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HomeMy WebLinkAboutG40-21 Ordinance No. G40-21 AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCE NO. G57-03 (1325 Bluff City Boulevard) WHEREAS, the territory herein described has been classified in the PGI Planned General Industrial District, and is subject to the requirements of Ordinance No. G57-03; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G57-03, to allow for the construction of the trucking service facility at 1325 Bluff City Boulevard; and WHEREAS,the zoning lot containing the premises at 1325 Bluff City Boulevard is part of the property legally described in the PGI Planned General Industrial District Ordinance No. G57- 03 (the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on August 2, 2021 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PGI Planned General Industrial District established by Ordinance No. G57-03, 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 August 2, 2021, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3.G.of Ordinance No. G57-03,which regulates"Site Design", in the POI Planned General Industrial District of the Subject Property, is hereby amended to include the following additional conditions: In this PGI Planned General Industrial District, except as otherwise provided for herein, the use and development of the Subject Property shall be subject to the following additional conditions: 9. Substantial conformance to the Development Application submitted by Abbott Land and Investment Corporation, as applicant, and Gifford 300, LLC, as a property owner, received February 8, 2021, and supporting documents including: a. A letter RE: Copart/Vantage Trucking Development Application, dated February 4, 2021, prepared by Abbott Land and Investment Corp; b. Undated Map Amendment for a Planned Development Statement of Purpose and Conformance, dated received July 28, 2021; c. Plat of Survey, prepared by Mackie Consultants, LLC, dated February 24, 2021, last revised July 21, 2021; d. Revised Exterior Elevations, Sheet A2,prepared by Architectural Resources,dated November 14, 2019, last revised December 5, 2019, with such further revisions as required by the Community Development Director; e. Plat of Easement/Vacation Vantage Truck Site Elgin, Illinois,prepared by Mackie Consultants,LLC,dated April 16,2021,last revised May 7,2021,with such further revisions as required by the City Engineer; f. Sky Drive - Station 10+00 to 24+85 Gifford 300 Industrial Development Elgin, Illinois Sheet 9 of 18, prepared by Mackie Consultants, LLC, dated January 30, 2015, last revised March 19, 2021, with such further revisions as required by the City Engineer; g. Final Engineering Plans Vantage Truck 1325 Bluff City Blvd Elgin, Illinois, prepared by Mackie Consultants, LLC, dated January 29, 2021, last revised July 21,2021, with such further revisions as required by the City Engineer; and h. Storm Water Master Plan Gifford 300 Mine Site Reclamation Elgin, Illinois, Sheet 1 of 1,prepared by Mackie Consultants, LLC, dated January 14, 2021, last revised April 12, 2021, 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. 10. A departure is hereby granted to allow the construction of the vehicle use area with the minimum one-foot setback from the west and south property lines. 11. A departure is hereby granted to allow the construction of an eight-foot high, solid, fence, of neutral color within the interior yard along the west and south property lines. -2 - 12. A departure is hereby granted to allow the construction of an eight-foot high, solid, fence of neutral color in the street yards along Sky Drive and Future Rubble Road. 13. A departure is hereby granted to allow the construction of the proposed truck parking facility with the vehicle use area landscape yard consisting of 123 shade trees and 233 shrubs. 14. A departure is hereby granted to allow the construction of the proposed truck parking facility with no vehicle use area interior landscape yard. 15. A departure is hereby granted to allow the installation of one or more refuse collection areas within the truck parking facility. Such refuse collection area must be located with the truck parking facility enclosed with the eight-foot-high solid fence, and is not required to provide any additional screening in the form of a fence or a wall, provided that such refuse collection area consists of a garbage can,garbage dumpster,or a similar enclosure as approved by the Community Development Director. Such refuse collection area may be located anywhere within the truck parking facility enclosed by the eight-foot-high solid fence, including the required building setbacks from street lot lines along Sky Drive and Future Rubble Road and the interior lot lines. 16.No portion of the truck parking facility shall be used as a commercial operations yard, specifically the outdoor storage of any goods, materials, or equipment is not permitted within the truck parking facility. More so, the truck parking facility shall not be used for the loading and unloading of goods, materials, and/or equipment onto and off trucks. 17. No"recreational vehicles" [SR] shall be parked,kept,or stored upon any portion of the truck parking facility. This provision is not intended to prohibit the parking or storage of semi-trailers detached from their truck. 18. All"motor vehicles" [SR]parked,kept,or stored at the truck parking facility shall have up-to-date license plates and registration and be fully operational at all times. 