HomeMy WebLinkAboutG22-24 Ordinance No. G22-24
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE GI GENERAL INDUSTRIAL DISTRICT WITH CERTAIN DEPARTURES FROM
THE ELGIN ZONING ORDINANCE
(455 Shepard Drive)
WHEREAS, written application has been made requesting conditional use approval for a
planned development for the adaptive reuse of an existing building for a motor vehicle top, body,
and upholstery repair, and paint shop with certain departures from the Elgin zoning ordinance at
455 Shepard Drive; and
WHEREAS, the zoning lot containing the premises at 455 Shepard Drive is legally
described herein(the"Subject Property"); and
WHEREAS, the Subject Property contains less than two (2) acres of land, and is located
within the GI General Industrial District, and
WHEREAS, a planned development on a zoning lot containing less than two (2) acres of
land is listed as a conditional use within the GI General Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on March 4, 2024, 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
for a planned development 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 4, 2024, 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 for the adaptive reuse of
an existing building for a motor vehicle top, body, and upholstery repair, and paint shop with
certain departures from the Elgin zoning ordinance is hereby granted for the property commonly
known as 455 Shepard Drive, commonly identified by Kane County Property Index Number 06-
22-326-005, and legally described as follows:
PARCEL ONE:
THAT PART OF LOT 1, BLOCK A OF BURNIDGE BROTHER INDUSTRIAL PARK,
BLOCK A AND BLOCK B OF UNIT 1 ACCORDING TO THE PLAT THEREOF
RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY ON DECEMBER
13, 1963 AS DOCUMENT NO. 1014426,DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 1; THENCE
NORTHERLY ALONG THE WEST LINE OF SAID LOT 180.89 FEET FOR THE
POINT OF BEGINNING;
THENCE CONTINUING NORTHERLY ALONG SAID WEST LINE 180.89 FEET TO
THE NORTH LINE OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 41
NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN AS SHOWN ON
SAID DOCUMENT;
THENCE EASTERLY ALONG SAID NORTH LINE 267.65 FEET;
THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF SAID LOT 183.83
FEET TO A POINT THAT IS 183.83 FEET NORTHERLY OF THE SOUTH LINE OF
SAID LOT;
THENCE WESTERLY 267.61 FEET TO THE POINT OF BEGINNING. IN KANE
COUNTY, ILLINOIS
PARCEL TWO:
NON-EXCLUSIVE EASEMENT FOR BENEFIT OF PARCEL ONE FOR STORM
SEWER INSTALLATION AND MAINTENANCE CREATED AND DESCRIBED IN
THE GRANT OF EASEMENT PLAT RECORDED MAY 10 2001 AS DOCUMENT NO.
2001 K043529
(commonly known as 455 Shepard Drive).
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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 Bret Flory, as
applicant,and DA Bears Properties LLC,as property owner,received January 22,2024,
and supporting documents including:
a. Statement of Purpose and Conformance — Caliber Collision at 455 Shepard Drive
letter,prepared by Bret Flory,dated February 9,2024;
b. A letter from Caliber Collision, prepared by Derrick Stowers, VP of Facilities and
Construction, dated February 9, 2024;
c. ALTA/NSPS Land Title Survey,prepared by Willett Hofmann&Associates, dated
June 22, 2023, last revised August 8,2023;
d. Architectural plans, Sheets SP1.0, A1.0, A1.2, A2.0, prepared by Bret Flory, dated
December 12, 2023, with such further revisions as required by the Community
Development Director;
e. Caliber Collision building elevations, prepared by Bret Flory, dated January 24,
2024, with such further revisions as required by the Community Development
Director; and
f. Final engineering plans Caliber Collision 455 Shepard Drive Elgin, Illinois 60123,
prepared by Kimley-Horn and Associates, Inc., dated September 12, 2023, last
revised February 13, 2023, 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 vehicle use area with the
minimum street yard setback of four feet.
3. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum interior yard setback of two feet from the north and south property lines.
4. A departure is hereby granted to allow the construction of the commercial operations
yard with the minimum interior yard setback of two feet from the north property line,
and the minimum interior yard setback of three feet from the east property line.
