HomeMy WebLinkAboutG27-25 Ordinance No. G27-25
AN ORDINANCE
AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT
ORDINANCE NO. G30-97
(1375 Gifford Road)
WHEREAS, by adopting Ordinance No. G30-97 on July 9, 1997, the City Council
classified a portion of the Subject Property located at 1375 Gifford Road in the PGI Planned
General Industrial District for the construction of a manufacturing plant for a manufacturer of
concrete construction and infrastructure equipment with a commercial operations yard for outdoor
storage of its products; and
WHEREAS, the owner of the Subject Property acquired additional territory that today
includes approximately forty (40)acres of land adjacent to the property at 1375 Gifford Road; and
WHEREAS, written application has been made to amend Ordinance No. G30-97 to
increase the area of the commercial operations yard on the expanded property at 1375 Gifford
Road (the"Subject Property"); and
WHEREAS, the zoning lot containing the premises at the Subject Property is legally
described herein; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on May 5, 2025, 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 in their
Findings of Fact; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment
to the PGI Planned General Industrial District established by Ordinance No. G30-97 pertains to
the government and affairs of the city.
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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That Ordinance no. G30-97,entitled"An Ordinance Reclassifying Property
at 1375 Gifford Road,"passed July 9, 1997, is hereby repealed.
Section 2. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated May 5, 2025, 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 3. That the City of Elgin Official Zoning District Map, as provided in Chapter
19.07 Zoning Districts, Section 19.07.600 entitled "Official Zoning District Map," of the Elgin
Municipal Code, as amended, be and the same is hereby further amended as follows:
The location and boundaries of the zoning districts established in the "Official Zoning District
Map", as amended, be and are hereby altered by including in the PGI Planned General Industrial
District the following described property:
That part of the East Half of the Southeast Quarter of Section 30, Township 41 North, Range 9,
East of the Third Principal Meridian being described as follows:Beginning at the Southwest corner
of Outlot A in Graber Subdivision,being a subdivision of part of the said East Half of the Southeast
Quarter,according to the plat thereof recorded December 29,2009 as Document No. 0936316047;
thence South 88 degrees 33 minutes 56 seconds East along the South line thereof and the South
line of Lot 1 in said Graber Subdivision, 1209.21 feet to the Southeast corner of said Lot 1;thence
North 00 degrees 06 minutes 55 seconds East along the East line thereof and the East line of the
said East Half of the Southeast Quarter, 1200.24 feet to the Northerly line of the lands described
in Document No, 1823212030; thence along said Northerly line the following 9 courses: 1) North
68 degrees 20 minutes 24 seconds West, 57.65 feet; 2) Northwesterly 96.19 feet along a curve to
the right,having a radius of 985.00 feet,the chord of which bears North 65 degrees 32 minutes 33
seconds West,for a length of 96.15 feet; 3)North 62 degrees 44 minutes 41 seconds West, 167.45
feet; 4) Northwesterly 58.95 feet along a curve to the right, having a radius of 590.00 feet: the
chord of which bears North 59 degrees 52 minutes 57 seconds West, for a length of 58.93 feet; 5)
thence North 57 degrees 01 minutes 11 seconds West, 110.85 feet;6)North 62 degrees 44 minutes
41 seconds West. 317.54 feet; 7) Northwesterly 189.71 feet along a curve to the left, having a
radius of 460.00 feet,the chord of which bears North 74 degrees 33 minutes 34 seconds West, for
a length of 188.37 feet; 8) North 86 degrees 22 minutes 27 seconds West, 85.70 feet; 9)
Northwesterly 189.30 feet along a curve to the right, having a radius of 490.00 feet; the chord of
which bears North 75 degrees 18 minutes 24 seconds West, fot a length of 188.12 feet to a line
50.00 feet East of and parallel with the centerline of Gifford Road; thence South 01 degrees 35
minutes 58 seconds West along said line and the 'Nest line of said Outlot A, 1647.00 feet to the
Place of Beginning in Cook County, Illinois;
(commonly known as 1375 Gifford Road).
•
_ � _
Section 4. That the City Council of the City of Elgin hereby grants the rezoning from
GI General Industrial District and PGI Planned General Industrial District established by
Ordinance No. G30-97 to a new PGI Planned General Industrial District at 1375 Gifford Road,
which shall be designed, developed, and operated subject to the following provisions:
Section 5. That Subject Property shall be designed, developed, and operated subject to
the following provisions:
A. Purpose and Intent. The purpose of the PGI Planned General Industrial District
is to provide an alternate planned industrial environment for those industrial uses
that do not require the location or environment of an ORI zoning district. A PGI
zoning district is most similar to, but departs from the standard requirements of the
GI zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PGI Planned General Industrial District, the
use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended.
