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HomeMy WebLinkAboutG22-21 Ordinance No. G22-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A SPECIAL TRADE CONTRACTOR'S OFFICE AND WAREHOUSE FACILITY IN THE PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE No.G88-04 (400 Airport Road, Unit E) WHEREAS, written application has been made requesting conditional use approval to establish a special trade contractor's office and warehouse facility, at 400 Airport Road, Unit E; and WHEREAS, the zoning lot with the building containing the premises at 400 Airport Road, Unit E 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, and a special trade contractor's office and warehouse facility 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 March 1, 2021 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 March 1, 2021, 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 special trade contractor's office and warehouse facility, is hereby granted for the property commonly known as 400 Airport Road, Unit E, which is part of the property commonly identified by Kane County Property Index Numbers 03-34-327- 003; 03-34-421-041; 03-34-421-040; 03-34-421-039; 03-34-421-038, and legally described as follows: Lots 1 through 5, inclusive 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 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 Peter C. Bazos, Esq., with Duke's Root Control as applicant, and Life Storage Centers LLC, as property owner, received February 8, 2021 and supporting documents including: a. Undated Rider Statement of Purpose and Conformance For Conditional Use received February 8, 2021; b. Undated Elevation Image of tenant space; received February 8, 2021; c. Undated Existing Floor Plans, received February 8, 2021; d. Proposed floor plan titled "400 E Airport Road Duke's Root Control, dated February 1, 2021; and e. Undated Narrative of Business Operation,received February 8, 2021. 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. All service equipment, service vehicles, and any equipment materials shall be stored inside the building.No storage of any service equipment,service vehicles,or equipment materials may be stored on the exterior of the premises. 3. All street graphics must comply with the zoning ordinance requirements. 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. avi J. Kap ' ayor Presented: April 14, 2021 Passed: April 14, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: April 14, 2021 , Published: April 15, 2021 Attest: Kimberly Dewis, CY Clerk March 1, 2021 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 07-21, an application by Duke's Root Control, as applicant, and Life Storage Centers LLC, as property owner, requesting a conditional use to establish a special trade contractor's offices and warehouse facility, at the property commonly referred to as 400 Airport Road, Unit E. GENERAL INFORMATION Petition Number: 07-21 Property Location: 400 Airport Road, Unit E Requested Action: Conditional Use Current Zoning: PORI Planned Office Research Industrial District Ordinance No. G88-04 Proposed Zoning: No change. PAB Planned Area Business District Existing Use: Vacant commercial light-industrial/warehousing tenant space Proposed Use: Offices and Warehouse Applicant: Duke's Root Control Owner Life Storage Centers LLC Staff Coordinator: Denise Momodu, Associate Planner Exhibits Attached: A. Aerial/Location Ma B. Zoning Map EXHIBIT A Recommendation & Findings of Fact Petition 07-21 March 1, 2021 C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Duke's Root Control,as applicant,and Life Storage Center LLC,as property owner,are requesting a conditional use to establish a special trade contractor's offices and warehouse facility, at the property commonly referred to as 400 Airport Road,Unit E. Duke's Root Control, a sanitary sewer contractor, is proposing to establish its offices and warehouse at 400 Airport Road,Unit E. The proposed facility would be located within an existing 21,500-square foot vacant tenant space within the existing multi-tenant light-industrial building. The applicant specializes in the controlled treatment of tree roots and grease in publicly owned sanitary sewer and storm water collection systems. The company is seeking to relocate its business from Crystal Lake to Elgin. Approximately 40 employees would be employed at the proposed location with the majority being service personnel. Roughly 5,000 square feet of the tenant space would be used as office space and the remaining 16,500 square feet will be utilized as warehousing. The hours of operations would be Monday- Friday from 6:00 AM to 6:00 PM. The tenant space includes four loading docks, two at the rear (east side) of the building and two at the front entrance (west side) of the building. All business operations would be conducted entirely within the tenant space. All service equipment, service