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HomeMy WebLinkAboutG35-23 Ordinance No. G35-23 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE GI GENERAL INDUSTRIAL DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (450 Shepard Drive) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct a six-foot-high, open design fence within the street yards east and south of the existing building with certain departures from the Elgin zoning ordinance at 450 Shepard Drive; and WHEREAS, the zoning lot containing the premises at 450 Shepard Drive is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land and is located within the GI General Industrial District, and a planned development on a zoning lot containing less than two(2)acres of land is listed as a conditional use within the GI General Industrial District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on July 10, 2023, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use for a planned development in the GI General Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated July 10, 2023, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development to construct a six-foot- high, open design fence within the street yards east and south of the existing building with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 450 Shepard Drive, and commonly identified by the Kane County Property Index Number 06- 22-179-004, and legally described as follows: Lots 2 and 3 of Second Addition to Burnidge Bros. Industrial Park Block A and B of Unit No. 1 Recorded as Document 1172134 at Plat Book 55 Page 27, in the City of Elgin, Illinois. (commonly known as 450 Shepard Drive) Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by Grand Legacy Group LLC, as applicant, and Elgin Properties LLC, as property owner,received April 27, 2023, and supporting documents including: a. Undated Conditional Use Statement of Purpose&Conformance,received April 27, 2023; b. ALTA/NSPS Land Title Survey,prepared by United Survey Services, LLC, dated September 7, 2022; c. Architectural Site Plan, Sheet AS 1.0, prepared by Cobu Architecture Studio, dated March 15, 2023, last revised June 22, 2023, with such further revisions as required by the Community Development Director; and d. Architectural Site Plan, Sheet AS1.1, prepared by Cobu Architecture Studio, dated March 15, 2023, last revised June 22, 2023, with such further revisions as required by the Community Development Director. 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 construct a six-foot-high, black, open design fence within the street yards east and south of the building. 3. A departure is hereby granted to allow the installation of a six-foot-high, black, open design fence a minimum of twelve (12) feet from the intersection of pavements of Shepard Drive and Berkley Street. 2 4. The applicant shall submit a formal landscape plan at the time of fence permit review. 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. K tai ayor Presented: August 23, 2023 Passed: August 23, 2023 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 23, 2023 Published: August 23, 2023 t ' , fey FLC�M,q\ a Kimberly Dewis, it erk 3 EXHIBIT A July 10, 2023 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 12-23, an application by Grand Legacy Group LLC,as applicant,and Elgin Properties LLC, as property owner, requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the height of a fence within the street yard,and any other departures as may be necessary or desirable, to construct a six-foot high, open-design fence in the street yards south and east of the existing building at the property commonly referred to as 450 Shepard Drive. GENERAL INFORMATION Petition Number: 12-23 Property Location: 450 Shepard Drive Requested Action: Conditional use for a planned development Current Zoning: GI General Industrial District Proposed Zoning: GI General Industrial District Existing Use: Vacant office building Proposed Use: Adult-use cannabis craft grower Applicant: Grand Legacy Group LLC Owner Elgin Properties LLC Staff Coordinator: Damir Latinovic,AICP. Senior Planner Recommendation & Findings of Fact Petition 12-23 July 10,2023 Exhibits Attached: A. Aerial/Location Map B. Zoning Man C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Grand Legacy Group LLC, as applicant, and Elgin Properties LLC, as property owner, are requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the height of a fence within the street yard, and any other departures as may be necessary or desirable, to construct a six-foot high, open-design fence in the street yards south and east of the existing building at the property commonly referred to as 450 Shepard Drive. The 1.1-acre property, zoned GI General Industrial District, is located at the northwest corner of Shepard Drive and Berkley Street in the Burnidge Bros. Industrial Park. The property is improved with a two-story approximately 30,000-square foot building and 57 parking spaces in three surface parking lots located north and south of the building. The property has three access driveways: one access driveway to Shepard Drive provides access to the north parking lot, while two access driveways to Berkley Street provide access to the two parking areas south of the building. The building has two loading docks on the south side of the building with access from Berkley Street. The multi-tenant building is home to several office suites but is currently vacant. In December 2022, the City of Elgin granted the conditional use (zoning approval) for the establishment of an adult-use cannabis craft grower by Grand Legacy Group within the existing building. Grand