E. Location and Size of District. PGI Planned General Industrial Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PGI Planned General Industrial District
exclusive of rights of way, but including adjoining land or land directly opposite a
right of way shall not be less than two (2) acres. No departure from the required
minimum size of a planned industrial district shall be granted by the City Council.
F. Land Use. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial
District.
1. Permitted Uses. Those land uses enumerated as permitted uses within the GI
General Industrial District, Section 19.40.330 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
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2. Conditional Uses. Those land uses enumerated as conditional uses within the
GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
3. Similar Uses.Those land uses enumerated as similar uses within the GI General
Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal
Code, as it may be amended from time to time.
G. Site Design. In this PGI Planned General Industrial District the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design",of the Elgin Municipal Code, as amended, Section 19.40.335
"Site Design" for GI General Industrial District, of the Elgin Municipal Code, as
amended, except as provided within this section, and shall be in substantial
conformance with the following documents:
1. Substantial conformance to the Development Application submitted by Cook
Engineering Group, as applicant, and Old Castle Infrastructure, as property
owner, received March 20,2025, and supporting documents including:
a. Map Amendment for a Planned development Statement of Purpose and
Conformance,prepared by Cook Engineering Group, dated April 28, 2025;
b. Fence drawing by America's Fence store, received March 20, 2025, with
such further revisions as required by the Community Development
Director;
c. Boundary and Topographic Survey, prepared by Vanderstappen Land
Surveying, Inc., dated August 23, 2024;
d. Two-sheet Preliminary Site Plan,prepared by Cook Engineering Group,last
revised April 28, 2025, with such further revisions as required by the
Community Development Director;
e. Architectural plans titled Old Castle-Elgin 1375 Gifford Rd, Elgin, IL
60120 Locker Rm. & Bathroom Remodeling,prepared by DXU Architects.
dated received March 20, 2025, with such further revisions as required by
the Community Development Director;
f. Three-page Landscape Plans & Details, prepared by Cook Engineering
Group, last revised April 28, 2025, with such further revisions as required
by the Community Development Director;
g. Old Castle Infrastructure 2024 Sign Proposal, prepared by B&C
Enterprises, dated November 26, 2024, with such further revisions as
required by the Community Development Director;
h. Plat of Dedication. prepared by Vanderstappen Land Surveying, Inc., dated
March 18, 2025, with such further revisions as required by the City
Engineer; and
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i. Preliminary Engineering Plan, prepared by Cook Engineering Group, last
revised April 28, 2025, 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 establishment of a commercial
operations yard on the Subject Property in the street yard with the minimum
setback of sixty (60) feet from the west property line and the minimum setback
of twenty (20) feet from the south property line, and in the side and rear yards
with no (0-foot) minimum setback from the north and east property lines. Such
commercial operations yard shall be enclosed with an eight-foot-high, solid,
privacy fence on all sides.
3. A departure is hereby granted to allow the screening of a commercial operations
yard with landscape screening only along the west and south sides of the
perimeter fence.
4. A departure is hereby granted to allow the installation of an eight-foot-high,
solid,privacy fence on the Subject Property in the street yard with the minimum
setback of sixty(60)feet from the west property line,and the minimum setback
of twenty (20) feet from the south property line, and in the interior yards with
no (0-foot) minimum setback from the north and east property lines.
5. A departure is hereby granted to allow the location of a refuse collection area
in the rear of the existing building on the Subject Property without a refuse
collection area enclosure.
6. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PGI Planned General Industrial District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended, except as provided within this section, and
shall be in substantial conformance with the following:
1. A departure from the requirement for the minimum number of off-street parking
stalls is hereby granted to allow the establishment of a manufacturer of concrete
construction and infrastructure materials on the Subject Property provided a
minimum of forty-four(44)parking spaces are located on the Subject Property.
Off Street Loading. In this PGI Planned General Industrial District, off-street
loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading",of
the Elgin Municipal Code, as amended.
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J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended.
K. Nonconforming Uses and Structures. In this PGI Planned General Industrial
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PGI Planned General Industrial District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PGI Planned General Industrial District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PGI zoning district.
N. Conditional Uses. In this PGI Planned General Industrial District,conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional use may be requested by the property
owner without requiring an amendment to this PGI zoning district.