vehicles, and any equipment materials would be stored inside the building. No changes are being proposed to the exterior of the building. The applicant will only need to do minor interior office build-out. The proposed use is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift demand, whichever is greater. With 21,500 square feet and 40 employees during the peak shift, the proposed use is required to have a total of 27 parking spaces. The subject property is located within the River Ridge Business Center subdivision that is developed with a multi-tenant shopping center containing a storage facility, several churches, a daycare center, physical fitness facilities, and other light-industrial type businesses. The parking spaces are shared by all tenants in the subdivision. With 1,051 parking spaces on site,the property will continue to meet its parking requirement. -2 - Recommendation & Findings of Fact Petition 07-21 March 1, 2021 OLO 0 0 o o --------112-J9LT__ oFkF orEworEcc 71"t Figure 2: The proposed floor plan of the applicant Special trade contractor's offices is listed as a conditional use in the PAB Planned Area Business District established by Ordinance No. G88-04, and 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 to the city in 1984.Upon annexation, the property was zoned B-3 Service Business District. In 1992, it was rezoned to AB Area Business District as part of the Comprehensive Amendment to the Zoning Ordinance. In 2004,the owners requested an amendment to include certain office and industrial land uses, which was approved by PAB Ordinance No. G88-04. The existing one-story 130,000 commercial/light-industrial building was constructed in 1984. The subject property is an irregularly shaped parcel containing 13 acres of land. It is relatively flat. B. Surrounding Land Use and Zoning. The area located to the north and northwest is zoned PAB Planned Area Business District and is part of the same subdivision as the subject property. The area is improved with the shared parking lot and a multi-tenant shopping center containing a storage facility, several churches, a daycare center, physical fitness facilities, and other light industrial type businesses. The area located to the northeast of the subject property is zoned GI General Industrial District and is developing with office, warehousing and manufacturing uses. The area located to the southeast of the subject property is zoned PGI Planned General Industrial District and is improved with the Amazon distribution facility. The area located to the west of the subject property, across - 3 - Recommendation & Findings of Fact Petition 07-21 March 1, 2021 Airport Road, is zoned AB Area Business District and is developed with offices, hotels, restaurants and retail uses. C. Comprehensive Plan. The subject property is designated as Office by the City's 2018 Comprehensive Plan. This land use includes professional services as well as medical- related office uses. General offices, financial firms, technology companies, corporate headquarters, clinics, and doctor and dentist offices and all included in the office land use. This land use comprises two types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as 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 office uses are 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 subdivision that is developed with a multi-tenant shopping center containing a storage facility, several churches, a daycare center, physical fitness facilities, and other light industrial type businesses. Staff anticipates the trend of development within the subdivision will be towards light-industrial and warehousing type uses due to the property's proximity to I-90 and State Street(IL Route 31) interchange. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 07-21 on March 1,2021.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 1, 2021. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended -4 - Recommendation& Findings of Fact Petition 07-21 March 1, 2021 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 proposed special trade contractor's offices and warehouses facility would occupy an existing 21,500-square foot tenant space within an existing multi- tenant light-industrial building. The applicant is not proposing to make any exterior changes to the building, however some interior modification will be required to accommodate the new use. All service equipment, service vehicles, and any equipment materials would be stored inside the building. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. 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. There will be no mixing of any chemicals used for sewer treatment at the facility. Therefore, no changes to water or sewer facilities are required.