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HomeMy WebLinkAboutG30-20 Ordinance No. G30-20 AN ORDINANCE RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO A PGI PLANNED GENERAL INDUSTRIAL DISTRICT (745 Tollgate Road) WHEREAS,written application has been made to reclassify certain property located at 745 Tollgate Road from GI General Industrial District to PGI Planned General Industrial District; and WHEREAS, the zoning lot containing the premises at 745 Tollgate Road is legally described herein (the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on July 6, 2020, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from GI General Industrial District to a PGI Planned 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 July 6 2020, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the PGI Planned General Industrial District the following described property: LOT 39 IN NORTH ELGIN INDUSTRIAL PLAZA,BEING A SUBDIVISION OF PART OF THE SOUTHEAST QUARTER OF SECTION 33 AND PART OF THE SOUTHWEST QUARTER SECTION 34, TOWNSHIP 42 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF AFORESAID SUBDIVISION THEREOF, RECORDED ON SEPTEMBER 17, 1973 AS DOCUMENT 1278513, EXCEPTING THEREFROM THE DESCRIBED LAND: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 39; THENCE SOUTH 00 DEGREES 26 MINUTES 02 SECONDS WEST (BEING AN ASSUMED BEARING FOR THE PURPOSE OF THIS LEGAL DESCRIPTION) ALONG THE WEST LINE OF SAID LOT, 325.34 FEET TO THE POINT OF BEGINNING OF THIS LEGAL DESCRIPTION; SAID POINT BEING 282.60 NORTH OF THE SOUTHWEST CORNER OF SAID LOT AS MEASURED ALONG THE WEST LINE THEREOF; THENCE SOUTH 89 DEGREES 33 MINUTES 58 SECONDS EAST ALONG A LINE BEING PERPENDICULAR TO SAID LAST DESCRIBED WEST LINE 168.90 FEET; THENCE SOUTH 00 DEGREES 26 MINUTES 02 SECONDS WEST, ALONG A LINE BEING PARALLEL WITH THE WEST LINE OF SAID LOT, 326.72 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF SAID LOT AT A POINT BEING 171.84 FEET NORTHWESTERLY OF THE SOUTHEAST CORNER OF SAID LOT, AS MEASURED ALONG THE SOUTH LINE THEREOF;THENCE NORTH 74 DEGREES 55 MINUTES 28 SECONDS WEST ALONG SAID LAST DESCRIBED SOUTH LINE, 174.57 FEET TO THE SOUTHWEST CORNER OF SAID LOT; THENCE NORTH 00 DEGREES 26 MINUTES 02 SECONDS EAST ALONG THE WEST LINE OF SAID LOT,282.60 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN,KANE COUNTY, ILLINOIS. (commonly known as 745 Tollgate Road) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI General Industrial District to PGI Planned General Industrial District at 745 Tollgate Road which 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 2 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. 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 Triumph Construction Services, as applicant, and Glentoll L.L.C., as property 3 owner, received April 17, 2020, and supporting documents including: a. A letter regarding "AZE Inc. Proposed BTS Single User 744 Tollgate Rd Elgin, Illinois", from Triumph Construction Services Corporation, dated April 17, 2020; b. Undated letter from AZE Inc., dated received April 17, 2020; c. ALTA/NSPS Land Title Survey, prepared by R.E. Allen and Associates, Ltd., dated February 28, 2020; d. Undated building front elevation rendering, dated received April 17, 2020, with such further revisions as required by the Community Development Director; e. Site Plan Sheet A1.0, prepared by Harris Architects Inc., dated April 17, 2020, last revised May 22, 2020, with such further revisions as required by the Community Development Director; f. Building elevations, Sheet A2.0, prepared by Harris Architects Inc., dated April 17, 2020, with such further revisions as required by the Community Development Director; g. Building floor plan, Sheet A3.0, prepared by Harris Architects Inc., dated April 17, 2020, with such further revisions as required by the Community Development Director; h. Photometric plan "Tollgate", prepared by Lauderdale Electric, dated June 24, 2020, with such further revisions as required by the Community Development Director; i. Undated lighting fixture specifications, including: "D-Series Size 1 LED Area Luminaire", and "D-Series Size 1 LED Wall Luminaire", dated received May 26, 2020, with such further revisions as required by the Community Development Director; and j. Site engineering plans titled: "New Office and Warehouse Building Tollgate AZE 744 Tollgate Road Elgin, Illinois", prepared by Eriksson Engineering Associates,Ltd.,dated February 24,2020, last revised June 18, 2020, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the proposed building with the minimum building street yard setback of 50 feet from the north property line. 3. A departure is hereby granted to allow the construction of the proposed building with the minimum building interior yard setback of 20 feet from the east property line. 4. A departure is hereby granted to allow the construction of a commercial operations yard south of the proposed building in the street yard along 1-90 4 Tollway. 