O. Variations. In this PGI Planned General Industrial District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this 'PGI
zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
Section 6. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Ka n, yor
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Presented: June 25, 2025
Passed: June 25, 2025
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: June 25, 2025
Published: June 25, 2025
At st:
,., `ass v
imberly Dewis, i lerk '
on
426Q-
01,
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ATTACHMENT A
May 5, 2025
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 08-25, an application by
Cook Engineering Group, as applicant, and Old Castle Infrastructure, as property owner,
requesting approval of a map amendment to the PGI Planned General Industrial District
established by Ordinance No. G30-97 with departures from the Elgin Municipal Code
requirements for the location of the commercial operations yard, the installation of an eight-foot-
high, solid fence, and any other departures as may be necessary or desirable to allow for the
expansion of outdoor storage with the installation of an eight-foot-high, solid fence at the property
commonly referred to as 1375 Gifford Road.
GENERAL INFORMATION
Petition Number: 08-25
Property Location: 1375 Gifford Road
Requested Action: Map Amendment to Planned Development
Current Zoning: PGI Planned General Industrial District Ord. No. G30-97
Proposed Zoning: Amendment to PGI Planned General Industrial District Ord. No.
G30-97
Existing Use: Manufacturer of concrete construction and infrastructure equipment
(concrete plant) with commercial operations yard
Proposed Use: No change. Manufacturer of concrete construction and
Infrastructure equipment(concrete plant)with a commercial
operations yard
Recommendation & Findings of Fact
Petitions 08-25
May 5, 2025
Applicant: Cook Engineering Group
Owner Old Castle Infrastructure Inc.
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
G. Development Application and Attachments
H. Draft Ordinance
BACKGROUND
Cook Engineering Group, as applicant, and Old Castle Infrastructure, as property owner, are
requesting approval of a map amendment to the PGI Planned General Industrial District
established by Ordinance No. G30-97 with departures from the Elgin Municipal Code
requirements for the location of the commercial operations yard, the installation of an eight-foot-
high, solid fence, and any other departures as may be necessary or desirable to allow for the
expansion of outdoor storage with the installation of an eight-foot-high, solid fence at the property
commonly referred to as 1375 Gifford Road.
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Recommendation & Findings of Fact
Petitions 08-25
May 5,2025
The subject property, located at the northeast corner of Gifford Road and Spaulding Road, is
approximately 41 acres in area and is zoned PGI Planned General Industrial District by Ordinance
G30-97 and GI General Industrial District. The PGI Ordinance was approved in 1997 for the
construction of a 50,442-square-foot one-story industrial building on a 12-acre property for a
manufacturer of specialty concrete products for the construction industry,such as precast concrete
products, concrete pipes, and similar construction products. The 1997 approval also authorized
outside storage (commonly known as a commercial operations yard) of such concrete products
generally surrounding the building. In 2017, the City approved a building permit for the
construction of a 6,440-square-foot building addition that brought the building floor area to 56,882
square feet. The
,� property
12a5 —1265- -_-_ - includes a
I - ~ ' _'! surface parking
�.� OA ' `nr- :NO T—~ lot with 39
•4 , '3M x 4 . parking spaces,
t` _ MIN , Ill 1ole:_ two access
1n -` • • 4 %Subject Property '., driveways to
""' ')ll Gifford Road,
�► ., "" 4 r c 0 Original 12-acre and one
"' "- property additional
` E al 1�r emergency
access driveway
,>br„ ' ,1*,,,' f _ to Spaulding
�.. , {I'"'•.'''- 4 t l' f 1r
Road.
I .}.�,' 137` x ^ (4 h , In 2018, Old
�• ^ 0�i
. ..,, d - t Castle
_'y • a p f,,,4 1 •• , i;t• Infrastructure
" ... A t ` f. •r,. *4, a�►''
„ 1 ''' • . Inc., a similar
, ,.-' � " 'C . f,. , _ .�, manufacturer of
1395 1300 concrete
1391 F ' .. 1 infrastructure
ANGELICA LN v _ products,
_ • " l . 11 acquired the
W , - i. i SPAULDING RD original
51 5 ;r 0 to .r �.»., - J i , , _r�� property, and
h .�•}�, Inv -' has since also
Figure 1.Site area map with zoning overlay acquired several
other adjacent
vacant properties, which today make up the entire 41-acre subject property.
The property is located in the southeast industrial park and is surrounded on the north, east, and
south sides by industrial properties zoned GI General Industrial District, or PGI Planned General
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Recommendation & Findings of Fact
Petitions 08-25
May 5, 2025
Industrial District. On the north side, the property is bounded by Canadian Pacific and Metral
railroad line with Mobile Mini, a manufacturer and distributer of mobile homes and other portable
storage products, located north of the railroad. The property adjacent to the east is improved with
a one-story commercial building home to a trailer equipment rental company and a commercial
operations yard. The property to the south across Spaulding Road, is improved with several office
and warehouse-type buildings home to Wilscott, a manufacturer and wholesale distributer of
portable modular office trailers and storage containers.