5. A departure is hereby granted to allow the construction of the refuse collection area
with the minimum interior yard setback of three feet from the north property line, and
the minimum interior yard setback of six feet from the east property line.
6. No on-street parking is permitted at any time by any person coming to the motor
vehicle top, body and upholstery repairs shop, and paint shop, or a similar use as
determined by the Community Development Director, for any reason, including but
not limited to owners,operators,employees, contractors, customers, delivery drivers,
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service companies, or other like visitors. On-street parking and storage of vehicles
before and after repair services is also prohibited.
7. All vehicle loading and unloading activities shall take place in the rear of the property
(east of the existing building).
8. No vehicle loading or unloading activities shall take place on a public street.
9. The access drive-aisle north, east, and south of the building shall be maintained clear
and free of parked or stored vehicles at all times, except during temporary vehicle
loading and loading activities.
10. Tandem parking or storing of vehicles within the rear parking lot or within the
commercial operations yard in the rear of the building is prohibited.
11. All street graphics must comply with the zoning ordinance requirements.
12. 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. Kapt , M or
Presented: April 24, 2024
Passed: April 24, 2024
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: April 24, 2024 �.
Published: April 24, 2024 • ••,,.
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unberly Dewis, ity Clerk r
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EXHIBIT A
March 4, 2024
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 32-23, an application by
Bret Flory,as applicant,and DA Bears Properties LLC,as property owner, requesting approval of
a planned development as a conditional use with departures from the Elgin Municipal Code
requirements for the vehicle use area street yard setback, vehicle use area interior yard setback,
commercial operations yard interior yard setback, and any other departures as may be necessary
or desirable, for the adaptive reuse of the existing approximately 20,000-square-foot, one-story
building for a motor vehicle top, body, and upholstery repair and paint shop, at the property
commonly referred to as 455 Shepard Drive.
GENERAL INFORMATION
Petition Number: 01-24
Property Location: 455 Shepard Drive
Requested Action: Planned development as a conditional use
Current Zoning: GI General Industrial District
Proposed Zoning: No change. GI General Industrial District
Existing Use: Vacant
Proposed Use: Motor vehicle top,body and upholstery repair shops,and paint
shops
Applicant: Bret Flory
Recommendation & Findings of Fact
Petition 01-24
March 4,20244
Owner DA Bears Properties LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Bret Flory,as applicant,and DA Bears Properties LLC,as property owner,are requesting approval
of a planned development as a conditional use with departures from the Elgin Municipal Code
requirements for the vehicle use area street yard setback, vehicle use area interior yard setback,
commercial operations yard interior yard setback, and any other departures as may be necessary
or desirable, for the adaptive reuse of the existing approximately 20,000-square-foot, one-story
building for a motor vehicle top, body, and upholstery repair and paint shop, at the property
commonly referred to as 455 Shepard Drive.
The 1.12-acre property is located on the east side of Shepard Drive just north of Fleetwood Drive
in the Burnidge Bros Industrial Park, Elgin's southwest industrial park north of the Elgin
Community College. The property, zoned GI General Industrial District, is improved with a
19,430-square foot one-story light-industrial building with a surface parking lot in the rear with 25
parking spaces. Four additional diagonal accessible parking spaces are located at the northwest
and northeast corners of the building for a total of 29 parking spaces on site.The property has three
access driveways to Shepard Drive. The northern and southern access driveways serve as the
primary access to the site for one-way counterclockwise vehicular circulation around the building.
The middle access driveway serves the two front loading docks facing Shepard Drive.The building
also has two more overhead garage doors in the rear of the building. The interior of the building is
divided into two tenant spaces,which are both currently occupied by Circuit Breaker Sales Co,an
electrical component wholesale distribution company.
All surrounding properties are zoned GI General Industrial District or PGI Planned General
Industrial District. The property adjacent to the north is improved with a one-story office and
warehousing building home to a specialty engineering company. The properties adjacent to the
east, which front on S. McLean Boulevard along their east frontages include an approximately
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Recommendation& Findings of Fact
Petition 01-24
March 4,20244
75,000-square foot,one-story light-industrial building home to a machine manufacturer,and Circle
IC/Shell gas station.The property adjacent to the south,which also fronts on Fleetwood Drive along
its south side is improved with a one-story, multi-tenant, light-industrial building home to an
electrical contractor and a shared kitchen incubator business. The property to the west, across
Shepard Drive, is improved with an approximately 246,000-square foot office and warehousing
building home to a packaging company.