19.No "motor vehicle" [SR] or semi-trailer shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. All wheels of any"motor vehicle" [SR] or semi-trailer shall be fully inflated at all times. The repair, rebuilding, reconditioning, or painting of "motor vehicles" [SR] or semi-trailers is prohibited. 20. The selling of"motor vehicles" [SR] or semi-trailers from the truck parking facility is prohibited. 21. Compliance with all applicable codes and ordinances. Section 3. That Section 3. K. of Ordinance No. G57-03, which regulates "Off Street Parking" is hereby amended to include the following conditions: - 3 - In this PGI Planned General Industrial District, except as otherwise provided for herein, the use and development of the Subject Property shall be subject to the following additional conditions: 1. A departure is hereby granted to allow the construction of the proposed vehicle use area for the truck parking facility with reclaimed asphalt grindings course over gravel sub- base course surfacing. Section 4. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G57-03. In the event of any conflict between this ordinance, Ordinance No. G57-03, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. ptai , Mayor Presented: August 25, 2021 Passed: August 25, 2021 Vote: Yeas: 9 Nays: 0 �` Recorded: August 25, 2021 Published: August 27, 2021 Attest: F '�a74• �f�7yv Kimberly Dewis, Cit erk - 4 - EXHIBIT A August 2, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 06-21 an application by Abbott Land and Investment Corporation, as applicant, and Gifford 300, LLC, as property owner, requesting a map amendment to PGI Planned General Industrial District Ordinance No. G57-03 with departures from the Elgin Municipal Code requirements for parking lot surface construction, vehicle use area interior landscape yard, vehicle use area landscape yard, vehicle use area interior yard setback,permitted fence height, exterior building materials, and any other departures as may be necessary or desirable to construct a new trucking service facility at the property commonly known as 1325 Bluff City Boulevard. The properties classified in the PGI Planned General Industrial District established by Ordinance No. G57-03 are commonly known as 1325 Bluff City Boulevard, 1225 Gifford Road, 1235 Gifford Road, 1245 Gifford Road, 1255 Gifford Road, and 1325 Gifford Road. GENERAL INFORMATION Petition Number: 06-21 Property Location: 1325 Bluff City Boulevard Requested Action: Map Amendment to PGI Planned General Industrial District Ordinance No. G57-03 Current Zoning: PGI Planned General Industrial District Ordinance No. G57-03 Proposed Zoning: No change. PGI Planned General Industrial District Existing Use: Surface mining Proposed Use: Trucking service Applicant: Abbott Land and Investment Comoration Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Owner Gifford 300, LLC Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Abbott Land and Investment Corporation, as applicant, and Gifford 300, LLC, as property owner, are requesting a map amendment to PGI Planned General Industrial District Ordinance No. G57- 03 with departures from the Elgin Municipal Code requirements for parking lot surface construction, vehicle use area interior landscape yard,vehicle use area landscape yard,vehicle use area interior yard setback, permitted fence height, exterior building materials, and any other departures as may be necessary or desirable to construct a new trucking service facility at the property commonly known as 1325 Bluff City Boulevard. The properties classified in the PGI Planned General Industrial District established by Ordinance No. G57-03 are commonly known as 1325 Bluff City Boulevard, 1225 Gifford Road, 1235 Gifford Road, 1245 Gifford Road, 1255 Gifford Road, and 1325 Gifford Road. The 60-acre subject property is located on the south side of Bluff City Boulevard immediately west of the Copart's wholesale automobile sales facility,both of which are located just west of the intersection of US Route 20 and Bluff City Boulevard. The site is currently part of a larger 127- acre quarry used for active surface mining of sand, gravel, and other materials. The subject property is adjacent to other properties part of the same PGI Planned General Industrial District established by Ordinance No. G57-03 on the west and south sides. The property adjacent to the west would continue to be used for surface mining of sand,gravel and other materials,while the properties to the south are improved with heavy industrial uses, including a metal recycling use(Redline Metals)and waste transfer station(Waste Management).The property adjacent to the east is a approximately 210-foot wide Commonwealth Edison right-of-way with Copart's wholesale automobile sales facility further to the east zoned PGI Planned General Industrial District established by Ordinance G55-03. The properties to the north across Bluff City Boulevard - 2 - Recommendation& Findings of Fact Petition 06-21 August 2, 2021 are zoned PCF Planned Community Facility District, CF Community Facility District, and Cl Commercial Industrial District and include the Institute of Islamic Education and a landscape contractor shop. Proposal The applicant is proposing to establish a 60-acre site from the larger 127-acre former quarry to construct a trucking service parking facility. The front of the property would include a small 256- square foot office building with a 13-stall parking lot for employees and visitors. The remainder of the site would include the parking lot for semi-trucks and trailers. The truck parking lot would include 1,229 12-foot wide by 75-foot-long parking stalls. The facility operator (Vantage Trucking) would lease individual truck parking spaces to third- party trucking service transportation companies. While large transportation companies have their own distribution facilities where they also park their semi-trucks and trailers,most trucking service transportation companies are small business owners whose truck fleets can include as little as one or two trucks. Such trucking service transportation companies are expected to lease the semi-truck and trailer parking spaces at the proposed facility. The existing access driveway for the mine operations would be reconstructed and improved to serve as the access driveway for the truck parking facility.The property would include a temporary access driveway to the remainder of the quarry adjacent to the west, where surface mining operations would continue. The applicant would construct a new public sidewalk along the property's frontage along Bluff City Boulevard with a connection to the front office building. The 256-square foot, one-story office building would include stone masonry and fiber cement siding on the exterior. - 3 - Recommendation& Findings of Fact Petition 06-21 August 2, 2021 ALU �- Pr -77 70fK gWffTTlff-/FL CALCLL�TIOM ZAI[ET_- � ti""• *�r t k': YY1TT' 71 WASTE MANAGEMENT Figure 1. Proposed Landscape Plan - 4 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 The proposed truck parking lot would be located 174 feet from the north property line along Bluff City Boulevard at its closest point, 60 feet from the east property line along ComEd right-of-way, one foot from the west property line adjacent to the remainder of the quarry, one foot from the south property line adjacent to the Waste Management transfer station, and 15 feet from the future Rubble Road and Sky Drive in the southwest portion of the site. The proposed truck parking lot would be enclosed with an 8-foot-high steel fence of neutral color to match the steel fence surrounding the Copart site. The proposed parking lot includes nine 28-foot-high parking lot light fixtures which would comply with all outdoor lighting requirements of the zoning ordinance. While the front parking lot and access driveway would be constructed with normal asphalt surfacing, the 49.1-acre truck parking lot would be constructed of reclaimed asphalt grindings. This parking lot surface, which is one of several requested departures from the zoning ordinance requirements, would be compacted to resemble a typical hard surface asphalt parking lot. While the applicant would not install any landscaping within the interior of the 49.1-acre truck parking lot,extensive landscaping would be installed along the perimeter of the 8-foot fence visible from public view. A total of 224 trees (172 shade trees, 36 evergreen trees, and 16 ornamental trees)would be installed on the site. Of that, 112 trees would be installed north of the truck parking lot to screen it from Bluff City Boulevard. One shade tree every 40 feet would be installed along the east side of the parking lot fence adjacent to the ComEd right-of-way and along the future Rubble Road and Sky Drive southwest of the site. Landscape screening is not required along the west property line adjacent to the remainder of the surface mining property, and along the south property line. All shade trees would be four inches in diameter at the time of installation, which exceeds the typical requirement for three-inch caliper trees. It is worth noting that the topography of the site is such that the truck parking lot is located approximately 12-18 feet higher than Bluff City Boulevard. The combination of topography change, the 8-foot fence, and extensive landscaping north of the fence will screen most if not all semi-trucks and trailers parked within the truck parking lot. Traffic analysis The applicant has submitted a traffic study for the proposed facility which provides the analysis of the existing and future traffic conditions in the area. The traffic study includes estimates for anticipated number of trips to be generated by the proposed facility that is based on actual trip counts at another similar Vantage trucking facility in Lemont, Illinois. The proposed facility is expected to generate approximately 856 trips(both trucks and passenger vehicles)on a typical day. The actual trip counts at Lemont facility indicate that the number of trips generated by the facility are evenly distributed during the day. The actual peak time for the facility is expected to occur during the mid-day hours between 11 a.m. and 3 p.m. During its peak hour from 11 a.m. to 12 p.m., the facility is expected to generate approximately 61 trips (30 inbound vehicles and 31 outbound vehicles). That represents one additional trip per minute during the mid-day hour for area roadways. - 5 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Per IDOT's 2020 traffic counts, US Route 20 carries approximately 42,000 vehicles daily at the intersection with Shales Parkway, Shales Parkway carries approximately 19,000 vehicles north of US Route 20,and Bluff City Boulevard carries approximately 3,000 vehicles west of Gifford Road. The morning peak hour occurs between 7 a.m. and 8 a.m., while the evening peak hour occurs between 4 p.m. and 5 p.m.,neither of which overlaps with the expected peak hour of the proposed facility, which will occur from 11 a.m. to 12 p.m. The traffic study concludes that the US Route 20 and Bluff City Boulevard/Shales Parkway intersection has adequate reserve capacity and is projected to continue to operate at the same level of service regardless if the proposed facility