The properties to the west across Gifford Road are part of the Village of Bartlett and include
Harons Landing single-family home subdivision, and Vulcan Materials Company, a sand and
gravel mining operation.
Proposal
The applicant is seeking an amendment to the 1997 planned development approval to expend the
commercial operations yard for outdoor storage. The applicant is proposing to install
approximately 5,000 linear feet of 8-foot-high,solid,privacy(PVC)fence to enclose the expanded
commercial operations yard.The proposed commercial operations yard is located in side and rear
7�-�- - -•-•- ...-- - • -- yards, as well as the street yards west and
j � ` _ . :, ,.s=_- �z-,„. - south of the building, which is one of
i� . ter "r' .:� several departures requested from the
,,, zoning ordinance requirements.
•
- • , .11 The applicant has already started
1 WWI.1,• - - — _ - expanding its outdoor storage operations,
' 4 a , '` - - :.?. - ,-_- • so the proposed location of outdoor
: _ - l - I , storage will largely remain the same,
i��1 !'`2 ' '�"" ; except that it would be pushed back from
�l _ �' • Gifford Road to maintain a 60-foot
Ali n _
i I ,.iT•'
; -•;,1= -_c ;_ _! setback from Gifford Road property line
' ' " _ (approximately 90 feet from the Gifford
'` I Road pavement) and 20 feet from the
rr • -- - south property line along Spaulding
I42_ � `• _ --•- - - Road. All products stored outside would
fiI ,.,- I be less than 8 feet in height.
I The new fence which would enclose the
°y ,' entirety of the commercial operations
_�`` yard would be located 60 feet from
�•-- . . _ _, Gifford Road property line, 20 feet from
~ - �� y - the south property line along Spaulding
.._-a, �_.-v - , ;t-- :ar, L, II Road,and it would be enerall installed
��-_. € w
y .r
_ _ _ _•_ _ - gc, - - �° '_. . - on the north and east property lines. The
- - applicant is proposing to install extensive
Figure 2. Proposed landscape plan with proposed&foot-high fence
outlined in red
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Recommendation& Findings of Fact
Petitions 08-25
May 5, 2025
landscaping on the permitter of the fence along Gifford Road and Spaulding Road sides to improve
the appearance of the fence and the property from public view.The proposed landscaping includes
129 new trees, the majority of which would be evergreen trees on the perimeter of the fence to
complement the existing vegetation on the perimeter of the property. The proposed trees include
20 new shade street trees along Gifford Road.Due to the overhead power lines along Gifford Road
those street trees would be installed on the private property. Similar overhead power lines existing
along Spaulding Road and preclude the installation of street trees along Spaulding Road. The
applicant will still install extensive landscaping along the permitter of the proposed fence within
the proposed 20-foot setback of the fence from the south property line along Spaulding Road.
The applicant has agreed to dedicate additional land for Gifford Road to Cook County Division of
Transportation(which has the jurisdiction of Gifford Road). The dedication of land will create a
consistent width of Gifford Road right-of-way to the north and south of the subject property. The
applicant will install approximately 2,700 linear feet of public sidewalk along Gifford Road and
Spaulding Road that would tie into the new sidewalk recently completed to the south to the south
of the subject property as part of property improvements approved in 2023 for Wilscott.
Other proposed improvements include:
1. The installation of 17,000 square feet of concrete surface around the building,
2. Interior renovation of approximately 1,600 square feet of the building for staff locker
rooms,
3. Relocation of the refuse collection area to the rear of the building,
4. Future expansion (approximately 47,000 square feet) of outdoor storage along the north
property line,all of which would be within the proposed fenced-in area, and
5. Sealcoating and restriping the on-site parking lot increase the number of parking spaces
from 39 to 44 parking spaces.
Departures from the zoning ordinance requirements
In addition to the expansion of the commercial operations yard in street yards and the eight-foot-
high fence, the applicant is proposing a refuse collection area located in rear of the existing
building that would not include an additional six-foot-high masonry wall that is typically required
around a refuse collection area.The company utilizes a 20 CU dumpster for their daily operations
which is filled by a forklift and needs access by other machinery, and which is hauled off and
replaced daily by a refuse collection truck. A six-foot high solid wall enclosure around such 20
CU dumpster would create a practical hardship for forklifts and truck pick-up and drop-off. The
dumpster would be located behind the building, but would be screened from public view by the
proposed 8-foot high fence that would surround the property.
The subject property is required to have one parking space per 1,000 square feet of floor area, or
one parking space per 1.5 employees during the peak shift. With 56,882 square feet, and 30
employees during the peak shift,the property is required a total of 57 parking spaces.The proposed
44 parking spaces exceed the company's needs, but do not meet the regulatory parking
requirement,which is another departure from the zoning ordinance requirements requested by the
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Recommendation & Findings of Fact
Petitions 08-25
May 5, 2025
applicant.