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Figure 1.Site area map with zoning overlay
Proposal
Caliber Collision is proposing to acquire the subject property at 455 Shepard Drive to establish a
motor vehicle collision repair center. The facility would be corporate-owned and operated with
services limited to collision repair per agreements with auto insurance companies. No general
mechanical repair services would be offered.
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
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Figure 2.Proposed floor plan
The applicant is proposing substantial building renovation to accommodate the proposed collision
repair center.On the interior,the applicant would combine the two existing tenant spaces into one
open space with 16 vehicle repair bays, including two paint booths, and 13 parking spaces for
storage of vehicles awaiting repair services. An approximately 1,250-square foot front lobby and
office area would be established in the southwest corner of the building. The remainder of the
building would house the service bays,parking,and storage of materials. The applicant would fill
in the front-loading docks to improve the appearance of the building.The two rear overhead garage
doors would remain and would be used for access into the building for motor vehicles.The exterior
of the building would be painted in two colors: black for the front portion of the building, and tan
color for the remainder of the building.
The site improvements include the removal of the middle access driveway that would no longer
be needed as the front-loading docks would be filled in. The applicant would expand the paved
surface and northern and southern access driveways to convert the front diagonal parking spaces
into standard 90-degree parking spaces. This will result in adding additional parking for a total of
11 parking spaces in the front where currently there are only four diagonal parking spaces. The
existing drive-aisles would be widened to meet the minimum dimension requirements for the
parking spaces and the access drive-aisle. This results in the reduction of the vehicle use area
interior yard setback from six feet (which is existing and the required setback) to 2.5 feet at the
closest point from the south property line,and 2 feet from the closest point from the north property
line.The proposal also reduces the vehicle use area street yard setback from approximately 11 feet
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
to 8 feet for the southern parking spaces, and from approximately 15 feet to four feet for the
northern parking spaces, neither of which meet the minimum required 15-foot street yard setback.
This is one of several site design departures requested by the applicant.
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Figure 3.Proposedv!� elevations
The front site modifications also include the construction of a new public sidewalk along Shepard
Drive with a connection to the front entrance of the building. In the rear,the applicant is proposing
to slightly widen the rear parking area to accommodate a new refuse collection area in the northeast
corner of the property that would be enclosed with a six-foot high wall, which would match the
exterior of the building. In addition, the applicant would install a six-foot high, solid, PVC fence
of neutral color to enclose a commercial operations yard with 12 parking spaces for storage of
vehicles awaiting repair. Outside of the fence, 16 parking spaces in the rear would be reserved for
employee parking. Extensive landscaping would also be installed along the entire perimeter of the
property including the addition of four new street trees along the new public sidewalk along
Shepard Drive. The applicant is proposing one wall graphic on the front of the building which
would meet the zoning ordinance requirements.
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Recommendation & Findings of Fact
Petition 01-24
March 4, 20244
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The proposed facility would be open from 7:30 am to 5:30 pm Monday through Friday with 16
employees. It would be closed on the weekends.The loading/unloading of service vehicles would
be required to take place in the rear of the building. No vehicle loading and unloading would be
permitted on the street. Similarly, no on-street parking by employees or for storage of vehicles
before or after the repair services.
The proposed facility is required to have two parking spaces per service bay, plus one parking
space per employee. With 16 service bays and 16 employees, the facility is required to have 48
parking spaces.The proposed facility would have 53 parking spaces, including 11 parking spaces
in the front for customer parking, 16 parking spaces in the rear for employees, 12 parking spaces
within a commercial operations yard in the rear of the building for storage of vehicles awaiting
service, and 13 parking spaces on the inside of the building (including one tandem space) for
storage of vehicles awaiting service.
The requested departures are summarized in Table 1 below and are further described in Planned
Development Departures and Exceptions section of the staff report further below.