is constructed or not. If the proposed facility is constructed, all turning movements at this intersection would continue to operate with the same general delays, except the northbound left turning movements, which would experience an additional 5-7 second delay during the morning and evening peak hours.However,this is primarily because US Route 20 receives the majority of the green time due to the amount of traffic on US Route 20. The proposed facility would represent only approximately one percent of the total peak hour traffic volume at this intersection. The traffic analysis also shows that the proposed one full access driveway can adequately serve the proposed facility. The existing full access driveway to Bluff City Boulevard which serves the quarry would be reconstructed to serve the proposed facility with one inbound lane and two outbound lanes (one for left-turning vehicles and one for right turning vehicles). Bluff City Boulevard already includes a designated left-turn lane for westbound vehicles coming from US Route 20. The length of the designated left-turn lane can accommodate approximately five passenger vehicles, or one to two semi-trucks with trailers. Based on the anticipated traffic volumes at the proposed facility, the existing left-turn lane can adequately serve the proposed facility, and the applicant is not proposing any changes to Bluff City Boulevard or the designated left-turn lane. Bluff City Boulevard is under Illinois Department of Transportation (IDOT)jurisdiction and the proposed access driveway to Bluff City Boulevard will need to be approved by IDOT. The applicant has provided documentation indicating IDOT does not object to the proposed access for the proposed facility. The proposed development requires several departures from the requirements of the PGI Planned General Industrial District Ordinance No. G57-03 and the zoning ordinance. The requested departures are summarized in Table 1 below,and are further described in the Planned Development Departures and Exceptions section of the staff report further below. - 6 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Table 1. Detail of Required Departures 1325 Bluff City Boulevard Site Design Regulation Requirement Proposed Asphalt, concrete, or brick Reclaimed asphalt Parking Lot Surfacing paver surface course over grindings course over gravel sub-base course gravel sub-base course Vehicle use area interior yard 17 ft 1 ft. along west property setback line Fence type and height within the Max. 4 feet high and open- g feet high and solid type required street yard setback design type Fence type and height within the Max. 6 feet high and solid g feet high and solid type required interior yard setback type Vehicle use area landscape yard 44 shade trees and 333 123 shade trees and 233 (perimeter of a parking lot) shrubs shrubs Vehicle use area interior 107,121 sq. ft. of VUA No landscape yard (within the interior landscape yard with a lan VUA interior parkinglot 428 trees and 428 shrubs landscape yard In side and rear yards Within enclosed truck Location and enclosure for a outside of required building parking facility with refuse collection area setbacks, and enclosed with additional enclosure other a six-foot high solid fence or than the 8-foot solid fence wall surrounding the parking lot The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1962. Upon annexation the property was zoned M2 General Manufacturing District. In 1992, the property was zoned GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2003, the City classified the property in the PGI Planned General Industrial District by Ordinance G57-03. At the same time the City approved Copart's wholesale automobile sales facility at 1475 Bluff City Boulevard by establishing the PGI Planned General Industrial District by Ordinance G55-03 for that property. The property is part of the Bluff City TIF District. The property is home to a former quarry and has been used for surface mining operation of sand, gravel and other materials since its annexation. B. Surrounding Land Use and Zoning. The subject property is adjacent to other properties part of the same PGI Planned General Industrial District established by Ordinance No. - 7 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 G57-03 on the west and south sides. The property adjacent to the west would continue to be used for surface mining of sand, gravel and other materials, while the properties to the south are improved with heavy industrial uses, including a metal recycling use (Redline Metals) and waste transfer station(Waste Management). The property adjacent to the east is a approximately 210-foot wide Commonwealth Edison right-of-way with Copart's wholesale automobile sales facility further to the east zoned PGI Planned General Industrial District established by Ordinance G55-03. The properties to the north across Bluff City Boulevard are zoned PCF Planned Community Facility District,CF Community Facility District, and Cl Commercial Industrial District and include the Institute of Islamic Education and a landscape contractor shop. C. Comprehensive Plan. The subject property is designated as Industrial by the City's 2018 Comprehensive Plan. Industrial land uses include more intense industrial uses capable of generating excessive noise, traffic, odor, and other nuisances. Example uses include manufacturing, food processing, distribution, and businesses requiring significant areas dedicated to the storage of materials or whose operations are performed in the open-air. Give the potentially intense nature of businesses