All requested departures are summarized in Table 1 below and are further described in the Planned
Development Departures and Exceptions section of the staff report further below.
Table 1. Detail of Required Departures— 1375 Gifford Road
Site Design Regulation Required Proposed
In street yards 60 feet from
west property line and 20
Location of Commercial feet from the south
Operations Yard In side and rear yards only property line, in side yard
and rear yard with no
proposed setback from the
north and east property
lines.
6-foot-high privacy fence 8-foot-high, solid privacy
Screening of Commercial with landscape screening fence with landscape
Operations Yard along the perimeter of the screening only along
fence Gifford Road and
Spaulding Road sides.
Max. 6-foot-high in side and
rear yards(along north and
Height and Style of a fence east property lines), and 8-foot-high solid,privacy
Max. 4-foot-high open fence in street, side, and
within required building setbacks
design fence in street yard rear yards
(along west and south
property lines)
8-foot-high privacy fence
along the perimeter of the
Refuse collection area enclosure 6-foot-high masonry wall property with no
immediate masonry
enclosure
# of parking spaces 57 44
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1965. Upon
annexation, the property was zoned M2 General Manufacturing. In 1992 the property was
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Recommendation & Findings of Fact
Petitions 08-25
May 5,2025
rezoned to GI General Industrial District as part of the comprehensive amendment to the
zoning ordinance.
In 1997, the City approved a planned development for the construction of a new
manufacturing facility with a commercial operations yard on the 12-acre property for a
concrete infrastructure manufacturing company. The 50,000-square foot building was
completed in 1997. In 2017, the City issued a building permit for a 6,440-square foot
addition to the existing building, which was completed in 2018.
The current owner, Old Castle Infrastructure Inc., acquired the previous concrete
manufacturer on the property and has since acquired additional vacant land surrounding
the property, which now accounts for approximately 41 acres of land. The property is
currently home to Old Castle Infrastructure Inc. concrete infrastructure materials
manufacturing plant.
B. Surrounding Land Use and Zoning. The property is located in the southeast industrial
park and is surrounded on the north,east,and south sides by industrial properties zoned GI
General Industrial District, or PGI Planned General Industrial District. On the north side,
the property is bounded by Canadian Pacific and Metral railroad line with Mobile Mini, a
manufacturer and distributer of mobile homes and other portable storage products,located
north of the railroad. The property adjacent to the east is improved with a one-story
commercial building home to a trailer equipment rental company and a commercial
operations yard.The property to the south across Spaulding Road,is improved with several
office and warehouse-type buildings home to Wilscott, a manufacturer and wholesale
distributer of portable modular office trailers and storage containers.
The properties to the west across Gifford Road are part of the Village of Bartlett and include
Harons Landing single-family home subdivision, and Vulcan Materials Company, a sand
and gravel mining operation.
C. Comprehensive Plan. The subject property is designated as Industrial by the City's 2018
Comprehensive Plan. Industrial land uses include more intense industrial uses capable of
generating excessive noise, traffic, odor, and other nuisances. Example uses include
manufacturing, food processing, distribution, and businesses requiring significant areas
dedicated to the storage of materials or whose operations are performed in the open-air.
Given the potentially intense nature of businesses within industrial areas, they should be
well-buffered from residential and commercial areas to eliminate potential impacts on
property values and quality of life.
D. Zoning District. The purpose and intent of the proposed PGI Planned General Industrial
District is to provide an alternate planned industrial environment for those industrial uses
that do not require the location or environment of an ORI Zoning District.The PGI Zoning
District is most similar to, but departs from the standard requirements of the GI Zoning
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Recommendation & Findings of Fact
Petitions 08-25
May 5, 2025
District. The PGI District is subject to the provisions of Chapter 19.60, "Planned
Development".
