange. While the 328,500-square foot building constructed in 1985 is approximately 90% occupied with a variety of retail service and light-industrial uses, the property overall is underutilized with a large, underutilized parking lot, and some area of the parking lot which is not striped. Staff anticipates River Ridge Business Center will be targeted for redevelopment with new small or large light-industrial buildings and uses due to the property's proximity to I-90 and State Street(IL Route 31)interchange. 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 the PAB Planned Area Business District established by Ordinance No. G88-04 is to provide commodities and services to - 10- Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60 Planned Developments, of the Municipal Code. A PAB zoning district is most similar to but departs from the standard requirements of the AB 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 Office by the City's 2018 Comprehensive Plan. Office uses include professional services as well as medical-related office uses. General offices, financial ferns,technology companies, corporate headquarters, clinics, and doctor and dentist offices are all included in the office land use. This land use comprises two general types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as a medical offices or financial services often located adjacent to commercial corridors.With the exception of a couple major office tenants,such as JP Morgan Chase, the majority of office uses an ancillary in nature, supporting the function of nearby institutions and commercial areas. While the proposed use is not an office use, it is compatible with the surrounding light- industrial development in the immediate area and within the River Ridge Business Center. The proposal also represents an adaptive reuse and modernization of an aging commercial retail center. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the 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 - 11 - Recommendation& Findings of Fact Petitions 47-22 and 48-22 February 6,2023 respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation.The property is already developed with a 328,500- square foot multi-tenant building and a parking lot with 1,010 parking spaces. There are no significant natural features, including topography, watercourses, wetlands, and vegetation located on the property. The applicant is proposing to add four new trees and 15 shrubs along the east property line to enhance the screening of the proposed commercial operations yard from the adjacent property to the east. 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 proposed manufacturer and wholesale distributor of residential storage products and entertainment equipment is a compatible use with other existing commercial and light-industrial uses on the property and the surrounding area. The hours of operation Monday-Friday from 6 am to 6 pm are comparable to the hours of operations of other surrounding businesses. The proposed outdoor storage of building materials would be enclosed with an 8-foot-high fence which exceeds the requirement for a six-foot-high fence.The location of the commercial operations yard is also such that it will not have any negative effect on the traffic circulation in the back of the building. The proposal will not have any negative effect on the surrounding properties and uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.90.015,"Definitions and Regulations".The proposed commercial operations yard is required to have landscaping materials along the perimeter of the fence. The applicant is proposing to install the required landscaping away from the fence, along the east property line. Staff finds the proposed departure is appropriate. The proposed commercial operations yard is required to have four trees and 15 shrubs along its perimeter.To install the required landscaping along the perimeter of the fence,the applicant would have to remove additional asphalt which could have a negative impact of the traffic circulation and loading areas in the back of the building for adjacent uses. - 12 - Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 Instead, the applicant is proposing to install the four required trees and 15 required shrubs along the east property line within an existing landscape buffer. Such installation would add to the existing vegetation along the east property line and enhance the screening of the commercial operations yard from the adjacent property to the east. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size,shape,significant features including topography,watercourses,and vegetation,and existing improvements. The 33.5-acre property is improved with a 328,500-square foot multi-tenant building and a surface parking lot with 1,010 parking spaces. The applicant is proposing to occupy an existing vacant 14,995-square foot tenant space. The applicant is proposing to enclose a 50-foot wide by 115-foot-long area in the rear of the building with an 8-foot-high, solid, composite fence for outdoor storage of products. In addition, the applicant would remove the existing playground equipment and a 4-foot-high fence in the same area that served a daycare center previously located in the same tenant space. The applicant would also install four trees and 15 shrubs along the east property line to enhance the screening for the adjacent property to the east.No significant natural features,including topography, watercourses and vegetation exist that could have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the existing building are currently served by municipal water, sanitary sewer,and storm water systems. The applicant is not proposing any changes to the existing water,sewer,and stormwater facilities.The existing water and sanitary sewer facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to - 13 - Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is improved with a 328,500-square foot multi- tenant building and a parking lot with 1,010 parking spaces.The property includes four full access driveways to Airport Road and River Ridge Road that provide adequate access to the property.The applicant is not proposing any changes to the existing access driveways. The proposed 8-foot-high fence and the commercial operations yard in the rear of the building would not have any negative effect on the traffic-circulation