within industrial areas, they should be well-buffered from residential and commercial areas to eliminate potential impacts on property values and quality of life. D. Zoning District. The purpose and intent of the PGI Planned General Industrial District established by Ordinance G57-03 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. This PGI Zoning District is most similar to, but departs from the standard requirements of the GI Zoning District. The PGI District is subject to the provisions of Chapter 19.60, "Planned Development". E. Trend of Development. The subject property is located within the southeast industrial park. Uses that have historically located in the southeast industrial park include both light- industrial and warehousing uses as well as heavy industrial uses such as a motor-vehicle recycling facility and a waste-management transfer station. Over the last ten years the trend of development in this and other industrial parks in the City has been towards establishment of smaller light-industrial/warehousing buildings with large surface parking lots and commercial operations yards for storage of semi-trucks and trailers. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 06-21 on August 2, 2021. Testimony was presented at the public hearing in support of and against the application.The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning &Zoning Commission dated August 2,2021. - 8 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030 and the standards for planned developments outlined within § 19.60.040: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 60-acre subject property is part of an active quarry used for surface mining of sand, gravel and other materials. The property does not include any significant water courses,vegetation or existing improvements that would have a negative impact on the proposed development. The property does have a sloping topography. The center of the site is approximately 12-18 feet higher than the established grade at Bluff City Boulevard. The applicant is proposing to maintain the existing topography, which will help screen the proposed truck parking lot behind an 8-foot-high fence and extensive landscaping. The applicant would install a total of 224 shade, evergreen, and ornamental trees primarily along the perimeter of the truck parking lot. 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 required municipal water, sanitary sewer, and stormwater utilities are located in close proximity of the site. The front 256-square foot office building would connect to the existing sanitary sewer and water main in Bluff City Boulevard. The existing facilities can adequately service the proposed building. The applicant is proposing to construct a new surface stormwater detention facility in the northeast corner of the site that would serve to collect the stormwater from the front driveway and front parking lot.The stormwater from the truck parking lot would discharge onto the quarry property adjacent to the west. The proposed development will meet all requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular - 9 - Recommendation& Findings of Fact Petition 06-21 August 2, 2021 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 designed to minimize traffic congestion. The applicant has submitted a traffic study to analyze the traffic impact of the proposed facility. The proposed facility would generate approximately 856 trips per day,which are evenly distributed throughout the day.The peak hour occurs weekdays from 11 a.m. to 12 p.m. This peak time does not coincide with the typical morning and evening rush hour peak times on surrounding roadways. During the peak hour, the proposed facility is expected to generate approximately 61 trips, which is approximately one trip per minute. The surrounding roadways have adequate capacity to accommodate the anticipated additional traffic from the facility. The proposed 256-square foot office building in the front is required to provide only one parking space based on the requirement for one parking stall per 250 square feet of floor area. The applicant is proposing to construct a 13-stall parking lot adjacent to the building for employees and visitors. The proposed facility would meet its parking requirement without any negative impact on surrounding uses and properties. 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 in 1962. Upon annexation the property was zoned M2 General Manufacturing District. In 1992, the property was zoned GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2003, the City classified the property in the PGI Planned General Industrial District by - 10 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Ordinance G57-03. At the same time the City approved Copart's wholesale automobile sales facility at 1475 Bluff City Boulevard by establishing the PGI Planned General Industrial District by Ordinance G55-03 for that property. The property is part of the Bluff City TIF District. The property is home to a former quarry and has been used for surface mining operation of sand, gravel and other materials since its annexation. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The subject property is adjacent to other properties part of the same PGI Planned General Industrial District established by Ordinance No. G57-03 on the west and south sides. The property adjacent to the west would continue to be used for surface mining of sand, gravel and other materials, while the properties to the south are improved with heavy industrial uses, including a metal recycling use (Redline Metals) and waste transfer station (Waste Management). The property adjacent to the east is a approximately 210-foot wide Commonwealth Edison right-of-way with Copart's wholesale automobile sales facility further to the east zoned PGI Planned General Industrial District established by Ordinance G55-03. The properties to the north across Bluff City Boulevard are zoned PCF Planned Community Facility District, CF Community Facility District, and Cl Commercial Industrial District and include the Institute of Islamic Education and a landscape contractor shop. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within the southeast industrial park. Uses that have historically located in the southeast industrial park include both light- industrial and warehousing uses as well as heavy industrial uses such as a motor-vehicle recycling facility and a waste-management transfer station. Over the last ten years, the trend of development in this and other industrial parks in the City has been towards establishment of smaller light-industrial/warehousing buildings with large surface parking lots and commercial operations yards for storage of semi-trucks and trailers. 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 - 11 - Recommendation& Findings of Fact Petition 06-21 August 2, 2021 the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose and intent of the PGI Planned General Industrial District established by Ordinance G57-03 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. This PGI Zoning District is most similar to, but departs from the standard requirements of the GI Zoning District. The PGI District is subject to the provisions of Chapter 19.60, "Planned Development". H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Industrial by the City's 2018 Comprehensive Plan. Industrial land uses include more intense industrial uses capable of generating excessive noise, traffic, odor, and other nuisances. Example uses include manufacturing, food processing, distribution, and businesses requiring significant areas dedicated to the storage of materials or whose operations are performed in the open-air. Give the potentially intense nature of businesses within industrial areas, they should be well-buffered from residential and commercial areas to eliminate potential impacts on property values and quality of life. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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 planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. - 12 - Recommendation& Findings of Fact Petition 06-21 August 2, 2021 Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. There are no significant natural features, watercourses, wetlands, and vegetation located on the property. The property does have a sloping topography,which the applicant plans to maintain to help screen the proposed truck parking lot behind an 8-foot-high fence and extensive landscaping. The applicant would install a total of 224 shade, evergreen, and ornamental trees primarily along the perimeter of the truck parking lot. 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 part of an active quarry used for surface mining of sand, gravel, and other materials. The existing access driveway for the mine would be reconstructed to serve as the access for proposed truck parking facility.A temporary access driveway for the mine would be constructed branching off from the main driveway for the truck parking facility. The applicant would screen the proposed parking lot with an 8-foot- high steel fence with neutral color to match the existing fence at the adjacent Copart's wholesale automobile sales facility. Extensive landscaping would be installed in front/north of the truck parking lot to screen the facility from Bluff City Boulevard. Additional landscaping would be installed along the east and west sides of the truck parking lot for additional screening from adjacent properties. The proposal will not have any negative effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Section 19.45.170, "Surfacing". A vehicle use area is required to have a paved surface consisting of bituminous concrete (asphalt), concrete, or brick paver course over compacted gravel base course.The applicant is proposing to construct the truck parking lot facility with a paved surface consisting of reclaimed asphalt grindings course over the gravel base course. 2. Section 3. G. E. 2., "Vehicle Use Area Setbacks by Lot Line", of Ordinance No. G57- 03. The minimum required vehicle use area interior yard setback is 17 feet. The applicant is proposing to construct the truck parking lot with a 1-foot setback from the west and south property lines. - 13 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 3. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and style of a fence within the required street yard setback is four feet high, and open-design fence. The applicant is proposing to construct an 8-foot-high solid steel fence of neutral color surrounding the truck parking lot that is located within the required 24-foot street yard setback along Sky Drive and Future Ruble Road. 4. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and style of a fence within the required interior yard setback is six feet high, and solid,privacy fence. The applicant is proposing to construct an 8-foot-high solid steel fence of neutral color surrounding the truck parking lot that is located within the required 17-foot setback along the west and south property lines. 