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 the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The proposed special trade contractor's offices and warehouse facility would be located within an existing multi-tenant office and warehousing building that was constructed in 1984. The proposed tenant space includes four loading docks.With 40 employees during its peak operating shift, the proposed use will not have any negative effect on the existing safe and efficient on-site and off-site vehicular circulation, which function in a safe and efficient manner. The proposed use is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift demand, whichever is greater. With 21,500 square feet and 40 employees during the peak shift, the proposed use - 5 - Recommendation & Findings of Fact Petition 07-21 March 1, 2021 is required to provide a total of 27 parking spaces. The subject property is located within the River Ridge Business Center subdivision that is developed with a multi-tenant shopping center containing a storage facility, several churches, a daycare center, physical fitness facilities, and other light-industrial type businesses. The parking spaces are shared by all tenants in the subdivision. With 1,051 parking spaces on site,the property will continue to meet its 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. All business operations will be conducted entirely within the tenant space. All service equipment, service vehicles, and any equipment materials would be stored inside the building. With the proposed hours of operations Monday-Friday from 6:00 AM to 6:00 PM, the business operation is consistent with those of surrounding businesses. All business operations will be conducted entirely within the tenant space. No changes are being proposed to the exterior of the multi-tenant building. 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 07-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Peter C. Bazos, Esq., with Duke's Root Control as applicant, and Life Storage Centers LLC, as property owner,received February 8, 2021 and supporting documents including: a. Undated Rider Statement of Purpose and Conformance for Conditional Use received February 8, 2021; b. Undated Existing Floor Plan, received February 8, 2021; c. Proposed floor plan titled "400 E Airport Road Duke's Root Control, dated -6 - Recommendation & Findings of Fact Petition 07-21 March 1, 2021 February 1, 2021, with such further revisions as required by the Community Development Director; and d. Undated Narrative of Business Operation, received February 8, 2021. 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. All service equipment, service vehicles, and any equipment materials shall be stored inside the building.No storage of any service equipment, service vehicles,or equipment materials may be stored on the exterior of the premises. 3. All street graphics must comply with the zoning ordinance requirements. 4. 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 seven (7)yes, zero (0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning &Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 7 - ill.. Subject Property ► River midge,,psi jr r; Petition 07-21 �- W;�� C�rP ro ate�Or'. C9 �; y w y 2 0 ��3 opt �a o ��O L ppO t� m C � ���� WiRiver,Rd e�td a �►e�a EXHIBITA Aerial/Location Map N Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development Feet fi AB Church Corporate Dr CF c� AB GI GI � PA Subject Property x Petition 07-21 Legend RC Residence Conservation 1 QRC2 Residence Conservation 2 ORC3 Residence Conservation 3 QPRC Planned Residence Conservation /� B Q SFR1 Single Family Residence 1 Q PSFR1 Planned Single Family Residence 1 SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 O TRF Two Family Residence O PTRF Planned Two Family Residence T MFR Multiple Family Residence PGI PMFR Planned Multiple Family Residence ` O RB Residence Business d PRB Planned Residential Business NB Neighborhood Business ®PNB Planned Neighborhood Business _AB Area Business -PAB Planned Area Business f.9 'w. Airport Rd -CC1 Center City 1 Tp//3�N -CC2 Center City 2 R�1jt7 -PCC Planned Center City ORI Office Research Industrial PORI Planned Office Research Industrial ,nQ r W River Rd -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility TFR -PCF Planned Community Facility Fede{ration PI EXHIBIT B Zoning Map lkCV Y"1y �F SJ Map prepared by City of Elgin 0 100 200 400 600 80 Feet Department of Community Development F Subject Property 033442103 400 Airport Rd. Petition 07-21 0334421038 0334421040 0334421041 .a O 0334327003 C. i \ I EXHIBIT C Parcel Map N A City of Elgin o ao ao 160 240 320 Department of Community Development Feet EXHIBIT D SITE LOCATION 400 Airport Road Petition 07-21 4 4„ x * ,1 Q Bird's Eye View of Property Looking north „ ^ 400 Airport Road- Unit E » x w Y " i Bird's Eye View Looking south EXHIBIT D SITE LOCATION 400 Airport Road, Unit E Petition 07-21 View of tenant space looking south kjII �^ .y. n w , F .w View of tenant space looking north