5. A departure is hereby granted to allow the construction of a vehicle use area south of the proposed building without an interior landscape yard. 6. A departure is hereby granted to allow the installation of a stormwater detention facility with side slopes exceeding the maximum permitted slope of 4:1. 7. The vehicle use areas on the subject property shall only be used for parking of semi-trucks and trailers owned and operated by the principal use on the property. 8. The refuse collection area shall be located on the interior of the proposed building, or within a code-compliant location and enclosure on the exterior of the building. 9. Any street graphics on the property shall comply with the zoning ordinance requirements for street graphics. Wall signs shall not be box signs. Wall signs must be channel letters. If a monument sign is installed on the property,the base of such sign shall match the primary exterior material of the proposed building. 10. 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. I. 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. 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. 5 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 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Ka ain,Aayor Presented: August 26, 2020 Passed: August 26, 2020 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 26, 2020 ` Published: August 27, 2020 Kimberly Dewi , ty Clerk; 6 EXHIBIT A July 6, 2020 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 12-20, an application by Triumph Construction Services, as applicant, and Glentoll L.L.C., as property owner, requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for the location of a commercial operations yard,building street yard setback, building interior yard setback,side slope of a stormwater detention facility,interior landscape yard, and any other departures as may be necessary or desirable,to construct a 20,000-square foot,one- story office and warehousing building at the property commonly referred to as 745 Tollgate Road. GENERAL INFORMATION Petition Number: 12-20 Property Location: 745 Tollgate Road Requested Action: Planned Development as a Map Amendment Current Zoning: GI General Industrial District Proposed Zoning: PGI Planned General Industrial District Existing Use: Vacant, undeveloped Proposed Use: Freight forwardim4 in general Applicant: Triumph Construction Services Owner Glentoll L.L.C. Staff Coordinators: Damir Latinovic, AICP. Senior Planner Recommendation& Findings of Fact Petition 12-20 July 6, 2020 Exhibits Attached: A. Aerial/Location May B. Zoning Map C. Parcel May D. Site Location E. Development Application and Attachments F. Stormwater variation application G. Draft Ordinance BACKGROUND Triumph Construction Services, as applicant, and Glentoll L.L.C., as property owner, are requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for the location of a commercial operations yard, building street yard setback,building interior yard setback, side slope of a stormwater detention facility, interior landscape yard, and any other departures as may be necessary or desirable, to construct a 20,000- square foot, one-story office and warehousing building at the property commonly referred to as 745 Tollgate Road. The 3.8-acre property,zoned GI General Industrial District,is located on the south side of Tollgate Road approximately 1/3 of a mile west of N. State Street (IL Route 31). The property also has frontage along I-90 Tollway in the rear. The property is vacant with minor vegetation and few trees. The property has never been fully developed, but includes a driveway for access to the 755 Tollgate Road property adjacent to the southwest. The access driveway is located within a permanent 25-foot wide ingress and egress easement established in 2009 for the benefit of the property at 755 Tollgate Road to maintain permanent access for the property which does not have direct frontage along Tollgate Road. All surrounding properties are part of the same North Elgin Industrial Plaza industrial park (also known as Elgin Oaks industrial park), and are zoned GI General Industrial District. The 755 Tollgate Road property adjacent to the southwest is improved with a two-story office and warehouse building home to Hexagon Manufacturing Intelligence, an industrial equipment supplier. All other surrounding properties are also improved with medium and large-size office and warehousing buildings home to various light-industrial uses. - 2 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 o` o E 'uS u CCESS DRIVEWAY TO Tdl Gats Rd UBJEC 755 TOLLGATE RD PROPERTY LL PROPERTY f ] r 6� N� Figure 1.Site area map with zoning overlay Proposal The applicant is proposing to construct a new 20,000-square foot office and warehouse building on the vacant site.The building would become the new headquarters for AZE Inc.,a transportation company for dried, finished goods and materials. The building would include a 5,000-square foot office space