E. Trend of Development. The subject property is located within the southeast industrial
park. Uses that have historically located in the southeast industrial park include both light-
industrial and warehousing uses as well as heavy manufacturing and industrial uses such
as a motor-vehicle recycling facility and a waste-management transfer station. Over the
last ten years the trend of development in this and other industrial parks in the City has
been towards establishment of smaller light-industrial/warehousing buildings with large
surface parking lots and commercial operations yards for storage of semi-trucks and
trailers. Staff anticipates the southeast industrial park will continue to serve the heavy
manufacturing and industrial users in the future.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 08-25 on May 5,2025.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 May 5,2025.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in§ 19.55.030, and planned developments outlined in§ 19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 41-acre property does not have any existing
water courses or property improvements that would have a negative impact on the proposed
development. The property already includes two existing stormwater detention facilities
that will be maintained with no proposed changes. The extent of the proposed outdoor
storage has already largely occurred. The applicant will push back the outdoor storage
away from the streets and install an 8-foot-high solid fence with a 60-foot setback from the
west property line along Gifford Road and 20-foot setback from the south property line
along Spaulding Road with extensive landscaping along the perimeter of those portions of
the fence. The proposed 8-foot-high fence would be installed generally on the north and
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Recommendation& Findings of Fact
Petitions 08-25
May 5,2025
east property lines with no proposed landscaping along those sections of the fence as the
property is adjacent to industrial uses to the north and east. The proposed fence would
establish a clear boundary for outdoor storage of concrete infrastructure products, all of
which will be less than eight feet in height and would not be visible from surrounding
properties.
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 is serviced by City of Elgin water and sanitary sewer
facilities. The applicant is proposing interior renovation of the building to create staff
locker rooms.The applicant is not proposing any changes to the existing water and sanitary
sewer facilities, which can adequately serve the property with the proposed building
renovation.
The property includes two existing surface stormwater detention facilities that adequately
serve the subject property and the proposed commercial operations yard. The applicant is
not proposing to make any changes to the existing stormwater management infrastructure
or facilities. The proposal will meet all requirements of the stormwater ordinance.
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 subject property has two access driveways to
Gifford Road, which are used for access to the main parking lot and for access to the
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Recommendation & Findings of Fact
Petitions 08-25
May 5,2025
commercial operations yard on the property. A secondary, emergency access driveway is
located along Spaulding Road. The applicant is not proposing to make any changes to the
three existing access driveways which adequately serve the subject property. The
operations on the property do not have any negative effect on the existing traffic conditions
in the immediate vicinity.
The subject property is required to have one parking space per 1,000 square feet of floor
area, or one parking space per 1.5 employees during the peak shift. With 56,882 square
feet, and 30 employees during the peak shift, the property is required to have 57 parking
spaces. The proposed 44 parking spaces do not meet the regulatory parking requirement.
This is one of several departures from the zoning ordinance requirements requested by the
applicant. However, the 44 proposed parking spaces are more than the 39 parking spaces
currently on the property,and the proposal exceeds the company's parking needs.As such,
the proposed parking arrangement will not have any negative impact on the surrounding
area.
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 1965. Upon annexation, the
property was zoned M2 General Manufacturing. In 1992 the property was rezoned to GI
General Industrial District as part of the comprehensive amendment to the zoning
ordinance.
In 1997, the City approved a planned development for the construction of a new
manufacturing facility with a commercial operations yard on the 12-acre property for a
concrete infrastructure manufacturing company. The 50,000-square foot building was
completed in 1997. In 2017, the City issued a building permit for a 6,440-square foot
addition to the existing building,which was completed in 2018.
The current owner, Old Castle Infrastructure Inc., acquired the previous concrete
manufacturer on the property and has since acquired additional vacant land surrounding
the property, which now accounts for approximately 41 acres of land. The property is
currently home to Old Castle Infrastructure Inc. concrete infrastructure materials
manufacturing plant.
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.
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Recommendation & Findings of Fact
Petitions 08-25
May 5, 2025
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
located in the southeast industrial park and is surrounded on the north,east,and south sides
by industrial properties zoned GI General Industrial District, or PGI Planned General
Industrial District. On the north side, the property is bounded by Canadian Pacific and
Metral railroad line with Mobile Mini,a manufacturer and distributer of mobile homes and
other portable storage products, located north of the railroad. The property adjacent to the
east is improved with a one-story commercial building home to a trailer equipment rental
company and a commercial operations yard. The property to the south across Spaulding
Road, is improved with several office and warehouse-type buildings home to Wilscott, a
manufacturer and wholesale distributer of portable modular office trailers and storage
containers.
The properties to the west across Gifford Road are part of the Village of Bartlett and include
Harons Landing single-family home subdivision, and Vulcan Materials Company, a sand
and gravel mining operation.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located within the southeast industrial
park. Uses that have historically located in the southeast industrial park include both light-
industrial and warehousing uses as well as heavy manufacturing and industrial uses such
as a motor-vehicle recycling facility and a waste-management transfer station. Over the
last ten years the trend of development in this and other industrial parks in the City has
been towards establishment of smaller light-industrial/warehousing buildings with large
surface parking lots and commercial operations yards for storage of semi-trucks and
trailers. Staff anticipates the southeast industrial park will continue to serve the heavy
manufacturing and industrial users in the future.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose and intent of the proposed PGI Planned General
Industrial District is to provide an alternate planned industrial environment for those
industrial uses that do not require the location or environment of an ORI Zoning District.