5. Section 19.12.720,"Landscape Yards".The applicant is required to install 44 shade trees and 333 shrubs along the perimeter of the proposed truck parking lot. The applicant is proposing to install 123 shade trees and 233 shrubs along the perimeter of the parking lot. 6. Section 19.12.720, "Landscape Yards". The applicant is required to provide 107,121 square feet of vehicle use area interior landscape yard within the proposed truck parking lot with 428 trees and 428 shrubs. The applicant is not proposing any vehicle use area interior landscape yard. 7. Section 19.90.015,"Definitions and Regulations".A refuse collection area is required to be in side and rear yards only outside of the required building setback,and must be enclosed with a six-foot high solid fence or wall. The applicant is proposing one or more refuse collection areas within the truck parking facility(as may be needed), and is not proposing an additional fence enclosure. Staff finds the proposed departures are appropriate to achieve a desirable development on a hard- to-develop property. The subject property is part of a former quarry where active surface mining of sand, gravel and other materials is still taking place. A significant amount of fill is required to make the property development ready. However, the soil of a property with a significant amount of fill requires a long period of time to stabilize to be suitable for the construction of any type of building. The property also collects stormwater runoff from the surrounding properties which further complicates stabilization of the soil. The significant amount of soil settling that is expected would also cause regular asphalt or concrete parking lot to settle requiring more frequent maintenance. The applicant is therefore proposing to construct the parking lot with reclaimed asphalt grindings which is more appropriate for soft soils with significant settling issues. The applicant is proposing to construct the truck parking lot with only one-foot setback from the west and south property lines to maximize the site because of the heavy industrial uses on the - 14 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 adjacent properties. The former quarry where active mining still takes place is located to the west, while Waste Management's transfer station is located to the south. However, the applicant is proposing to construct the parking lot 174 feet south of the front property line along Bluff City Boulevard to allow for adequate landscape screening and reduce any visual impact of the proposed use. Furthermore, to provide the most effective screening of the truck parking lot, the applicant has agreed, at the request of staff, to install an 8-foot-high steel fence of neutral color on all sides of the truck parking lot. The fence will complement the same type of 8-foot-high fence surrounding the Copart's wholesale automobile sales facility to the east.The combination of the proposed fence and landscaping will provide an effective screening of the truck parking lot from the public view and the surrounding properties. The applicant is not proposing any vehicle use area interior yard landscaping to avoid any conflicts for truck maneuvering within the parking lot. Instead, the applicant would install a total of 224 shade, evergreen, and ornamental trees on the exterior of the fence along the perimeter of the parking lot. Of that, 112 trees and 173 shrubs would be installed north of the fence to screen the front view of the truck parking lot from Bluff City Boulevard. Along the east and southwest sides, the applicant is proposing to install primarily shade trees and native prairie grass mix, because shade trees have the most beneficial impact to screen the parking lot. The applicant would also upsize all new shade trees and install four-inch caliper trees instead of the 3-inch caliper trees typically required. Finally, the applicant may install one or more refuse collection areas within the truck parking facility for its customers. More specifically, the applicant would install garbage cans or garbage dumpsters as needed. The applicant is not proposing an addition screening method for such garbage cans or garbage dumpsters because they would already be located within the 8-foot solid fence surrounding the parking lot. Such refuse collection areas necessary and desirable to minimize any litter throughout the site. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 06-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Abbott Land and Investment Corporation,as applicant, and Gifford 300,LLC, as a property owner,received February 8, 2021, and supporting documents including: a. A letter RE: Copart/Vantage Trucking Development Application, dated February 4, 2021,prepared by Abbott Land and Investment Corp; b. Undated Map Amendment for a Planned Development Statement of Purpose and - 15 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Conformance, dated received July 28, 2021; c. Plat of Survey, prepared by Mackie Consultants, LLC, dated February 24, 2021, last revised July 21, 2021; d. Revised Exterior Elevations, Sheet A2,prepared by Architectural Resources,dated November 14, 2019, last revised December 5, 2019, with such further revisions as required by the Community Development Director; e. Plat of Easement/Vacation Vantage Truck Site Elgin, Illinois, prepared by Mackie Consultants,LLC,dated April 16,2021,last revised May 7,2021,with such further revisions as required by the City Engineer; f. Sky Drive — Station 10+00 to 24+85 Gifford 300 Industrial Development Elgin, Illinois Sheet 9 of 18, prepared by Mackie Consultants, LLC, dated January 30, 2015, last revised March 19, 2021, with such further revisions as required by the City Engineer; g. Final Engineering Plans Vantage Truck 1325 Bluff City Blvd Elgin, Illinois, prepared by Mackie Consultants, LLC, dated January 29, 2021, last revised July 21, 2021, with such further revisions as required by the City Engineer; and h. Storm Water Master Plan Gifford 300 Mine Site Reclamation Elgin, Illinois, Sheet 1 of 1, prepared by Mackie Consultants, LLC, dated January 14, 2021, last revised April 12, 2021, 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 vehicle use area for the truck parking facility with reclaimed asphalt grindings course over gravel sub-base course surfacing. 