and approximately 20,000 square feet of warehousing space with seven overhead doors for truck loading and truck maintenance. The exterior of the building would be clad in pre- cast concrete panels with tinted glass storefront windows for the office portion of the building at the front. The existing access driveway for 755 Tollgate Road property would also serve as the access to the proposed development. The proposed building would be located in the northeast corner of the site 50 feet from the north property, and line in-line with most buildings in the subdivision that have the same 50-foot street yard setback. The parking area is appropriately located in the side and rear yards of the building.The parking lot with 22 parking spaces for passenger vehicles of employees and visitors is located west of the building nearest to Tollgate Road and is separated from the remainder of the parking lot for semi-trucks and trailers. The remainder of the parking area includes 44 parking spaces for semi-trucks and trailers and is classified as a commercial operations yard. The existing access driveway for 755 Tollgate Road property would be reconstructed and also serve as the parking lot drive-aisle for the new development. The proposed development would thereby preserve the location of the existing ingress and egress driveway for the 755 - 3 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 Tollgate Road property. Tollgate Roof r A surface stormwater detention facility for the new development would be located along I-90 AthAm 261- Tollway as that is the portion of the property with the lowest elevation and offers the most logical location for the detention basin. However, to maximize the development, the applicant is also proposing to construct an i underground stormwater detention vault under _ the south parking lot.The proposal will meet all requirements of the City's stormwater ordinance, except for the slope of the surface stormwater detention facility, which would be t+ steeper than the maximum permitted slope of - -- i 4:1. The slope of the detention facility is one of the departures from the Municipal Code ------ requested by the applicant. The applicant would construct a new public sidewalk along Tollgate Road with a .o.. connection to the front entrance of the building . and six street trees. A six-foot high, solid, PVC fence of neutral color would enclose all parking ` areas. The applicant would remove 12 existing trees on the site, but will meet all requirements of the tree preservation ordinance for replacement of those trees. Extensive landscaping with 57 new trees would be , constructed throughout the site, especially along 1-90 Tollway for additional screening of US the semi-truck and trailer parking area. r AZE Inc. employs 25 office personnel, five Figure 2. Proposed landscape plan maintenance shop mechanics,and 120 over-the- road drivers, with a peak demand shift of 30 employees. The facility is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak demand shift, whichever is greater. Both calculations result in the same parking requirement of 20 parking spaces. With 22 parking spaces for passenger vehicles and 44 parking spaces for semi-trucks and trailers, the facility meets its parking requirement. The hours of operation of the new building are expected to be 7 a.m. to 7 p.m. The facility will allow AZE Inc. to bring all three facets of its business under one roof(office staff, minor fleet maintenance, and -4 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 parking). Departures from the Zoning Ordinance and Stormwater Ordinance Requirements The proposed development requires several departures from the requirements of the zoning and stonnwater ordinances.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. Table 1. Detail of Required Departures Site Design Regulation Requirement Proposed 57 feet Building street yard setback (based on the average 50 feet setback of the block) Building interior yard setback 21 feet 10 feet Location of commercial operations yard (parking of semi- In side or rear yard only In street yard along I-90 Tollway trucks and trailers) One landscape island No landscape islands in the Interior landscape yard every 20,000 sq. ft. of south parking lot pa ed surface Stormwater detention area slope Max. 4:1 Retaining wall exceed 4:1 maximum slope The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1969. Upon annexation, the property was zoned M2 General Manufacturing.The property became part of the North Elgin Industrial Plaza subdivision, which was platted in 1973. The property is primarily vacant,but it includes an access driveway located within a private 25-foot wide ingress and egress easement which provides access to the 755 Tollgate Road property. The reminder of the property has never been developed. B. Surrounding Land Use and Zoning. All surrounding properties are part of the same North Elgin Industrial Plaza industrial park (also known as Elgin Oaks industrial park), and