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HomeMy WebLinkAboutG18-20 Ordinance No. G 18-20 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE GI GENERAL INDUSTRIAL DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (740 Church Road) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct a 12,500-square foot addition to the existing building with certain departures from the Elgin zoning ordinance at 740 Church Road; and WHEREAS, the zoning lot containing the premises at 740 Church Road is legally described herein(the "Subject Property"); and WHEREAS, the Subject Property is located within the GI General Industrial District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on March 2, 2020, 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 GI General Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated March 2, 2020, 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 planned development to construct a 12,500- square foot addition to the existing building with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 740 Church Road, and commonly identified by Kane County Property Index Number 03-33-426-004, and legally described as follows: LOT 6 OF NORTH ELGIN INDUSTRIAL PLAZA, BEING A SUBDIVISION OF PARTS OF SECTIONS 33 AND 34,TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THERE OF RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY, ILLINOIS ON SEPTEMBER 17, 1973, AS DOCUMENT NUMBER 1278513, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 740 Church 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 Powell Family Properties LLC, as applicant and property owner, received January 17, 2020, and supporting documents including: a. Undated Planned Development Statement of Purpose and Conformance, received January 17, 2020; b. Undated Conditional Use Statement of Purpose and Conformance, received January 17, 2020; c. A letter RE: 740 Church Road, Elgin Proposed Building Addition Project Required Stormwater Improvements Our reference No. 19228, prepared by Mike Anderson, Haeger Engineering, dated January 6, 2020; d. Undated brick sample image, received January 17, 2020; e. ALTA/ACSM Land Title Survey, prepared by Preferred Survey, Inc., dated October 1, 2013; f. TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director; and g. Concept Site Plan, prepared by Haeger Engineering, dated January 6, 2020, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the building addition with a minimum building transition yard setback of 51 feet from the north property line. 2 3. A departure is hereby granted to allow the construction of the building addition with a minimum building interior yard setback of 12 feet from the west side property line. 4. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum vehicle use area street yard setback of 17 feet from the south (street) property line. 5. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum vehicle use area interior yard setback of four feet from the east property line. 6. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum transition landscape yard of 42 feet. 7. A departure is hereby granted to permit a total of 24 parking spaces on the property for the existing wholesaler of flooring products use on the property. If the demand for parking by the current use exceeds 24 parking spaces available on the property, either based on the construction of additional "floor area" [SR], by the increase in the number of employees during peak demand shift from the current number of four employees,and/or by adding additional employee shifts,then additional parking spaces shall be constructed to meet the additional parking demand. The amount of additional parking shall be determined by a parking study provided by the existing wholesaler of flooring products use, and the location of additional parking shall be in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director. Prior to obtaining a certificate of occupancy,any future use on the property shall submit a parking supply and demand analysis specifying the total number of employees during peak demand shift. If the development administrator finds that the parking supply does not meet the parking demand, additional parking spaces shall be constructed to meet the parking demand in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director. 8. The applicant shall construct the necessary stormwater improvements as required by the Elgin Municipal Code, as amended, for the future construction of up to 12 parking spaces in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020,with such further revisions as required by the Community Development Director, at the time of construction of the building addition. 3 9. The public sidewalk within Church Road right-of-way and its connection to the building's main entrance shall be constructed in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director, on or before July 1, 2023. 10. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. K ain ayor Presented: May 13, 2020 Passed: May 13, 2020 Vote: Yeas: 7 Nays: 2 Recorded: May 13, 2020 • Published: May 14, 2020 ,,bs U A st: • Kimberly Dewis, &Clerk s 4 EXHIBIT A March 2, 2020 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 Petition 07-20, an application by Powell Family Properties LLC, as applicant and property owner, requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code for the building interior setback, building transition setback, vehicle use area street setback, vehicle use area interior setback, transition landscape yard, and minimum number or required parking spaces to construct a 12,500-square foot building addition at the property commonly referred to as 740 Church Road. GENERAL INFORMATION Petition Number: 07-20 Property Location: 740 Church Road Requested Action: Planned Development as a conditional use Current Zoning: GI General Industrial District Proposed Zoning: No change. GI General Industrial District Existing Use: Wholesaler of home furnishings Proposed Use: No change. Wholesaler of home furnishings Applicant: Powell Family Properties LLC Owner