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Recommendation& Findings of Fact
Petition 01-24
• March 4,20244
Table 1.Detail of Departures for 455 Shepard Drive
Requirement Proposal
Vehicle Use Area Min. 15 ft. 4
Street Yard Setback
Vehicle Use Area Min. 6 ft. 2 ft. from north property line, and
Interior Yard Setback 2.5 ft. from south property line
Commercial 2.9 ft. from the north property line
Operations Yard Min. I() it. 3.8 ft. from the east property line
Interior Yard Setback
Refuse Collection 3 ft. from the north property line, and
Area Interior Yard Min. 20 ft. 6 ft. from the east property line
Setback
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1962. Upon
annexation, the property was zoned MI Limited Manufacturing. The property was
subdivided in 1970. In 1992,the property was rezoned to GI General Industrial District as
part of the comprehensive amendment to the zoning ordinance.
The existing one-story office and warehousing building was completed in 2001.
B. Surrounding Land Use and Zoning. All surrounding properties are zoned GI General
Industrial District or PGI Planned General Industrial District. The property adjacent to the
north is improved with a one-story office and warehousing building home to a specialty
engineering company. The properties adjacent to the east, which front on S. McLean
Boulevard along their east frontages include an approximately 75,000-square foot, one-
story light-industrial building home to a machine manufacturer, and Circle K/Shell gas
station.The property adjacent to the south,which also fronts on Fleetwood Drive along its
south side is improved with a one-story,multi-tenant, light-industrial building home to an
electrical contractor and a shared kitchen incubator business. The property to the west,
across Shepard Drive, is improved with an approximately 246,000-square foot office and
warehousing building home to a packaging company.
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
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Recommendation & Findings of Fact
Petition 01-24
March 4, 20244
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 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 the Burnidge Bros. Industrial
Park located south of US Highway 20 and west of S. McLean Boulevard. On the west,the
industrial park borders a multi-family residential neighborhood, and on the south, the
industrial park borders the Elgin Community College campus. The properties along S.
McLean Boulevard have developed with general commercial auto-oriented uses and
restaurants. Most recent development within the industrial park include renovations to
existing properties, including the R+L Carriers facilities at 375 Second Street and 1751
Berkley Street, as well as the improvements to the 250,000-square foot building at 1600
Fleetwood Drive.
Staff is noting a renewed interest in the area following the completion of the US Highway
20 and S. McLean Boulevard intersection and the improved access that this project has
provided for this industrial area.
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 01-24 on March 4,2024.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings and Recommendation to the Planning and
Zoning Commission dated March 4, 2024.
The Community Development Department and the Planning and 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. Caliber Collision is proposing the adaptive reuse
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
of the existing 19,376-square foot office and warehousing building as a motor vehicle
collision repair center. No general motor vehicle maintenance repair services would be
provided. The proposed exterior improvements to the site and to the building would result
in a more attractive building with a site layout that provides adequate access and parking
for the proposed use. The property is already entirely improved with little natural
vegetation and little topographical change. The applicant is proposing to add additional
landscaping around the perimeter of the building and site, and would also install four new
street trees along Shepard Drive. No existing site features including topography,
watercourses, vegetation, and property improvements exist that would have a negative
impact on the proposed building and site improvements.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The existing building on the property is currently served by municipal water,
sanitary sewer,and stormwater systems.The applicant will make the necessary changes to
the water and sanitary sewer services as required to meet the city requirements. The
applicant is not proposing any changes to the stormwater infrastructure.The existing water,
sanitary sewer, and stormwater facilities have adequate capacity for the proposed
development.
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 ofsite 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 he aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The subject property includes three access
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
driveways to Shepard Drive. The applicant is proposing to eliminate the middle access
driveway as the front-loading docks would be filled in and not used.The street curb would
be re-established in its place. The northern and southern access driveways would be
widened to provide for 90-degree parking at the northwest and southwest corners of the
building to meet the minimum dimensions for parking stalls and 22-foot-wide drive-aisle.
The access around the building would be maintained and all vehicle deliveries would take
place in the back of the building. No vehicle deliveries would be permitted in the street,
and no on-street parking for employees or service vehicles would be permitted. The
proposed site layout would maintain the existing on-site traffic circulation,which will not
have any negative effect on the existing traffic conditions in the area.