Legacy Group has recently submitted an application for a building permit to commence the building renovations for the proposed cannabis craft grower. The property adjacent to the west is zoned GI General Industrial District and is improved with a one-story manufacturing building home to Simplomatic,a manufacturer of various metal products. The property adjacent to the north is a one-story office building, zoned Cl Commercial Industrial District,home to an engineering company. The property to the east across Shepard Drive is zoned CI Commercial Industrial District and is improved with a one-story commercial building home to Elgin Lanes bowling alley. The property to the south across Berkley Street is vacant open space part of the 14-acre property zoned PGI Planned General Industrial District which includes a 246,000-square foot office and warehousing building home to Stamar Packaging, a packaging supply company. -2 - Recommendation & Findings of Fact Petition 12-23 July 10, 2023 Su 'ect Pr r ITE }f Figure 1.Site area map with zoning overlay Proposal Grand Legacy Group is proposing to install a six-foot high,black, ornamental, open-design fence around its property at 450 Shepard Drive.The fence extends east and south of the building into the street yards along Shepard Dive and Berkley Street where only a 4-foot-high open design fence is allowed.Therefore,the applicant is seeking the approval of a planned development with departures from the fence regulations to install the proposed fence. The proposed fence would enclose the existing parking lots north and south of the building. Three new rolling gates would be installed across the access driveways to each parking lot.The applicant has agreed to install additional landscaping materials along the east side of the fence facing Shepard Drive. The new landscaping will soften the look of the fence along Shepard Drive. The existing parking lot south of the building is located approximately one foot from the south property line, which is enough space for the installation of the new fence. However, there is no room to install similar landscaping materials on the exterior of the fence along the south property line facing Berkley Street. The proposed fence is located 12 feet from the street curb of the intersection of Shepard Drive and Berkley Street. This is within the required 20-foot setback from such intersection to prevent view obstruction. The open design of the fence, however, will not obstruct the view of drivers along Shepard Drive and Berkley Street. As the property is less than two acres in size, the applicant is requesting approval of a planned - 3 - Recommendation & Findings of Fact Petition 12-23 July 10,2023 development as a conditional use to allow for the two departures from the zoning ordinance requirements related to the proposed fence. The required departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Departures for 450 Shepard Drive Requirement Proposal Fence within street 4 ft max. height 6 ft high,open design fence yards Max. 3-ft high obstruction, such as a fence or a wall, 12-ft setback of the proposed fence View Obstruction within 20-feet of the from the intersection of pavements of intersection of two Shepard Drive and Berkley Street. streets/pavements The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City in 1962. Upon annexation, the property was zoned M1 Limited Manufacturing. The property was subdivided in 1970, and the existing two-story office building was completed in 1976. In 1992, the property was rezoned to CI Commercial Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2022, the City approved the rezoning of the property to GI General Industrial District by Ordinance No. G67-22, and a conditional use for an adult-use cannabis craft grower by Ordinance No. G68-22. B. Surrounding Land Use and Zoning. The property adjacent to the west is zoned GI General Industrial District and is improved with a one-story manufacturing building home to Simplomatic, a manufacturer of various metal products. The property adjacent to the north is a one-story office building, zoned CI Commercial Industrial District, home to an engineering company. The property to the east across Shepard Drive is zoned Cl Commercial Industrial District and is improved with a one-story commercial building home to Elgin Lanes bowling alley. The property to the south across Berkley Street is vacant open space part of the 14-acre property zoned PGI Planned General Industrial District which includes a 246,000-square foot office and warehousing building home to Stamar Packaging, a packaging supply company. C. Comprehensive Plan.The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and -4- Recommendation & Findings of Fact Petition 12-23 July 10,2023 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 of the GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. E. Trend of Development. The subject property is located in the Burnidge Bros. Industrial Park located south of US Highway 20 and west of S. McLean Boulevard. On the west,the industrial park borders a multi-family residential neighborhood, and on the south, the industrial park borders the Elgin Community College campus. The properties along S. McLean Boulevard have developed with general commercial auto-oriented uses and restaurants. Most recent developments within the industrial park include renovations to existing properties, including the R+L Carriers facilities at 375 Second Street and 1751 Berkley Street, as well as the improvements to the 250,000-square foot building at 1600 Fleetwood Drive. Staff is noting a renewed interest in the area following the completion of the US Highway 20 and S. McLean Boulevard intersection and the improved access that this project has provided for this industrial area. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 12-23 on July 10,2022.Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated July 10, 2023 The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in § 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. - 5 - Recommendation & Findings of Fact Petition 12-23 July 10, 2023 Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.1-acre property is improved with an approximately 30,000-square foot two-story multi-tenant office building and surface parking lots with 57 parking spaces. The existing property improvements cover almost the entire property with little open space. There are a couple mature trees on the subject property along Shepard Drive that would remain. The applicant is proposing to install a six-foot-high, black, ornamental, open design fence to enclose the parking areas for additional security.The applicant would install rolling gates across the three existing access driveways, and will install additional landscaping materials on the exterior of the fence along the east property line. There are no existing natural features, including topography or watercourses that would have a negative impact on the proposed use of the existing building. 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 subject property is served by municipal water, sanitary sewer, and stormwater utilities. The existing utilities can adequately service the proposed use. The applicant is not proposing to make any changes to the existing water, sanitary sewer, and stormwater infrastructure. 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"[SRI 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 -6- Recommendation & Findings of Fact Petition 12-23 July 10, 2023 designed to minimize traffic congestion. The subject property includes three parking lots, one north of the building and two south of the building. The access to the parking lot on the north side of the building is from the full access driveway on Shepard Drive. Each of the two parking lots south of the building has its own full access driveway to Berkley Street. The applicant is proposing to install a six-foot-high, open design fence to enclose the existing parking lots for additional security. Rolling gates would be installed across each driveway entrance, and would not have any negative effect on the existing on-site and off- site traffic circulation. The proposed fence would be approximately twelve feet from the intersection of pavements of Shepard Drive and Berkley Street, which is less than the 20-foot required setback. However,the proposed fence will not cause any view obstructions for the drivers because of its open design. As such,the proposal will not have any negative effect on the existing traffic circulation in the immediate area. The proposed fence will not result in the loss of any on-site parking spaces. The future cannabis craft grower facility is required to have one parking space per 1,000 square feet of building floor area,or one parking space per 1.5 employees,whichever is greater. With 30,216 square feet and maximum 14 employees,the facility is required 30 parking spaces. With 56 parking spaces proposed to remain,the property will continue to meet the parking requirement. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the City in 1962. Upon annexation, the property was zoned M1 Limited Manufacturing.The property was subdivided in 1970,and the existing two-story office building was completed in 1976. In 1992, the property was rezoned to Cl Commercial Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2022, the City approved the rezoning of the property to GI General Industrial District by Ordinance No. G67-22 and a conditional use for an adult-use cannabis craft grower by Ordinance No. G68-22. 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. -7 - Recommendation & Findings of Fact Petition 12-23 July 10,2023 Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The property adjacent to the west is zoned GI General Industrial District and is improved with a one- story manufacturing building home to Simplomatic, a manufacturer of various metal products. The property adjacent to the north is a one-story office building, zoned CI Commercial Industrial District,home to an engineering company.The property to the east across Shepard Drive is zoned Cl Commercial Industrial District and is improved with a one-story commercial building home to Elgin Lanes bowling alley. The property to the south across Berkley Street is vacant open space part of the 14-acre property zoned PGI Planned General Industrial District which includes a 246,000-square foot office and warehousing building home to Stamar Packaging, a packaging supply company. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located in the Burnidge Bros. Industrial Park located south of US Highway 20 and west of S. McLean Boulevard. On the west,the industrial park borders a multi-family residential neighborhood, and on the south, the industrial park borders the Elgin Community College campus. The properties along S. McLean Boulevard have developed with general commercial auto-oriented uses and restaurants. Most recent developments within the industrial park include renovations to existing properties, including the R+L Carriers facilities at 375 Second Street and 1751 Berkley Street, as well as the improvements to the 250,000-square foot building at 1600 Fleetwood Drive. Staff is noting a renewed interest in the area following the completion of the US Highway 20 and S. McLean Boulevard intersection and the improved access that this project has provided for this industrial area. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development district as a map amendment. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan - 8 - Recommendation & Findings of Fact Petition 12-23 July 10,2023 Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. The applicant is proposing a planned development as a conditional use to allow for the two departures from the site design requirements of the zoning ordinance related to the proposed fence. The 1.1-acre property is less than two acres, which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow for installation of a six-foot high fence to enclose the on-site parking lot for additional security. The proposed fence is located approximately 12 from the intersection of pavements of Shepard Drive and Berkely Street,but would not result in any view obstruction because of its open design.The proposal would not have any negative effect on the surrounding properties. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands, and vegetation. The existing property improvements cover almost the entire property with little open space. There are a couple mature trees on the subject property along Shepard Drive that would remain. The applicant has agreed to install additional landscaping materials on the exterior of the fence along the east property line to -9- Recommendation & Findings of Fact Petition 12-23 July 10,2023 soften the impact of the fence on public view. There are no existing natural features, including topography or watercourses that would have a negative impact on the proposed use of the existing building. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed fence is similar to other recent fence installations on light- industrial properties across the City,including the six-foot-high fence installed on the R+L Carriers trucking facility one block to the west. The proposed fence would not have any negative impact on the surrounding properties and uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.90.015, "Definitions and Regulations". Within the street yard, a maximum four-foot-high open design fence, or a maximum three-foot high wall is permitted. The applicant is proposing a six-foot-high,open design fence within the street yards. 2. Sections 19.12.600, "Obstructions in Yards". A line-of-sight control area within 20 feet of the intersection of pavements of two streets shall be clear of any obstructions higher than three feet. The applicant is proposing a six-foot-high, open-design fence 12 feet from the intersection of pavements of two streets. Staff finds the proposed departures are appropriate and necessary to achieve the desired security for the proposed adult-use cannabis craft grower. While all cannabis production activities will be conducted on the interior of the building,which is fully secured, the proposed six-foot-high fence will provide an additional level of security. The proposed fence is similar to other such fences installed on light-industrial properties throughout the city, including on the R+L Carriers trucking facility one block to the west. The applicant has also agreed to install additional landscaping on the exterior of the proposed fence along Shepard Drive to soften the appearance of the fence. The proposed fence is located 12 feet at its closest point from the intersection of pavements of Shepard Drive and Berkley Street because the existing parking lot south of the building is located - 10 - Recommendation & Findings of Fact Petition 12-23 July 10, 2023 approximately one foot from the south property. The fence is appropriately proposed to fully enclose all parking areas,but as such it is located within the 20-foot line of sight. The open design of the fence will still allow drivers on Shepard Drive and Berkley Street to see through oncoming traffic. The proposed fence represents the minimum change to an existing property undergoing adaptive reuse for a more contemporary use, and is similar to fences installed on other light-industrial properties throughout the City. The proposed fence will not have a negative effect on the surrounding properties and uses. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.1-acre property is improved with an approximately 30,000- square foot two-story multi-tenant office building and surface parking lots with 57 parking spaces. The existing property improvements cover almost the entire property with little open space. There are a couple mature trees on the subject property along Shepard Drive that would remain.The applicant is proposing to install a six-foot-high,black,ornamental, open design fence to enclose the parking areas for additional security.The applicant would install rolling gates across the three existing access driveways, and will install additional landscaping materials on the exterior of the fence along the east property line.There are no existing natural features, including topography or watercourses that would have a negative impact on the proposed use of the existing building. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The subject property is served by municipal water,sanitary sewer,and stormwater utilities. The existing utilities can adequately service the proposed use. The applicant is not proposing to make any changes to the existing water, sanitary sewer, and stormwater infrastructure. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site - 11 - Recommendation & Findings of Fact Petition 12-23 July 10, 2023 vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property includes three parking lots,one north of the building and two south of the building. The access to the parking lot on the north side of the building is from the full access driveway on Shepard Drive. Each of the two parking lots south of the building has its own full access driveway to Berkley Street. The applicant is proposing to install a six-foot-high, open design fence to enclose the existing parking lots for additional security.Rolling gates would be installed across each driveway entrance, and would not have any negative effect on the existing on-site and off-site traffic circulation. The proposed fence would be approximately twelve feet from the intersection of pavements of Shepard Drive and Berkley Street, which is less than the 20-foot required setback. However,the proposed fence will not cause any view obstructions for the drivers because of its open design. As such,the proposal will not have any negative effect on the existing traffic circulation in the immediate area. The proposed fence will not result in the loss of any on-site parking spaces. The future facility is required to have one parking space per 1,000 square feet of building floor area, or one parking space per 1.5 employees,whichever is greater.With 30,216 square feet and maximum 14 employees,the facility is required 30 parking spaces.With 56 parking spaces proposed to remain,the property will continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed fence is similar to other recent fence installations on light-industrial properties across the City, including the fence at the R+L Carriers trucking facility one block to the west. The applicant is requesting the approval of a planned development to be able to install the same height of a fence in street yards as in the rear yard because the parking lots, which need to be enclosed, are located in the street yards. No evidence has been submitted or found that the proposed fence will exercise any detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated - 12 - Recommendation & Findings of Fact Petition 12-23 July 10, 2023 landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 12-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Grand Legacy Group LLC,as applicant,and Elgin Properties LLC, as property owner,received April 27, 2023, and supporting documents including: a. Undated Conditional Use Statement of Purpose & Conformance, received April 27, 2023; b. ALTA/NSPS Land Title Survey, prepared by United Survey Services, LLC, dated September 7,2022; c. Architectural Site Plan, Sheet AS1.0, prepared by Cobu Architecture Studio, dated March 15, 2023, last revised June 22, 2023, with such further revisions as required by the Community Development Director; and d. Architectural Site Plan, Sheet AS1.1, prepared by Cobu Architecture Studio, dated March 15, 2023, last revised June 22, 2023, with such further revisions as required by the Community Development Director. 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 construct a six-foot-high,black,open design fence within the street yards east and south of the building. 3. A departure is hereby granted to allow the installation of a six-foot-high,black,open design fence a minimum of twelve(12) feet from the intersection of pavements of Shepard Drive and Berkley Street. 4. The applicant shall submit a formal landscape plan at the time of fence permit review. 5. Compliance with all applicable codes and ordinances. - 13 - Recommendation & Findings of Fact Petition 12-23 July 10,2023 The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was three(3)yes,zero(0) no, and one(1) abstention. Three members were absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 14 - Meyer St Mulberry�Ln � a Q Lillian S= � R ' Subject Property o J 4fe�O , Petition 12-23 m d �x f Y � s , C Fleetwood Drt- _ Ho�r rDrD EXHIBITA Aerial/Location Map N W + I s Map prepared by City of Elgin o so iso 320 aso saFeet Department of Community Development r 47 11C1 - Q o CF J Mulberry Ln r w Y MFR J PAB t> e to - South St �e�d RB RQ. Subject Property Main Ln Petition 12-23 ` CI _ 20 GI � y CAI Legend ORC Residence Conservation 1 Be $t QRC2 Residence Conservation 2 PR C ORC3 Residence Conservation 3 QPRC Planned Residence Conservation PGI o r QSFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence Cz - O SFR2 Single Family Residence 2 Q) jr B OPSFR2 Planned Single Family Residence Q TRF Two Family Residence i QPTRF Planned Two Family Residence O MFR Multiple Family Residence G I PG I p( Q PMFR Planned Multiple Family Residence V QRB Residence Business O PRB Planned Residential Business 1=leetwo NB Neighborhood Business OPNB Planned Neighborhood Business AB Area Business -PAB Planned Area Business - ... - NB/ -CC Center City 1 -CC2 Center City 2 Hoffer Dr / PRC PCC Planned Center City Z -ORI Office Research Industrial / -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial !y -CF Community Facility O��O -PCF Planned Community Facility PNB Spawn Ur EXHIBIT Zoning Map Wa"yE A+ WS Map prepared by City of Elgin 0 80 160 320 480 640 Department of Community Development Feet i Subject Property 450 Shepard Dr. Petition 12-23 0622179004 Berkley St ea CO EXHBIIT C Parcel Map N A City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 450 Shepard Dive Petition 12-23 s r- k o b _ N � 7,f i,' • '.4J � - -YY*� .. t:�`t C • �'! psi i .� Berkley Street r Bird's eye view looking north 4i A; Berk ,t.t,, • *,.. AI Bird's eye view looking south EXHIBIT D SITE LOCATION 450 Shepard Dive Petition 12-23 K sr N r_ 4 41� ^ r East elevation of the existing building South elevation of the existing building