The PGI Zoning District is most similar to, but departs from the standard requirements of
- 11 -
Recommendation& Findings of Fact
Petitions 08-25
May 5,2025
the GI Zoning District. The PGI District is subject to the provisions of Chapter 19.60,
"Planned Development".
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 Industrial by the City's 2018 Comprehensive
Plan. Industrial land uses include more intense industrial uses capable of generating
excessive noise, traffic, odor, and other nuisances. Example uses include manufacturing,
food processing, distribution, and businesses requiring significant areas dedicated to the
storage of materials or whose operations are performed in the open-air. Given the
potentially intense nature of businesses within industrial areas, they should be well-
buffered from residential and commercial areas to eliminate potential impacts on property
values and quality of life.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation.There are no significant natural features,including
topography, watercourses, and wetlands on the property. The property does include two
existing surface stormwater detention facilities which would remain without any changes.
Some existing trees and vegetation exists along the permitter of the two stormwater
detention facilities.This existing vegetation would also remain.The applicant is proposing
to install 129 new shade, ornamental, and evergreen trees, which includes extensive
landscaping along the west and south sides of the proposed fence to enhance the appearance
- 12 -
Recommendation& Findings of Fact
Petitions 08-25
May 5,2025
of the fence from public view. The proposed trees also include the installation of 20 new
street trees along Gifford Road.
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 property was initially developed for a concrete infrastructure
manufacturing plan in 1997 and has been in operations as such ever since.The applicant is
not proposing any changes to the existing operations. The plant is open Monday to Friday
from 4 a.m.to 4 p.m.,which is similar to other uses in the industrial park.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.12.600, "Obstructions in yards".The commercial operations yard is allowed
in the side and rear yards only and must be located a minimum of 10 feet from an interior
lot line.The applicant is proposing a commercial operations yard that is located in the side
and rear yards with no proposed setback to the interior lot lines(0-foot setback),and is also
located in the street yards west and south of the building with a proposed 60-foot setback
from the west property line along Gifford Road and 20-foot setback from the south property
line along Spaulding Road.
2. Sections 19.90.015, "Definitions and Regulations". A commercial operations yard is
required to be screened with a minimum six-foot-high fence and landscape screening on
the permitter of the fence. The applicant is proposing to screen the commercial operations
yard with an eight-foot-high solid fence on all sides, and landscape screening on the
perimeter of the fence only along Gifford Road and Spaulding Road frontages.
3. Section 19.90.015, "Definitions and regulations". The maximum permitted height of a
fence along the north and east property lines is six feet, and the maximum permitted height
and style of a fence in the street yards along Gifford Road and Spaulding Road is four-foot
high and open design fence. The applicant is proposing an eight-foot-high, solid privacy
fence along the north and east property lines, and within the street yards along Gifford
Road and Spaulding Road.
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Recommendation &Findings of Fact
Petitions 08-25
May 5, 2025
4. Section 19.90.015,"Definitions and regulations". A refuse collection area is required to
be enclosed with a six-foot high-solid masonry wall. The applicant is not proposing to
construct an immediate enclosure for a refuse collection area, and is instead proposing to
screen the refuse collection area with the eight-foot-high solid fence that would be installed
along the property lines.
5. Section 19.45.070, "Required number of parking stalls". The proposed facility is
required to have 57 parking stalls(one parking space per 1,000 square feet of floor area for
a 56,882-square foot building). The applicant is proposing to have 44 parking stalls.
Staff finds the proposed departures are appropriate and reasonable for the proposed use.
The property previously received approval for outdoor storage in 1997.The applicant is proposing
to expand the outdoor storage and screen it with an 8-foot-high solid fence and extensive
landscaping.All outdoor storage will be less than eight feet high and will not be visible from public
view or the surrounding properties. The proposed eight-foot-high fence in the street yard is
appropriate considering the extent and type of outdoor storage proposed.
Similarly,the proposed landscape screening only along the perimeter of the fence on the west and
south sides of the fence is appropriate. The properties adjacent to the north and east are occupied
with heavy industrial uses and railroad tracks,while to the west and south the property is adjacent
to the public roadway. In addition, properties west of Gifford Road are improved with single-
family homes. The proposed extensive screening along the west and south sides of the fence are
appropriate and necessary to improve the appearance of the 8-foot-high fence, and to minimize
any negative impact of the commercial operations yard on surrounding properties.
The applicant is requesting approval not to have to construct the solid masonry wall enclosure
surrounding the refuse collection area so that the refuse collection area can be accessible to
forklifts,trucks,and heavy machinery.The applicant has agreed to locate the refuse collection area
in rear of the existing building, and it will be within the commercial operations yard area which
will be enclosed with an eight-foot-high solid fence.