The proposed facility is required to have two parking spaces per service bay, plus one
parking space per employee. With 16 service bays and 16 employees, the facility is
required to have 48 parking spaces. The proposed facility would have 53 parking spaces,
including 11 parking spaces in the front for customer parking, 16 parking spaces in the rear
for employee parking, 12 parking spaces within a commercial operations yard in the rear
of the building for storage of vehicles awaiting service,and 13 parking spaces on the inside
of the building(including one tandem space) for storage of vehicles awaiting service.
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 to the City in 1962. Upon annexation, the
property was zoned M1 Limited Manufacturing. The property was subdivided in 1970. In
1992, the property was rezoned to GI General Industrial District as part of the
comprehensive amendment to the zoning ordinance.
The existing one-story office and warehousing building was completed in 2001.
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. All surrounding
properties are zoned GI General Industrial District or PGI Planned General Industrial
District. The property adjacent to the north is improved with a one-story office and
warehousing building home to a specialty engineering company. The properties adjacent
to the east, which front on S. McLean Boulevard along their east frontages include an
approximately 75,000-square foot, one-story light-industrial building home to a machine
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Recommendation& Findings of Fact
Petition 01-24
March 4,20244
manufacturer, and Circle K/Shell gas station. The property adjacent to the south, which
also fronts on Fleetwood Drive along its south side is improved with a one-story, multi-
tenant, light-industrial building home to an electrical contractor and a shared kitchen
incubator business. The property to the west, across Shepard Drive, is improved with an
approximately 246,000-square foot office and warehousing building home to a packing
company.
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 in the Burnidge Bros. Industrial
Park located south of US Highway 20 and west of S. McLean Boulevard. On the west,the
industrial park borders a multi-family residential neighborhood, and on the south, the
industrial park borders the Elgin Community College campus. The properties along S.
McLean Boulevard have developed with general commercial auto-oriented uses and
restaurants. Most recent development within the industrial park include renovations to
existing properties, including the R+L Carriers facilities at 375 Second Street and 1751
Berkley Street, as well as the improvements to the 250,000-square foot building at 1600
Fleetwood Drive.
Staff is noting a renewed interest in the area following the completion of the US Highway
20 and S. McLean Boulevard intersection and the improved access that this project has
provided for this industrial area.
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. This standard is not applicable. The applicant is not seeking approval of a
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
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
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.
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. 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 related to the proposed site changes. The 1.12-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 proposed site
changes to create more parking on site and allow for the adaptive reuse of the existing
building as a motor vehicle collision repair center. The proposed changes would still leave
adequate space around the perimeter of the site for the installation of the required six-foot
high solid fence around the commercial operations yard and perimeter landscaping. The
proposal would enhance the appearance of the property with a positive effect on the
surrounding properties consistent with the Comprehensive Plan.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The subject property is fully improved with very
little natural features.The applicant would install a total of41 new trees,including 11 shade
trees and 30 evergreen trees,primarily around the perimeter of the commercial operations
yard. Four shade street trees would be installed along the new public sidewalk.
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
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Recommendation & Findings of Fact
Petition 01-24
March 4, 20244
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 motor vehicle collision repair center is a permitted use within the
industrial park and would not have any negative effect on the surrounding properties. All
vehicle repairs would be conducted on the interior of the building. The vehicle deliveries
would take place in the rear parking lot. No vehicle deliveries would be permitted in the
street, and no on-street parking by employees or vehicles awaiting service would be
permitted. The proposed renovation of the building and small modification to the site
would allow for the adaptive reuse of the building which would enhance the building
appearance with an overall positive effect on surrounding property values.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.40.335, "Site Design". The property is required to have a minimum 15-foot
vehicle use area street yard setback.The applicant is proposing a four-foot vehicle use area
street yard setback.
2. Sections 19.40.335, "Site Design". The property is required to have a minimum six-foot
vehicle use area interior yard setback. The applicant is proposing a two-foot vehicle use
area interior yard setback from the north property line, and a 2.5-foot setback from the
south property line.
