HomeMy WebLinkAboutG13-23 Ordinance No. G13-23
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A"COMMERCIAL
OPERATIONS YARD" [SR] (UNCL)
(418 Airport Road,Units B and C)
WHEREAS, the territory herein described has been classified in the PAB Planned Area
Business District and is subject to the requirements of Ordinance No. G88-04; and
WHEREAS, by adopting Ordinance No. G12-23 on March 22, 2023, the City Council
amended certain provisions of Ordinance No. G88-04; and
WHEREAS, written application has been made requesting conditional use approval to
establish a"commercial operations yard" [SR] (UNCL) at 418 Airport Road, Units B and C; and
WHEREAS,the zoning lot with the building containing the premises at 418 Airport Road,
Units B and C, is legally described herein(the"Subject Property"); and
WHEREAS,the Subject Property is located within the PAB Planned Area Business District
established by Ordinance No. G88-04, as amended by Ordinance No. G12-23,and a"commercial
operations yard"[SR] (UNCL)is listed as a conditional use within the PAB Planned Area Business
District; 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 a conditional use
in the PAB Planned Area Business 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 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 a conditional use for a"commercial operations yard" [SR] (UNCL) is
hereby granted for the property commonly known as 418 Airport Road, Units B and C, which is
part of the property commonly identified by Kane County Property Index Numbers; 03-34-421-
039, 03-34-421-038, 03-34-327-002, 03-34-421-040, 03-34-421-041, and 03-34-327-003, and
which is legally described as follows:
PARCEL 2A: LOTS 1 THROUGH 5,INCUSIVE,IN THE RIVER RIDGE BUSINESS CENTER
BEING A RESUBDIVISION OF LOT 3 IN THE ELGIN-O'HARE BUSINESS CENTER,
BEING A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 34,TOWNSHIP 42
NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE
PLAT THEREOF RECORDED NOVEMBER 22, 2004 AS DOCUMENT NUMBER
2004K150868, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY, ILLINOIS.
PARCEL 2B: A NON-EXCLUSIVE EASEMENT FOR THE BENEFIT OF PARCEL 1 AS
CREATED BY CONSTRUCTION, OPERATION AND RECIPROCAL EASEMENT
AGREEMENT RECORDED JULY 6, 1985 AS DOCUMENT 1724539 AS MODIFIED FOR
THE PURPOSE OF (A) INGRESS AND EGRESS AND FOR VEHICULAR AND
PEDESTRIAN ACCESS TO AND FROM STREETS AND HIGHWAYS ADJACENT TO OR
NEAR THE PROPERTY INCLUDING ENTRANCES AND EXITS (B) THE PASSAGE OF
PARKING OF VEHICLES AND (C) THE PASSAGE AND ACCOMMODATION OF
PEDESTRIANS ALL OVER THE COMMON AREAS OF THE FOLLOWING DESCRIBED
LAND: LOT 3 IN THE ELGIN-O'HARE BUSINESS CENTER.
PARCEL 3: LOT 7 IN THE RIVER RIDGE BUSINESS CENTER BEING A RESUBDIVISION
OF LOT 3 IN THE ELGIN-O'HARE BUSINESS CENTER,BEING A SUBDIVISION OF PART
OF THE SOUTH HALF OF SECTION 34,TOWNSHIP 42 NORTH,RANGE 8, EAST OF THE
THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED
NOVEMBER 22, 2004 AS DOCUMENT NUMBER 2004KI50868, IN THE TOWNSHIP OF
DUNDEE, KANE COUNTY, ILLINOIS.
(commonly known as 400-440 Airport Road)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional 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:
2
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; and
h. Landscape plans, Sheet L0.1 and Sheet L1.0,prepared by Dickson Design Studio,
dated February 3,2023,last revised February 15,20023,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. 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.
3. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
4. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
David J. apt ' , Ma r
3
Presented: March 22, 2023
Passed: March 22, 2023
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: March 22, 2023
Published: March 22, 2023
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Kimberly D6visgv Clerk
4
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 findings 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 Map
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 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.
River Ridge
Business Center
r �
,w„gyp, ► Location of
Backyard Storage
Solutions and the
commercial
ations and
9
Is'0
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
! 8 distribution of residential
a t W FE„A storage products,such as sheds,
and outdoor entertainment
—q i equipment, such as playground
p—�-- equipment, gazebos, and
0 0 pavilions. The proposed
i
� _ ---� � distribution facility, which is
4 relocatingfrom Glendale
0 U Heights or a larger space,
E m would occupy the 14,995-
square foot tenant space (418
7 """ Airport Road, Units B and C),
Jj r o M.� which is currently vacant. The
o ;M"� company provides backyard
o products for Home Depot,
E Lowes, Menards, and Costco
retailers and is contractually
obligated to deliver the product
l — within 60 days. Once ordered
by a customer at a local retail
store,the construction materials
Figure 2.Proposed floor plan with outdoor storage 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
1
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 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 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 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 3 1) 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 115-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
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 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 1-90 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.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.
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 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.
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 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.
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
RECOMMENDATION
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-
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Subject Property
Petition 47-22 & 48-22
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EXHIBITA Aerial/Location Map AA�
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Map prepared by City of Elgin o ioo 200 aoo soo 80Feet
Department of Community Development
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Subject Property
AB Petition 47-22 & 48-22
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Legend
QRC1 Residence Conservation 1
QRC2 Residence Conservation 2
ORC3 Residence Conservation 3
QPRC Planned Residence Conservation
QSFR1 Single Family Residence 1
OPSFR1 Planned Single Family Residence 1 e
QSFR2 Single Family Residence 2 j'B
QPSFR2 Planned Single Family Residence 2 O
OTRF Two Family Residence
OPTRF Planned Two Family Residence
OMFR Multiple Family Residence �A
QPMFR Planned Multiple Family Residence f'
QRB Residence Business (. PG] `
QPRB Planned Residential Business
ONB Neighborhood Business -
QPNB Planned Neighborhood Business
Q AB Area Business
i
PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2 I7�'M ort Rd
-PCC Planned Center City `
-ORI Office Research Industrial
-PORI Planned Office Research Industrial 1.90E From IL 31 N
-GI General Industrial
-PGI Planned General Industrial ^ LMest River Rd
-Cl Commercial Industrial PC!
-CIF Community Facility �•
-PCF Planned Community Facility GI PCF GI
EXHIBIT Zoning Map "e
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Map prepared by City of Elgin 0 100 200 400 600 80Feet
Department of Community Development
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418 Airport Rd. 01?
Petition 47-22 & 48-22 o?
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0334327002 0334421040
0334421041
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EXHBIIT C Parcel Map N
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City of Elgin 0 65 130 260 390 520
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
418 Airport Road, Units B and C
Petitions 47-22 and 48-22
River Ridge i
° Business Center
l,Rrver Rfdge Dr R
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Location of '
Backyard Storage
Solutions and the
commercial
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Site area map with zoning overlay
EXHIBIT D
SITE LOCATION
418 Airport Road, Units B and C
Petitions 47-22 and 48-22
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Bird's eye view of the property looking north
1 00
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
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View of the existing landscape buffer along the east
property line