are zoned GI General Industrial District. The 755 Tollgate Road property adjacent to the southwest is improved with a two-story office and warehouse building home to Hexagon Manufacturing Intelligence, an industrial equipment supplier. All other surrounding properties are also improved with medium and large-size office and warehousing buildings home to various light-industrial uses. - 5 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose and intent of a 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. E. Trend of Development. The subject property is located in an established industrial park west of N. State Street and north of I-90 Tollway. With the completion of the new light- industrial building at 550 Tollgate Road in late 2019, most other properties within the industrial park have been developed, except for 1595 Commerce Drive and the subject property at 745 Tollgate Road. Except for the two properties closer to N.State Street,which include one-story office buildings, all other properties in the industrial park have been developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light- industrial and warehousing space for the foreseeable future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 12-20 on July 6, 2020. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated July 6, 2020. 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, planned developments outlined in § 19.60.040, and standards for variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane County Stormwater Ordinance: - 6 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 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 3.8-acre property is largely vacant and has never been developed. The property does not have any water features and includes only minor vegetation and few trees. The applicant is proposing to remove the 12 existing trees, but will comply with all replacement requirements of the tree preservation ordinance with the installation of 57 shade and evergreen trees. The property slopes down gently from north to south with the area along I-90 Tollway serving as a drainage ditch for the North Elgin Industrial Plaza subdivision detention located east of the property near N. State Street. The only improvement on the property is the existing access driveway for the 755 Tollgate Road property. The applicant would maintain the location of the existing access driveway and reconstruct it to serve as the primary access for the new development as well. With the frontage along and easy access to 1-90 Tollway, the property is well suited for new light- industrial development. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All necessary municipal water, sanitary sewer, and stormwater utilities are located in the vicinity of the site and have adequate capacity to service the new building. The applicant would construct new water and sanitary sewer service connections from the existing water and sanitary utilities in Tollgate Road. The property includes a stormwater drainage ditch along 1-90 Tollway that serves the North Elgin Industrial Plaza subdivision detention located east of the property near N. State Street. The applicant would maintain the existing drainage ditch and construct its own surface stormwater detention immediately north of the existing ditch as this part of the property has the lowest elevation. In addition,the applicant would also construct a concrete detention vault under the south parking lot. The proposal would meet all requirements of the stormwater ordinance,except for the maximum permitted slope of the surface detention facility. The steeper side slope of the stormwater detention, however, is one of the - 7 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 requested departures from the requirements of the Municipal Code, and is necessary to maximize the parking areas on site to make the project feasible. 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 is zoned for a light-industrial development such as the proposed office and warehousing building. However, the 20,000- square foot building is far less than the maximum permitted floor area on this 3.8 acre property,which is permitted to have a development with a maximum floor area of 115,000 square feet. As such, the 20,000-square foot building is expected to generate much less traffic than what a comparable development with a maximum permitted floor area of 115,000 square feet could generate. The proposed building will have a minimal effect on the existing traffic pattern in the industrial subdivision. The area would maintain safe and efficient off-site vehicular circulation. The proposed development would maintain the location of the existing access driveway on the property,which serves the existing building at 755 Tollgate Road. The access driveway would be reconstructed and would provide the only access to the proposed development as well. The proposed development would maintain safe and efficient on-site vehicular circulation. The