3. Sections 19.90.015, "Definitions and regulations". The commercial operations yard is
required to have a minimum 10-foot setback from an interior lot line. The applicant is
proposing commercial operations yard with 2.9-foot setback from the north property line,
and a 3.8-foot setback from the east property line.
4. Sections 19.90.015,"Definitions and regulations".The refuse collection area is required
to have a minimum 20-foot setback from an interior lot line. The applicant is proposing a
2.9-foot setback from the north property line,and a 3.8-foot setback from the east property
line.
Staff finds the proposed departures are appropriate and necessary for a desirable adaptive reuse of
an existing building.
All requested departures are a result of a desire to make the site more functional given the
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Recommendation & Findings of Fact
Petition 01-24
March 4, 20244
limitations of the existing overall layout. The departures from the vehicle use area minimum
setback requirements would result in modifications to the front parking spaces from diagonal to
90-degree parking with the addition of seven new parking spaces.The reduced setbacks still leave
adequate space for the installation of the required landscaping along the perimeter of the parking
lot.
The departure for the location of the commercial operations yard,which is based on the setback of
the new fence surrounding the commercial operations yard, is due to the location of the existing
parking lot in the rear of the building. As is the case with the front parking modifications, the
location of the fence for the commercial operations yard still leaves adequate space to install the
required landscaping along the perimeter of the fence,which primarily consists of evergreen trees.
Similarly, the site layout is such that the most logical location for the refuse collection area is
behind the building in the northeast corner of the site and within the commercial operations yard.
While the refuse collection area would be located closer to the interior lot lines than required, it
would still be enclosed with a six-foot high masonry wall, which matches the masonry of the
building.
Overall, the proposal will enhance the appearance of the building that will have a positive effect
on the surrounding properties.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject properly 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. Caliber Collision is proposing the adaptive reuse of the existing
19,376-square foot office and warehousing building as a motor vehicle collision repair
center. No general motor vehicle maintenance repair services would be provided. The
proposed exterior improvements to the site and to the building would result in a more
attractive building with a site layout that provides adequate access and parking for the
proposed use. The property is already entirely improved with little natural vegetation and
little topographical change. The applicant is proposing to add additional landscaping
around the perimeter of the building and site, and would also install four new street trees
along Shepard Drive. No existing site features including topography, watercourses,
vegetation, and property improvements exist that would have a negative impact on the
proposed building and site improvements.
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
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
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 existing building on the property is currently served by municipal water, sanitary
sewer,and stormwater systems.The applicant will make the necessary changes to the water
and sanitary sewer services as required to meet the city requirements. The applicant is not
proposing any changes to the stormwater infrastructure.The existing water,sanitary sewer,
and stormwater facilities have adequate capacity for the proposed development.
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 g -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 subject property includes three access driveways to
Shepard Drive. The applicant is proposing to eliminate the middle access driveway as the
front-loading docks would be filled in and not used.The street curb would be re-established
in its place. The northern and southern access driveways would be widened to provide for
90-degree parking at the northwest and southwest corners of the building to meet the
minimum dimensions for parking stalls and 22-foot-wide drive-aisle. The access around
the building would be maintained and all vehicle deliveries would take place in the back
of the building. No vehicle deliveries would be permitted in the street, and no on-street
parking for employees or service vehicles would be permitted. The proposed site layout
would maintain the existing on-site traffic circulation, which will not have any negative
effect on the existing traffic conditions in the area.
The proposed facility is required to have two parking spaces per service bay, plus one
parking space per employee. With 16 service bays and 16 employees, the facility is
required to have 48 parking spaces. The proposed facility would have 53 parking spaces,
including 11 parking spaces in the front for customer parking, 16 parking spaces in the rear
for employee parking, 12 parking spaces within a commercial operations yard in the rear
of the building for storage of vehicles awaiting service,and 13 parking spaces on the inside
of the building(including one tandem space) for storage of vehicles awaiting service.
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.