Powell Family Properties LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial Recommendation & Findings of Fact Petition 07-20 March 2, 2020 B. Zoning May C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Powell Family Properties LLC, as applicant and property owner, is requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code for the building interior setback, building transition setback, vehicle use area street setback, vehicle use area interior setback, transition landscape yard, and minimum number or required parking spaces to construct a 12,500-square foot building addition at the property commonly referred to as 740 Church Road. The 1.9-acre property is zoned GI General Industrial District, and is located in North Elgin Industrial Plaza industrial park(also known as Elgin Oaks industrial park)located west of N. State Street and north of 1-90 Tollway. The area for the industrial park was annexed in 1970 and platted in 1973. The property is improved with a 23,116-square foot one-story building constructed in 1984 and a surface parking lot with 49 parking spaces,which wraps around the building's east and north sides. The building includes approximately 2,000 square feet of office space and 21,116- square feet of warehousing space. The property is home to TAJ Flooring Inc., a wholesaler of flooring products. The properties east,west, and south of the building are all zoned GI General Industrial District and are improved with one-story office and warehousing buildings with accessory parking lots. The two properties adjacent to the north are located in unincorporated Kane County and are zoned F Farming. The properties are improved with single-family homes part of Frontenac Subdivision. - 2 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 F NtuW 7a 710 X710 / SUBJECT E�y�n PROPERTY Figure 1.Site area map with zoning overlay Proposal The applicant is proposing to construct a 12,500-square foot building addition on the north side of the existing building. The proposed one-story 22-foot high addition would be located approximately 51 feet from the north(rear)property line and approximately 12 feet from the west interior lot line.The exterior of the proposed addition would be constructed of the same color brick masonry to match the existing building.The proposal would provide additional warehousing space for TAJ Flooring Inc. The proposed addition would eliminate 25 existing parking spaces on the north side of the building that are never used. The applicant would maintain the other 24 existing parking spaces located in the parking lot east of the building. The 35,616-square foot building(with the proposed addition) is required to provide a total of 36 parking spaces based on the parking requirement for one parking space per 1,000 square feet of floor area. With only four employees during the peak demand shift, the 24 parking spaces proposed to remain on site meet the parking needs of the company. Still,the applicant is proposing to preserve an area of the property for the construction of 12 additional parking spaces in the future, should the parking demand increase, which would bring the total number of parking spaces on site to 36 parking spaces. - 3 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 'elkff Npw�EryiOUS Atea'. 4 80051 pmana�a.upnp) PROPOSED 50'x 250'BUILDING ADDITION F v CD ' ESTRWATED NEW IMPERVIOUS AREA: 4.150 ' Naw lmpery .Arca: 1850 st pna Pn vy yraauLM.cap.ry CHURCH ROAD Figure 2. Concept site plan As the property is less than two acres in size, the applicant is requesting approval of a planned development as a conditional use to allow for several departures from the zoning ordinance requirements. The required departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of De artures for 740 Church Road Requirement Proposal Building Transitional 105 feet 51 feet Yard Setback Building Interior 20 feet 12 feet Yard Setback Vehicle Use Area 32 feet 17'-11" Street Yard Setback Vehicle Use Area 6 feet 4 feet Interior Yard Setback Transition Landscape 53 feet 42 feet Yard Number of Parking 36 24 Spaces -4 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 When the area was annexed, the applicant at the time agreed to establish a 100-foot buffer strip along the north property line of the subject property and several other adjacent properties in the industrial park, which back up to the residential subdivision to the north. The annexation agreement expired in 1975. The existing building at 740 Church Rd was constructed with approximately 102-foot setback from the north property line. In 1992, the property was zoned GI General Industrial District, which established the requirement for a 105-foot transitional yard building setback from the north property line, which made the existing building a lawful nonconforming structure. While the proposed addition would be located approximately 51 feet from the north(rear)property line, the existing berm and all existing landscaping materials along the north property line would remain. The applicant would install a six-foot high, solid, privacy fence of neutral color along the north side of the parking lot with additional landscaping to enhance the screening from adjacent residential properties to the north. The applicant would also install additional foundation plantings along the south side of the building facing the street, additional landscaping materials along the east side of the parking lot for enhanced screening from the adjacent property to the east,and eight new street trees along Church Road. The applicant is required and will install a new public sidewalk along Church Road with a connection to the front entrance of the building. The existing refuse container currently located in the parking lot would be relocated to the building's interior. EXISTING&tRDING ($FADED) Rgwe 3. The rendering of the proposed add6w as seen from the rear The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1970. Upon annexation, the property was zoned M2 General Manufacturing.The property became part of the North - 5 