proposed facility is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak demand shift, whichever is greater. With 30 employees during the peak demand shift,both calculations for the 20,000- square foot building result in the same parking requirement of 20 parking spaces. With 22 parking spaces for passenger vehicles and 44 parking spaces for semi-trucks and trailers, the proposed development would meet its parking requirement. - 8 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 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 1969. Upon annexation, the property was zoned M2 General Manufacturing. The property became part of the North Elgin Industrial Plaza subdivision, which was platted in 1973. The property is primarily vacant,but it includes an access driveway located within a private 25-foot wide ingress and egress easement which provides access to 755 Tollgate Road property. The proposed development would maintain the existing access to 755 Tollgate Road property. The reminder of the property has never been developed. E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. All surrounding properties are part of the same North Elgin Industrial Plaza industrial park (also known as Elgin Oaks industrial park), and are zoned GI General Industrial District. The 755 Tollgate Road property adjacent to the southwest is improved with a two-story office and warehouse building home to Hexagon Manufacturing Intelligence, an industrial equipment supplier. All other surrounding properties are also improved with medium and large-size office and warehousing buildings home to various light-industrial uses. F. Trend of Development Standard. The suitability of the subject propertyfor the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located in an established industrial park west of N. State Street and north of 1-90 Tollway. With the completion of the new light- industrial building at 550 Tollgate Road in late 2019, most other properties within the industrial park have been developed, except for 1595 Commerce Drive and the subject property at 745 Tollgate Road. Except for the two properties closer to N. State Street,which include one-story office buildings, all other properties in the industrial park have been developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light- - 9 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 industrial and warehousing space for the foreseeable 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 a 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. 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 Oficial Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a - 10 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject propertyfor 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 property does not have any watercourses and has only minimal vegetation with a few trees. The applicant is proposing to remove all trees on the property but would meet all tree replacement requirements of the tree preservation ordinance by planting a total of 57 shade and ornamental trees. Extensive landscaping would be constructed surrounding the proposed parking areas to screen the area from adjacent properties. The property slopes down gently from north to south and includes a drainage ditch along I-90 Tollway that serves the North Elgin Industrial Plaza subdivision detention located east of the property near N. State Street. The applicant would maintain the existing drainage ditch and construct its own surface stormwater detention immediately north of the existing ditch as this part of the property has the lowest elevation. 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 subject property is primarily vacant and has never been developed. The property, however, does include an access driveway which serves the 755 Tollgate Road property adjacent to the southwest. The applicant is proposing to maintain the existing access driveway and reconstruct it as it would also serve as the access for the proposed development. The proposed office and warehousing building for a transportation company of finished dried goods and materials is a common type of development within the light- industrial park. The proposed development would have no detrimental influence on the surrounding properties. The proposed site layout includes a parking lot for employees and visitors, which is separate from the parking area for semi-trucks and trailers. The proposed layout reduces conflicts between cars and trucks and minimizes any negative effects on internal traffic circulation. - 11 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 STANDARDS FOR STORMWATER VARIATION Applications for variations from the stormwater ordinance requirements must meet the standards outlined in § 904 of the Kane County Stormwater Ordinance. The applicant has provided the application for stormwater variations including the findings of fact attached as Exhibit F. Staff concurs with applicant's findings of fact against the standards for variations from the stormwater ordinance requirements. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning and stormwater ordinances of the Municipal Code: 1. Section 19.40.335, "Site Design". The minimum required building street yard setback on the subject property is 57 feet. The applicant is proposing a 50-foot building street yard setback. 2. Section 19.40.335, "Site Design". The minimum required building interior yard setback is 27 feet. The applicant is proposing a 20-foot building interior yard setback from the east property line. 3. Section 19.12.600, "Obstructions in Yards". The commercial operations yard (parking of semi-trucks and trailers) is only permitted in the rear yard. The applicant is proposing a commercial operations yard in the street yard south of the building. 4. Section 19.12.720,"Landscape Yards".One interior landscape yard island is required for each 20,000 square feet of vehicle use area with the exception of areas part of loading facilities.The applicant is proposing an approximately 38,171-square foot vehicle use area south of the building without any interior landscape islands. 5. Sections 203(h)(13), "Site Runoff Storage Requirements (Detention)" of the Municipal Code. The maximum permitted side slope within a stormwater detention facility is 4:1. The applicant is proposing a surface stormwater detention facility which includes a retaining wall exceeding the maximum permitted side slope. Staff finds the proposed departures are appropriate and necessary to achieve a desirable development of a long-vacant property. The required 57-foot street yard setback is based on the average street yard setback on the south side of Tollgate Road. The applicant is proposing a 50-foot street yard setback, which matches the 50-foot building setback established for the North Elgin Industrial Plaza subdivision,and which is followed by most properties within the industrial park. - 12 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 The required interior yard setback of 27 feet is proportional to the 3.8-acre property.The proposed 20-foot interior yard setback along the east property line allows for the necessary width of the building with interior loading docks and truck bays, and allows for adequate loading facilities on the west side of the building with the necessary vehicle use area for semi-truck turning movements. The proposed location of the commercial operations yard south of the building is a result of the property not having a proper rear yard.The property has two street yards,one along Tollgate Road and the second along the I-90 Tollway. With the front of the building and access to the site located along Tollage Road, the commercial operations yard for parking of semi-trucks and trailers is appropriately located in rear of the building along the Tollway, which essentially functions as the properties rear yard. The applicant would install a six-foot high, solid privacy fence of neutral color with extensive landscaping on the exterior of the fence to screen the commercial operations yard from adjacent properties and the view from the Tollway. Finally,the proposed variation from the stormwater ordinance requirements is necessary to achieve a desirable site layout. The property is encumbered by an existing 25-foot wide ingress and egress easement for the benefit of 755 Tollgate Road property, which must be preserved. In addition, the topography of the site necessitates the location of the stonmwater detention facility along the south property line where the existing drainage ditch is located serving the stormwater detention for the entire subdivision. To preserve the existing drainage ditch and maintain the size of the parking area which makes the project feasible, the proposed surface stormwater detention facility includes a retaining wall with steeper side slope than normally permitted. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 12-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Triumph Construction Services, as applicant, and Glentoll L.L.C.., as property owner,received April 17, 2020, and supporting documents including: a. A letter regarding "AZE Inc. Proposed BTS Single User 745 Tollgate Rd Elgin, Illinois", from Triumph Construction Services Corporation, dated April 17, 2020; b. Undated letter from AZE Inc., dated received April 17, 2020; c. ALTA/NSPS Land Title Survey, prepared by R.E. Allen and Associates, Ltd., dated February 28, 2020; d. Undated building front elevation rendering, dated received April 17, 2020, with such further revisions as required by the Community Development Director; e. Site Plan Sheet ALO, prepared by Harris Architects Inc., dated April 17, 2020, last revised May 22, 2020, with such further revisions as required by the Community - 13 - Recommendation & Findings of Fact Petition 12-20 July 6, 2020 Development Director; f. Building elevations, Sheet A2.0, prepared by Harris Architects Inc., dated April 17, 2020, with such