3. A departure is hereby granted to allow the construction of the vehicle use area with the minimum one-foot setback from the west and south property lines. 4. A departure is hereby granted to allow the construction of an eight-foot high, solid, fence, of neutral color within the interior yard along the west and south property lines. 5. A departure is hereby granted to allow the construction of an eight-foot high, solid, fence of neutral color in the street yards along Sky Drive and Future Rubble Road. 6. A departure is hereby granted to allow the construction of the proposed truck parking facility with the vehicle use area landscape yard consisting of 123 shade trees and 233 shrubs. 7. A departure is hereby granted to allow the construction of the proposed truck parking facility with no vehicle use area interior landscape yard. - 16 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 8. A departure is hereby granted to allow the installation of one or more refuse collection areas within the truck parking facility. Such refuse collection area must be located with the truck parking facility enclosed with the eight-foot-high solid fence, and is not required to provide any additional screening in the form of a fence or a wall,provided that such refuse collection area consists of a garbage can, garbage dumpster, or a similar enclosure as approved by the Community Development Director. Such refuse collection area may be located anywhere within the truck parking facility enclosed by the eight-foot-high solid fence, including the required building setbacks from street lot lines along Sky Drive and Future Rubble Road and the interior lot lines. 9. No portion of the truck parking facility shall be used as a commercial operations yard, specifically the outdoor storage of any goods, materials, or equipment is not permitted within the truck parking facility. More so, the truck parking facility shall not be used for the loading and unloading of goods,materials, and/or equipment onto and off trucks. 10. No "recreational vehicles" [SR] shall be parked, kept, or stored upon any portion of the truck parking facility. This provision is not intended to prohibit the parking or storage of semi-trailers detached from their truck. 11. All "motor vehicles" [SR] parked, kept, or stored at the truck parking facility shall have up-to-date license plates and registration and be fully operational at all times. 12. No"motor vehicle" [SR]or semi-trailer shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. All wheels of any "motor vehicle" [SR] or semi-trailer shall be fully inflated at all times. The repair, rebuilding, reconditioning, or painting of"motor vehicles" [SR] or semi-trailers is prohibited. 13. The selling of "motor vehicles" [SR] or semi-trailers from the truck parking facility is prohibited. 14. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 06-21 subject to the conditions outlined above, was four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman - 17 - Recommendation & Findings of Fact Petition 06-21 August 2, 2021 Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 18 - Rte 20 �, A 20 V d Subject Property s Petition 06-21 a� R �r 04t ; »rs y Y jr Ilk r. .vY % v <. Of r � � ram" r �'��• � `�'-_ IBC� 1�,"n""><� �� �y,,7,, ''�'��°u ' �^,,r..' s` �\ k' EXHIBITA Aerial/Location Map Map prepared by City of Elgin o 100 200 aoo soo io Department of Community Development 1 a pia °nco pr �a-4 s� PRC Crd o�14, RC2 NO Name CF CI Rte 20 GI, . ___ Bluff City Blvd CI PS SubJ'ect Property Petition 06-21 I i � I CF Legend (� I ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation PGI O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence PTRF Planned Two Family Residence MFR Multiple Family Residence PMFR Planned Multiple Family Residence ORB Residence Business QPRB Planned Residential Business ONB Neighborhood Business PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial OPORI Planned Office Research Industrial ®GI General Industrial OPGI Planned General Industrial ®Cl Commercial Industrial CF Community Facility PCF Planned Community Facility G I \ EXHIBIT B Zoning Map W+E SS Map prepared by City of Elgin 0 162.5325 650 975 1,300 Department of Community Development Feet 11I St e,U�C�ty e Subject Property 1325 B I u f f City Blvd. Pt. 06203010190000 Petition 06-21 Pt. 06194040170000 Pt. 06302010080000 Pt. 06291000200000 0201o090p0 3 �•06 EXHIBIT C Parcel Map N City of Elgin 0 85 170 340 510 680 Department of Community Development Feet EXHIBIT D SITE LOCATION 1325 Bluff City Boulevard Petition 06-21 P Aproximate boundary of the .. sub'ect property �« �4 • Copart R Wholesale Automobile Sales ActivE Mine a- LCOURiLN- Site area map with zoning overlay z View of the subject property from Bluff City Blvd EXHIBIT D SITE LOCATION 1325 Bluff City Boulevard Petition 06-21 a / t N..., NIL m ,,.-_' t R it . 4 Bird's eye view of the north middle and south portions Y � of the 60-acre subject property