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 Elgin Industrial Plaza subdivision, which was platted in 1973. The existing building was constructed in 1984. B. Surrounding Land Use and Zoning. The properties east, west, and south of the building across Church Road are all zoned GI General Industrial District and are improved with one-story office and warehousing buildings with accessory parking lots.The two properties adjacent to the north are located in unincorporated Kane County and are zoned F Farming. The properties are improved with single-family homes part of Frontenac Subdivision. C. Comprehensive Plan.The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose and intent of the GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. E. Trend of Development. The subject property is located in an established industrial park west of N. State Street and north of I-90 Tollway. With the completion of the new light- industrial building at 550 Tollgate Road in late 2019, all but one property within the industrial park have been developed. Except for the two properties closer to N. State Street, which include one-story office buildings, all other properties in the industrial park have been developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light-industrial and warehousing space for the foreseeable future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 07-20 on March 2,2020.Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated March 2, 2020. - 6 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in § 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR 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 1.9-acre property is improved with a 23,116- square foot, one-story building and accessory parking lots located north and east of the building. An existing berm with extensive landscaping is located along the north property line. While the proposed building addition would be closer to the north property line (approximately 51 feet) than the existing north parking lot (approximately 60 feet), the applicant would preserve the existing berm and all existing landscaping along the north property line. The applicant would also install additional landscaping along the north side and the east side of the parking lot located east of the building, and eight new street trees along Church Road. No existing site features including topography, watercourses, vegetation, and property improvements exist that would 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. All public utilities, including municipal water, sanitary sewer, and stormwater systems are located within Church Road right-of-way. The proposed building addition would provide additional warehousing space and does not require any changes to the existing sanitary sewer utilities. The addition is required to be sprinklered. The applicant will submit the plans for upgrades to the fire sprinkler system at the time of building permit review, and will increase the water service line if necessary. All existing public utility infrastructure has adequate capacity to accommodate the necessary changes for the proposed addition. Because the new addition would largely replace the existing impervious parking lot north of the building, substantial modifications to the existing stormwater infrastructure are not needed. To accommodate the new impervious area for the future expansion of the parking lot, the applicant would construct a small surface stormwater detention area on the south - 7 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 side of the building, which would meet the stormwater ordinance requirements. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[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 applicant is proposing to maintain the existing parking lot east of the building with no changes to the access driveway. The second driveway providing access to the existing loading dock would also remain unchanged. The proposed building addition will not have any effect on the existing traffic pattern in the neighborhood. The proposal would maintain safe and efficient on-site and off-site vehicular circulation. The 35,616-square foot building(with the proposed addition) is required to provide a total of 36 parking spaces based on the parking requirement for one parking space per 1,000 square feet of floor area.The proposed addition would eliminate 25 existing parking spaces on the north side of the building that are never used. The applicant would maintain the other 24 existing parking spaces located in the parking lot east of the building. With only four employees during the peak demand shift, the 24 parking spaces proposed to remain on site exceed the parking needs of the company. Still, the applicant is proposing to land bank an area of the property for the construction of 12 additional parking spaces in the future,should the parking demand increase,which would bring the total number of parking spaces on site to 36 parking spaces. The facility will meet its parking demand and will not have any negative effect on the surrounding properties. 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 - 8 - i Recommendation & Findings of Fact Petition 07-20 March 2, 2020 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 to the city in 1970. Upon annexation, the property was zoned M2 General Manufacturing. The property became part of the North Elgin Industrial Plaza subdivision, which was platted in 1973. The existing building was constructed in 1984. The proposed addition would allow the existing tenant to remain in the facility and would maintain the property for light-industrial use for the foreseeable future consistent with the GI zoning classification. E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor 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 east, west and south of the building across Church Road are all zoned GI General Industrial District and are improved with one-story office and warehousing buildings with accessory parking lots. The two properties adjacent to the north are located in unincorporated Kane