in the rear of the building. Therefore, the proposed development will not have a negative effect on the existing traffic circulation in the area. The proposed use is required to provide one parking space per 1.5 employees or one parking space per 1,000 square feet of floor area, whichever is greater. With only 5 employees and 15,000-square feet of floor area,the facility is required to have 15 parking spaces. With the current mix of uses and the proposed Backyard Storage Solutions, the entire shopping center is required to have 451 parking spaces. With 1,010 parking spaces on-site,the property will continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is proposing to enclose a 50-foot-wide by 115-foot-long area in the rear of the building for the storage and staging of its ready-made products for next day pick-up and delivery. The applicant is proposing to enclose the commercial operations yard with an 8-f000t-high solid fence, which exceeds the zoning ordinance requirement for a six-foot high fence.The fenced-in area will be adjacent to the applicant's tenant space with no impact on adjacent uses.The proposal will also not have any negative effect on the existing traffic circulation and loading activities for other tenants in the building. With the proposed hours of operations Monday-Friday from 6 AM to 6 PM, the business operation is consistent with those of surrounding businesses. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. - 14- Recommendation& Findings of Fact Petitions 47-22 and 48-22 February 6,2023 RECOM IENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 47-22 and 48-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Backyard Storage Solutions, LLC,as applicant, and River Ridge Business Center 2 LLC, as property owner, received November 4,2022, and supporting documents including: a. A Letter of Intent for Backyard Products, LLC at 418 Airport Road, Elgin, IL 60123,prepared by LSC Development,dated November 7, 2022; b. A letter titled "Purpose and Conformance — 418 Airport Drive, Units B and C, prepared by Backyard Storage Solutions, LLC.,dated December 22,2022; c. 418 Airport Rd Fence Description, prepared by Backyard Products, dated December 1,2022; d. ALTA/ACSM Land Title Survey for River Ridge Business Center Elgin, Illinois, prepared by Landmark Engineering Group, Inc,dated May 17, 2006; e. Undated River Ridge Business Center Site Plan, received January 6, 2023, with such further revisions as required by the Community Development Director; f. Undated floor plan with exterior staging area and loading area, received January 13, 2023,with such further revisions as required by the Community Development Director; and g. Undated site plan,received January 3,2023,with such further revisions as required by the Community Development Director. 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 construction of a commercial operations yard and the refuse collection area enclosure in the rear of 418 Airport Road, Units B and C, with the required landscaping materials installed along the east property line. 3. At the time of building permit review for the installation of the fence for the commercial operations yard,the applicant shall submit detailed plans for the construction of a six-foot- high masonry wall, which matches the masonry of the principal building, as a refuse collection area enclosure for the proposed 20-yard dumpster in the rear of the building. 4. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 5. Compliance with all applicable codes and ordinances. - 15 - Recommendation & Findings of Fact Petitions 47-22 and 48-22 February 6,2023 The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 47-22 and 48-22 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 - 16- I! Subject Property Petition 47-22 & 48-22 •■••• River R/d a Dr _ Church7 8 �- J 0� o•,I o i �s 90 19 - ate ._ �► Fjo Airport Rd y ; 1-90E From IL 31N 0 y ,,tWest River Rd EXHIBITA Aerial/Location Map w�r S Map prepared by City of Elgin o 100 200 aoo 600 sooeet Department of Community Development tila�riot pr AB _ Subject Property Petition 47-22 & 48-22 Church Rd � IpiVerR'dSe � 4r C F m i GI \ PAB Legend ORC1 Residence Conservation 1 �— QRC2 Residence Conservation 2 QRC3 Residence Conservation 3 QPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 Q PSFR1 Planned Single Family Residence 1 ABA Q SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 O Q TRF Two Family Residence O PTRF Planned Two Family Residence Q MFR Multiple Family Residence �A QPMFR Planned Multiple Family Residence v ORB Residence Business PG I OPRB Planned Residential Business Q QNB Neighborhood Business QPNB Planned Neighborhood Business i QAB Area Business ®PAB Planned Area Business a -CC Center City 1 -CC2 Center City 2 Airport Rd ®PCC Planned Center City OORI Office Research Industrial O PORI Planned Office Research Industrial y 1-90E From IL 31 N +� -GI General Industrial PGI Planned General Industrial Q CI Commercial Industrial CF West•River Rd ®CF Community Facility -PCF Planned Community Facility GI PCF GI EXHIBIT Zoning Map AAN W E.rG>E 1S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet River M °vo- Riarge pr c� dr�o 0 y 0334327001 0 Subject Property 418 Airport Rd. 01?0 Petition 47-22 & 48-22 170 0334421038 9 0334327002 0334421040 0334421041 tea. 0334327003 o� 0 Z !_g0 EXHBIIT C N Parcel Map City Of Elgin 0 65 130 260 390 520 Feet Department of Community Development EXHIBIT D SITE LOCATION 418 Airport Road, Units B and C Petitions 47-22 and 48-22 River Ridge Business Center +1 -- - —7� River RfApe Dr rt 4 t corpora y' c � rn r Location of r Backyard Storage i" Solutions and the f._ commercial t $, o erations a rd � =r J �..�;�.� �,�• F j- fir �111 I ;C a 1 .IH IMMNI , �• M..rI1I �.r Q1 r ♦ _ 9 Site area map with zoning overlay EXHIBIT D SITE LOCATION 418 Airport Road, Units B and C Petitions 47-22 and 48-22 L f \ - Bird's eye view of the property looking north grow 04 Bird's eye view looking west EXHIBIT D SITE LOCATION 418 Airport Road, Units B and C Petitions 47-22 and 48-22 View 1 of the area of the proposed commercial operations yard View 2 of the area of the proposed commercial operations yard EXHIBIT D SITE LOCATION 418 Airport Road, Units B and C Petitions 47-22 and 48-22 View of the property in rear of the building View of the existing landscape buffer along the east property line