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Recommendation & Findings of Fact
Petition 01-24
March 4,20244
The proposed motor vehicle collision repair center is a permitted use on the property. All
vehicle repair would take place on the inside of the building. All vehicle deliveries would
take place in the rear parking lot. No vehicle deliveries would be permitted in the street,
and no on-street parking is permitted for employees or vehicles awaiting service. The
rooftop mechanical units would be completely screened from public view. The applicant
would also install extensive landscaping along the perimeter of the site.The facility would
be open from 7:30 am to 5:30 pm Monday through Friday, which is similar to other uses
within the industrial park.The proposal would enhance the appearance of the building with
a positive effect on the surrounding properties.
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 and Zoning Commission recommend
approval of Petition 01-24,subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Bret Flory, as
applicant, and DA Bears Properties LLC, as property owner, received January 22, 2024,
and supporting documents including:
a. Statement of Purpose and Conformance—Caliber Collision at 455 Shepard Drive letter,
prepared by Bret Flory,dated February 9,2024;
b. A letter from Caliber Collision, prepared by Derrick Stowers, VP of Facilities and
Construction,dated February 9, 2024;
c. ALTA/NSPS Land Title Survey, prepared by Willett Hofmann & Associates, dated
June 22,2023, last revised August 8,2023;
d. Architectural plans, Sheets SP 1.0, A 1.0, A 1.2, A2.0, prepared by Bret Flory, dated
December 12, 2023, with such further revisions as required by the Community
Development Director;
e. Caliber Collision building elevations,prepared by Bret Flory,dated January 24, 2024,
with such further revisions as required by the Community Development Director; and
f. Final engineering plans Caliber Collision 455 Shepard Drive Elgin, Illinois 60123,
prepared by Kimley-Horn and Associates, Inc.,dated September 12,2023, last revised
February 13,2023,with such further revisions as required by the City Engineer.
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Recommendation& Findings of Fact
Petition 01-24
March 4, 20244
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 vehicle use area with the
minimum street yard setback of four feet.
3. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum interior yard setback of two feet from the north and south property lines.
4. A departure is hereby granted to allow the construction of the commercial operations yard
with the minimum interior yard setback of two feet from the north property line, and the
minimum interior yard setback of three feet from the east property line.
5. A departure is hereby granted to allow the construction of the refuse collection area with
the minimum interior yard setback of three feet from the north property line, and the
minimum interior yard setback of six feet from the east property line.
6. On-street parking by employees of the motor vehicle top,body and upholstery repairs shop,
and paint shop, or a similar use as determined by the Community Development Director,
and on-street parking and storage of vehicles before and after the repair services shall be
Prohibited.
7. All vehicle loading and unloading activities shall take place in the rear of the property(east
of the existing building).
8. No vehicle loading or unloading activities shall take place on a public street.
9. The access drive-aisle north, east, and south of the building shall be maintained clear and
free of parked or stored vehicles at all times, except during temporary vehicle loading and
loading activities.
10. Tandem parking or storing of vehicles within the rear parking lot or within the commercial
operations yard in the rear of the building is prohibited.
11. All street graphics must comply with the zoning ordinance requirements.
12. Compliance with all applicable codes and ordinances.
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Recommendation & Findings of Fact
Petition 01-24
March 4, 20244
The vote of the Planning and 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
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EXHIBIT Aerial/Location Map N
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Map prepared by City of Elgin 0 so 120 240 360 48Feet
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imRC2 Residence Conservation 2
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QSFR1 Single Family Residence 1 •
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QMFR Multiple Family Residence
QPMFR Planned Multiple Family Residence
QRB Residence Business
QPRB Planned Residential Business
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CM AB Area Business PRC
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CC1 Center City 1
CC2 Center City 2
-PCC Planned Center City MI ORI ORI Office Research Industrial -
-PORI Planned Office Research Industrial '
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EXHIBITB Zoning Map r
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Map prepared by City of Elgin 0 60 120 240 360 480 Feet
Department of Community Development
Subject Property
455 Shepard Dr.
Petition 01 -24
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EXHBIIT C Parcel Map A
City of Elgin 0 12.5 25 50 75 100
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
455 Shepard Drive
Petition 01-24
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EXHIBIT D
SITE LOCATION
455 Shepard Drive
Petition 01-24
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Front elevation of the building along Shepard Drive.
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The view of the building from Shepard Drive traveling northbound
EXHIBIT D
SITE LOCATION
455 Shepard Drive
Petition 01-24
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