County and are zoned F Farming. The properties are improved with single-family homes part of Frontenac Subdivision. F. Trend of Development Standard. The suitability of the subject propertyfor 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 in the established industrial park west of N. State Street and north of I-90 Tollway. With the completion of the new light- industrial building at 550 Tollgate Road in late 2019, all but one property within the industrial park have been developed. Except for the two properties closer to N. State Street, which include one-story office buildings, all other properties in the industrial park are developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light- industrial and warehousing space for the foreseeable future. G. Planned Development District Standard: The suitability of the subject propertyfor 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. This standard is not applicable. The applicant is not seeking approval of a - 9 - i Recommendation & Findings of Fact Petition 07-20 March 2, 2020 planned development district as a map amendment. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject propertyfor 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. The subject property is suitable 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. The applicant is proposing a planned development as a conditional use to allow for several departures from the site design requirements of the zoning ordinance. The 1.9- acre property is less than two acres,which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow for the expansion of the existing building that would assure the property remains used for a light- industrial use in the future. The proposed project represents a desirable re-investment in an existing property that would have a positive effect on the surrounding properties. 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 - 10 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The 1.9-acre property is currently vacant with a berm and extensive vegetation along the north property line established in the 1980s to provide screening from the adjacent residential properties to the north. The applicant proposes to maintain the existing berm and all vegetation along the north property line. In addition, the applicant would install new landscaping materials along the north and east sides of the existing parking lot east of the building,and would install eight new street trees along Church Road. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed development. 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 building addition would allow the existing wholesaler of flooring products to expand their business and remain on the property. The existing use would continue to exercise no undue detrimental influence on surrounding uses and properties. The applicant would maintain the existing berm and all existing vegetation along the north property line. In addition, the applicant would install a new six-foot high, privacy fence along the north side of the parking lot with new landscaping materials to assure adequate screening is provided from the residential neighborhood to the north. The proposal would not have any negative effect on the adjacent residential properties to the north. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.40.335, "Site Design". The minimum required building transitional yard setback along the north property line is 105 feet. The applicant is proposing a 51-foot transition yard building setback from the north property line. 2. Section 19.40.335, "Site Design". The minimum required building interior yard setback is 20 feet. The applicant is proposing a building interior yard setback of 12 feet from the west side property line. 3. Section 19.40.335, "Site Design". The minimum required vehicle use area street yard setback is 32 feet. The applicant is proposing a vehicle use area street yard setback of IT- - 11 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 11" for the future expansion of the parking lot. 4. Section 19.40.335 "Site Design". The minimum required vehicle use area interior yard setback is six feet. The applicant is proposing a vehicle use area interior yard setback of four feet from the east property line for the future expansion of the parking lot. 5. Section 19.40.335, "Site Design". The minimum required transition landscape yard from the north property line is 53 feet. The applicant is proposing a transition landscape yard of 42 feet for the future expansion of the parking lot. 6. Section 19.45.080, "Table of Required Parking". The minimum required number of parking spaces on the property for the expanded 35,616-square foot building is 36 parking spaces. The applicant is proposing a total of 24 parking space. The applicant is also proposing to land bank an area of the property that would allow for future construction of up to 12 parking spaces that could bring the total number of parking spaces on site to 36. Staff finds the proposed departures are appropriate for a desirable expansion of an existing light- industrial building. The proposal represents a re-investment in an existing 36-year old building within an established light-industrial park. The proposed addition would allow the existing wholesaler of flooring products to expand the business by expanding its warehousing space for additional inventory, and would allow the business to remain in the City. The addition would encroach into the required building transition yard setback, but would largely replace an existing parking lot and one building loading dock. The new addition would be constructed of brick masonry to match the exterior of the existing building and would not have any windows facing the residential area to the north. If the addition is not approved, and another user occupies the building, the use of the existing parking lot and the loading dock on the north side of the building would create more noise and potential nuisance to the residential neighborhood to the north. The applicant would preserve the existing berm