The proposed departure from the parking requirement is appropriate and necessary to minimize
the impact on stormwater runoff. The applicant is proposing to increase the number of parking
spaces within the existing parking lot by restriping it from 39 to 44 parking spaces, even though
the existing number of parking spaces can adequately serve the existing use. The applicant is not
proposing to increase the number of employees. During the peak shift there are 30 employees on
the property. The proposed parking lot will continue to adequately serve the property.
Staff believes the proposed improvements will enhance the appearance of the property, minimize
any negative effect of the business operations to surrounding properties while allowing the
business to expand its operations and make building and site improvements. The proposed
improvements will have a positive effect on the surrounding area.
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Recommendation &Findings of Fact
Petitions 08-25
May 5,2025
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 08-25, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Cook Engineering
Group, as applicant, and Old Castle Infrastructure, as property owner,received March 20,
2025,and supporting documents including:
a. Map Amendment for a Planned development Statement of Purpose and
Conformance,prepared by Cook Engineering Group,dated April 28,2025;
b. Fence drawing by America's Fence store, received March 20, 2025, with such
further revisions as required by the Community Development Director;
c. Boundary and Topographic Survey, prepared by Vanderstappen Land Surveying,
Inc.,dated August 23,2024;
d. Two-sheet Preliminary Site Plan, prepared by Cook Engineering Group, last
revised April 28, 2025, with such further revisions as required by the Community
Development Director;
e. Architectural plans titled Old Castle-Elgin 1375 Gifford Rd, Elgin, IL 60120
Locker Rm.&Bathroom Remodeling,prepared by DXU Architects,dated received
March 20, 2025, with such further revisions as required by the Community
Development Director;
f. Three-page Landscape Plans&Details,prepared by Cook Engineering Group, last
revised April 28, 2025, with such further revisions as required by the Community
Development Director;
g. Old Castle Infrastructure 2024 Sign Proposal,prepared by B&C Enterprises,dated
November 26, 2024, with such further revisions as required by the Community
Development Director;
h. Plat of Dedication,prepared by Vanderstappen Land Surveying, Inc.,dated March
18, 2025,with such further revisions as required by the City Engineer; and
i. Preliminary Engineering Plan, prepared by Cook Engineering Group, last revised
April 28,2025, 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 establishment of a commercial operations yard
on the Subject Property in the street yard with the minimum setback of sixty(60)feet from
the west property line and the minimum setback of twenty(20)feet from the south property
line, and in the side and rear yards with no(0-foot) minimum setback from the north and
east property lines. Such commercial operations yard shall be enclosed with an eight-foot-
high, solid,privacy fence on all sides.
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Recommendation &Findings of Fact
Petitions 08-25
May 5,2025
3. A departure is hereby granted to allow the screening of a commercial operations yard with
landscape screening only along the west and south sides of the perimeter fence.
4. A departure is hereby granted to allow the installation of an eight-foot-high, solid,privacy
fence on the Subject Property in the street yard with the minimum setback of sixty(60)feet
from the west property line, and the minimum setback of twenty (20) feet from the south
property line, and in the interior yards with no (0-foot) minimum setback from the north
and east property lines.
5. A departure is hereby granted to allow the location of a refuse collection area in the rear of
the existing building on the Subject Property without a refuse collection area enclosure.
6. A departure from the requirement for the minimum number of off-street parking stalls is
hereby granted to allow the establishment of a manufacturer of concrete construction and
infrastructure materials on the Subject Property provided a minimum of forty-four (44)
parking spaces are located on the Subject Property.
7. 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 four (4) yes, zero (0)
no,and zero(0)abstentions. Two members were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 16-
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Zoning
QRC1-RESIDENCE CONSERVATION 1
RC2-RESIDENCE CONSERVATION 2
RC3-RESIDENCE CONSERVATION 3
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QSFR1-SINGLE FAMILY RESIDENCE 1 h
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PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1
PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2
TFR-TWO FAMILY RESIDENCE
PTFR-PLANNED TWO FAMILY RESIDENCE
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QMFR-MULTIPLE FAMILY RESIDENCE
QRB-RESIDENCE BUSINESS
PRB-PLANNED RESIDENCE BUSINESS
Q NB-NEIGHBORHOOD BUSINESS New Spaulding Road
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QAB-AREA BUSINESS
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PGI-PLANNED GENERAL INDUSTRIAL
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CF-COMMUNITY FACILITY
PCF-PLANNED COMMUNITY FACILITY
EXHIBIT B
Zoning Map
E LG I N 0 500 1,000 (I
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Petition #08-25
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SITE LOCATION
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Petitions 08-25
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