further revisions as required by the Community Development Director; g. Building floor plan, Sheet A3.0, prepared by Harris Architects Inc., dated April 17, 2020, with such further revisions as required by the Community Development Director; h. Photometric plan "Tollgate", prepared by Lauderdale Electric, dated June 24, 2020, with such further revisions as required by the Community Development Director; i. Undated lighting fixture specifications, including: "D-Series Size 1 LED Area Luminaire", and "D-Series Size 1 LED Wall Luminaire", dated received May 26, 2020, with such further revisions as required by the Community Development Director; and j. Site engineering plans titled: "New Office and Warehouse Building Tollgate AZE 745 Tollgate Road Elgin, Illinois", prepared by Eriksson Engineering Associates, Ltd., dated February 24, 2020, last revised June 18, 2020, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the proposed building with the minimum building street yard setback of 50 feet from the north property line. 3. A departure is hereby granted to allow the construction of the proposed building with the minimum building interior yard setback of 20 feet from the east property line. 4. A departure is hereby granted to allow the construction of a commercial operations yard south of the proposed building in the street yard along I-90 Tollway. 5. A departure is hereby granted to allow the construction of a vehicle use area south of the proposed building without an interior landscape yard. 6. A departure is hereby granted to allow the installation of a stormwater detention facility with side slopes exceeding the maximum permitted slope of 4:1. 7. The vehicle use areas on the subject property shall only be used for parking of semi-trucks and trailers owned and operated by the principal use on the property. 8. The refuse collection area shall be located on the interior of the proposed building,or within a code-compliant location and enclosure on the exterior of the building. - 14 - Recommendation & Findings of Fact Petition 12-20 July 6,2020 9. Any street graphics on the property shall comply with the zoning ordinance requirements for street graphics. Wall signs shall not be box signs. Wall signs must be channel letters. If a monument sign is installed on the property,the base of such sign shall match the primary exterior material of the proposed building. 10. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was six(6) yes, zero(0)no, and zero (0) abstentions. All members were present. Respectfully Submitted, S/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 15 - Chateau Dr Jas apt ■ Canterife/d Pkwy lets� 5 �r .JMFrontenac Dr Subject Property Petition 12-20 Church�Rd to 1� E .. y io 0 1 C T' w Z S `• � � S Rmp � ,- � ! „ •� ,. ��� • 1 t.gOMy From U 3' o -' �`DavisRdlpav/sRd > o� Jro Forest Dr Forest Dr m .-'�-..�•� • 3 +' ._:ate-.,.' \r J EXHIBIT Aerial/Location Map Map prepared by City of Elgin o 120 240 aso 720 960Feet Department of Community Development PAB Church Rd CF GI � o AB Subject Property 4 y Petition 12-20 PAB AB y v y ��P 2 ,�15 ��� oto Legend QRC1 Residence Conservation 1 FEW ORC2 Residence Conservation 2 490 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation ��SR O SFR1 Single Family Residence 1 PSFR1 Planned Single Family Residence 1 SFR2 Single Family Residence 2 GI O PSFR2 Planned Single Family Residence 2 90 QTRF Two Family Residence OPTRF Planned Two Family Residence QMFR Multiple Family Residence PG I QPMFR Planned Multiple Family Residence ORB Residence Business QPRO Planned Residential Business QNB Neighborhood Business QPNB Planned Neighborhood Business ®AB Area Business PAB Planned Area Business -CC1 Center City 1 F� -CC2 Center City 2 -PCC Planned Center City ry -ORI Office Research Industrial -PORI Planned Office Research Industrial CF -GI General Industrial -PGI Planned General Industrial �( -Cl Commercial Industrial -CF Community Facility SFR1 -PCF Planned Community Facility EXHIBIT Zoning Map AA" N'dyE S Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development Feet i Q Subject Property W 745 Tollgate Rd. Petition 12-20 Toll Gate Rd 0333476011 EXHIBIT C Parcel Map N A City of Elgin 0 25 50 100 150 200 Department of Community Development Feel EXHIBIT D SITE LOCATION 745 Tollgate Rd Petition 12-20 Ak ToU Gate Road L � �� •.lti ` 1 44. a a. Bird's eye view looking north INS I; ubject Property 'rte V + ■ ' V y _771" r..�p Toll Gate Road Bird's eye view looking south EXHIBIT D SITE LOCATION 745 Tollgate Rd Petition 12-20 x 0 CCESS DRIVEWAY TO Tdl Gsb Rd SUBJECT 55 TOLLGATE RD PROPERTY r. 55 TOLLGA E RD z PROPERTY topi Site area map with zoning ovelay EXHIBIT D SITE LOCATION 745 Tollgate Rd Petition 12-20 View of the property from Tollgate Rd (1) MERIF View of the property from Tollgate Rd (2) EXHIBIT D SITE LOCATION 745 Tollgate Rd Petition 12-20 _= E Existing building at 755 Tollgate Rd facing 1-90 Tollway Existing parking lot for 755 Tollgate Rd (partial view)