and landscaping along the north property line, and would install a six-foot high privacy fence with additional landscaping along the north side of the parking lot to remain to provide additional screening from the single-family homes to the north. The proposed departures from the vehicle use area setback requirements and the transition landscape yard requirement are a result of the applicant's intention to land bank an area of the property for future construction of on-site parking should the demand for parking increase. With only four employees during the peak demand shift, the proposed 24 parking spaces to remain on site far exceed the needs of the existing use. The additional on-site parking planned for the future construction would meet the zoning ordinance requirement and would relieve any negative effect of employees and visitors potentially using on-street parking. Similarly,the proposed departure from the parking requirement is appropriate considering the true parking demand of the existing use is only four parking spaces with four employees during the - 12 - i Recommendation & Findings of Fact Petition 07-20 March 2, 2020 peak demand shift. The applicant would construct the small required stormwater detention on the south side of the building for the future expansion of the parking area. As such, if the additional parking spaces are constructed in the future, the required stormwater infrastructure would already be in place. 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, vegetation, and existing improvements. The 1.9-acre property is improved with a 23,116-square foot,one- story building and accessory parking lots located north and east of the building.An existing berm with extensive landscaping is located along the north property line. While the proposed building addition would be closer to the north property line (approximately 51 feet) than the existing north parking lot (approximately 60 feet), the applicant would preserve the existing berm and all existing landscaping along the north property line. The applicant would also install additional landscaping along the north side and the east side of the parking lot located east of the building, and eight new street trees along Church Road. No existing site features including topography, watercourses, vegetation, and property improvements exist that would 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.All public utilities, including municipal water, sanitary sewer, and stormwater systems are located within Church Road right-of-way. The proposed building addition would provide additional warehousing space and does not require any changes to the existing sanitary sewer utilities. The addition is required to be sprinklered. The applicant will submit the plans for upgrades to the fire sprinkler system at the time of building permit review, and will increase the water service line if necessary. All existing public utility infrastructure has adequate capacity to accommodate the necessary changes for the proposed addition. Because the new addition would largely replace the existing impervious parking lot north of the building, substantial modifications to the existing stormwater infrastructure are not needed. To accommodate the new impervious area for the future expansion of the parking lot, the applicant would construct a small surface stormwater detention area on the south side of the building, which would meet the stormwater ordinance requirements. - 13 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 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 the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The applicant is proposing to maintain the existing parking lot east of the building with no changes to the access driveway. The second driveway providing access to the existing loading dock would also remain unchanged. The proposed building addition will not have any effect on the existing traffic pattern in the neighborhood. The proposal would maintain safe and efficient on-site and off-site vehicular circulation. The 35,616-square foot building(with the proposed addition) is required to provide a total of 36 parking spaces based on the parking requirement for one parking space per 1,000 square feet of floor area.The proposed addition would eliminate 25 existing parking spaces on the north side of the building that are never used. The applicant would maintain the other 24 existing parking spaces located in the parking lot east of the building. With only four employees during the peak demand shift, the 24 parking spaces proposed to remain on site exceed the parking needs of the company. Still, the applicant is proposing to land bank an area of the property for the construction of 12 additional parking spaces in the future,should the parking demand increase,which would bring the total number of parking spaces on site to 36 parking spaces. The facility will meet its parking demand and will not have any negative effect on the surrounding properties. D. Location, Design, and Operation Standard. The suitability of the subject propertyfor 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 proposal represents a desirable re-investment in an existing 36-year old light-industrial building within an established industrial park. The proposal would assure the property can meet the current and future demand for light-industrial space. The proposed addition would be constructed with brick masonry to match the exterior of the existing building, and the applicant would install a six-foot high fence and additional landscaping along the north side of the existing parking lot for enhanced screening from the residential properties to the north. No evidence has been submitted or found that the proposal will exercise any detrimental impact on surrounding properties. - 14 - Recommendation & Findings of Fact Petition 07-20 March 2, 2020 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. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 07-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Powell Family Properties LLC, as applicant and property owner, received January 17, 2020, and supporting documents including: a. Undated Planned Development Statement of Purpose and Conformance, received January 17, 2020; b. Undated Conditional Use Statement of Purpose and Conformance, received January 17, 2020; c. A letter RE: 740 Church Road,Elgin Proposed Building Addition Project Required Stormwater Improvements Our reference No. 19228, prepared by Mike Anderson, Haeger Engineering, dated January 6, 2020; d. Undated brick sample image, received January 17, 2020; e. ALTA/ACSM Land Title Survey, prepared by Preferred Survey, Inc., dated October 1, 2013; f. TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director; and g. Concept Site Plan, prepared by Haeger Engineering, dated January 6, 2020, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the building addition with a minimum building transition yard setback of 51 feet from the north property line. 3. A departure is hereby granted to allow the construction of the building addition with a minimum building interior yard setback of 12 feet from the west side property line. - 15 - i Recommendation & Findings of Fact Petition 07-20 March 2, 2020 4. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum vehicle use area street yard setback of 17 feet from the south (street) property line. 5. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum vehicle use area interior yard setback of four feet from the east property line. 6. A departure is hereby granted to allow the construction of the parking lot expansion with a minimum transition landscape yard of 42 feet. 7. A departure is hereby granted to permit a total of 24 parking spaces on the property for the existing wholesaler of flooring products use on the property. If the demand for parking by the current use exceeds 24 parking spaces available on the property, either based on the construction of additional "floor area" [SR], by the increase in the number of employees during peak demand shift from the current number of four employees, and/or by adding additional employee shifts, then additional parking spaces shall be constructed to meet the additional parking demand. The amount of additional parking shall be determined by a parking study provided by the existing wholesaler of flooring products use, and the location of additional parking shall be in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set, prepared by DDCA architects, last revised February 20, 2020, with such further revisions as required by the Community Development Director. Prior to obtaining a certificate of occupancy, any future use on the property shall submit a parking supply and demand analysis specifying the total number of employees during peak demand shift. If the development administrator finds that the parking supply does not meet the parking demand, additional parking spaces shall be constructed to meet the parking demand in substantial conformance to the TAJ Flooring 740 Church Road Elgin,IL Zoning Submittal plan set,prepared by DDCA architects,last revised February 20,2020,with such further revisions as required by the Community Development Director. 8. The applicant shall construct the necessary stormwater improvements as required by the Elgin Municipal Code, as amended, for the future construction of up to 12 parking spaces in substantial conformance to the TAJ Flooring 740 Church Road Elgin, IL Zoning Submittal plan set,prepared by DDCA architects,last revised February 20,2020,with such further revisions as required by the Community Development Director, at the time of construction of the building addition. - 16 - i Recommendation & Findings of Fact Petition 07-20 March 2, 2020 9. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was six(6)yes, zero(0)no, and zero(0) abstentions. All membders were present. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 17 - C��au Or a m m e V Subject Property Fron �cDr Petition 07-20 c J .m. z_ CAurch Rd A, A O C 0 - - f EXHIBIT Aerial/Location Map s Map prepared by City of Elgin o so 100 200 soo 40 Feet Department of Community Development i �a X pucMsne t c -- Cha�esuDr Subject Property Petition 07-20 3 Q. t PAB & U Legend a GIS DBO StreetCenterl nesKane CMRC1 Residence Conservation 1 QRC2 Residence Conservation 2 C AB O QRC3 Residence Conservation 3 e ~ OPRC Planned Residence Conservation OSFR1 Single Family Residence 1 �� C PSFR1 Planned Single Family Residence 1 YI V O SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence - AB QPTRF Planned Two Family Residence Q MFR Multiple Family Residence �p OPMFR Planned Multiple Family Residence - O RB Residence Business O OPRB Planned Residential Business NB Neighborhood Business - Z QPNB Planned Neighborhood Business _ - -AB Area Business -PAB Planned Area Business 0 ^� -CC1 Center City 1 ��� j O -CC2 Center City 2 -PCC Planned Center City O -ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -9 0F -PGI Planned General Industrial -CI Commercial Industrial 7S -CF Community Facility -PCF Planned Community Facility EXHIBIT Zoning MapA W � E S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet i Canterfield Pkwy Subject Property Frontenac Dr 740 Church Rd. -- Petition 07-20 0333426004 Church Rd L O a� i a� . E 0 U EXHIBIT C Parcel Map City of Elgin o 25 50 100 150 200 Department of Community Development Feet EXHIBIT D SITE LOCATION 740 Church Rd Petition 07-20 t r &rth Rwd Su 'ect Property -A. Bird's eye view looking north Church Road ihL " Ilil i Sub" ct Propert Z C Bird's eye view looking south EXHIBIT D SITE LOCATION 740 Church Rd Petition 07-20 s r OF .F Tn�w Front elevation of the existing building ow{ Existing parking lot east of the building EXHIBIT D SITE LOCATION 41 Church R • Petition07-20 r Existing north (rear) elevation of the building Existing parking lot north of the building c A•��.:� ,�, �-mak�+ .���,`�_: a y-/ EXHIBIT D SITE LOCATION 41 Church R • Petition 07-20 Existing berm I • landscaping I • • the north property - a �•e "����� �'". _ �-,� fir. .y�r � Existing `tan .. . •• s . berm I • landscaping I • I - north property -