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HomeMy WebLinkAboutG41-21 Ordinance No. G41-21 AN ORDINANCE AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G35-14,AS AMENDED BY ORDINANCE NO. G28-15 AND ORDINANCE NO. G15-20 (2601 Mason Road) WHEREAS, the territory described herein has been previously classified in the PORI Planned Office Research Industrial District pursuant to Ordinance No. G35-14; and WHEREAS, by adopting Ordinance No. G28-15 on June 24, 2015, the City Council amended Ordinance No. G35-14,and granted development plan approval for the construction of a new light-industrial, warehouse, distribution and office facility on the westerly 18.643 acres of Daching Business Park, commonly known as 2801 Alft Lane; and WHEREAS, by adopting Ordinance No. G15-20 on March 4, 2020, the City Council amended Ordinance No. G35-14,as amended by Ordinance No.G28-15,and granted development plan approval for an approximately 239,290-suare foot one-story office, warehousing, and industrial building at 2601 Mason Road(the"Subject Property"); and WHEREAS, the construction of the 239,290-square foot one-story office, warehousing, and industrial building on the Subject Property has not commenced; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G35-14, as amended by Ordinance No. G28-15 and Ordinance No. G15-20 to allow for the construction of a 488,450-square foot light-industrial building with future expansion for the manufacturer of paper and allied products, more specifically corrugated and solid fiber boxes, at 2601 Mason Road, (the "Subject Property"); and WHEREAS, the zoning lot containing the premises at 2601 Mason Road is legally described in Ordinance No. G15-20 (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 PORI Planned Office Research Industrial district established by Ordinance No. G35-14, as amended by Ordinance No. G28-15 and Ordinance No. G15-20, 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. G35-14, as amended by Ordinance No. G28-15 and Ordinance No. G15-20, which regulates "Site Design", in the PORI Planned Office Research Industrial District of the Subject Property, is hereby amended to include the following additional conditions: In this PORI Planned Office Research Industrial District, except as otherwise provided for herein, the use and development of the Subject Property shall be subject to the following additional conditions: 8. Substantial conformance to the Development Application submitted by Alan Zocher, as applicant and David Huang, as property owner, received July 9, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Variation for 2601 Mason Road, received July 9, 2021; b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated January 3, 2020; c. Conceptual Site Plan Alft Lane&Mason Rd Elgin,IL,prepared by Ware Malcomb, dated August 13, 2021, with such further revisions as required by the Community Development Director; d. Five-page concept design plans for Atlantic Packaging BTS, Alft Lane & Mason Road Elgin, Illinois, prepared by Ware Malcomb, dated July 19, 2021, with such further revisions as required by the Community Development Director; e. Undated sign plans elevation views, received July 21, 2021, with such further revisions as required by the Community Development Director; f. Fence detail plan by Ameristar Title: Montage Plus Genesis 3R EXT 6'T 8' Panel, dated November 7, 2007, received July 21, 2021, with such further revisions as - 2 - i required by the Community Development Director; g. Preliminary Landscape Plan for Atlantic Packaging at Alft and Mason southeast corner of Alft Lane and Mason Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated July 23, 2021, with such further revisions as required by the Community Development Director; and h. Engineering plans titled: Proposed Improvements for Atlantic Packaging at Alft and Mason southeast corner of Alft Lane and Mason Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated July 23, 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. 9. A departure is hereby granted to allow the construction of the vehicle use area with the minimum street yard setback of 45 feet from the north street lot line along Mason Road. 10. A departure is hereby granted to allow the construction of a six-foot high, open-design, fence in the street yards north and west of the building. 11. At the time of the construction of the building addition, a departure is hereby granted to allow the construction of a commercial operations yard in the street yard along Alft Lane. Such expanded commercial operations yard shall be screened with a six-foot high, open-design fence and landscape screening. 12. A departure is hereby granted to allow the screening of a commercial operations yard on the property with a six-foot high, open-design, fence, and landscape screening. 13. A departure is hereby granted to allow the construction of a vehicle use area in excess of 20,000 square feet south of the building with no interior landscape yard. 14. A departure is hereby granted to allow the construction of a"loading facility" [SR] on the west side of the building facing Alft Lane. 15. A departure is hereby granted to construct the proposed building with non-traditional exterior building materials, more specifically metal panels, in excess of 25 per cent of the building's south elevation in substantial conformance with the following: a. Five-page concept design plans for Atlantic Packaging BTS, Alft Lane & Mason Road Elgin, Illinois, prepared by Ware Malcomb, dated July 19, 2021, with such further revisions as required by the Community Development Director; 16. A departure is hereby granted to allow the construction of an accessory structure, more specifically a silo, in the street yard west of the building. The proposed silo shall be - 3 - painted white, or similar light color, to match the color of the building's west fagade. 17. Any future building and site improvements for the construction of the building addition shall comply with all landscaping requirements of the Elgin Municipal Code, 1976, as amended. 18. At the time of site improvements for the construction of the building addition and the expansion of the commercial operations yard for parking and storage of semi-trucks and trailers, the applicant shall install berms along the west side of the commercial operations yard to enhance the screening from Alft Lane. 19. Compliance with all applicable codes and ordinances. Section 3.That Section 3.J.of Ordinance No.G35-14,as amended by Ordinance No. G28- 15 and Ordinance No. G15-20, which regulates "Signs", in the PORI Planned Office Research Industrial District of the Subject Property, is hereby amended to include the following additional conditions: In this PORI Planned Office Research 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 a wall graphic on the north side of the building with a maximum sign surface area of 182 square feet. 2. A departure is hereby granted to allow the construction of a monument graphic on the property with a maximum sign surface area of 100 square feet. The proposed monument graphic shall include a masonry base. 3. A departure is hereby granted to allow the construction of three directional graphics with a maximum height of five feet and maximum sign surface area of 25 square feet including the base. The proposed directional graphics shall include a masonry base. Section 4. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinances No.G35-14,as amended by Ordinance No. G28-15 and Ordinance No. G15-20. In the event of any conflict between this ordinance and Ordinance No. G35-14, Ordinance No. G28-15, and Ordinance No. G15-20, 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. KaKain,Mayor - 4 - Presented: August 25, 2021 Passed: August 25, 2021 Vote: Yeas: 9 Nays: 0 f R Recorded: August 25, 2021 Published: August 27, 2021 � Kimberly Dewis, City C erk � - 5 - 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 27-21 and 28-21, an application by Alan Zocher, as applicant, and David Huang, as property owner, requesting approval of a conditional use for manufacturing of paper and allied products, more specifically corrugated and solid fiber boxes, and a map amendment to PORI Planned Office Research Industrial District Ordinance No. G35-14, as amended by Ordinances No. G28-15 and G15-20, with departures from the Elgin Municipal Code for the location of loading facilities, exterior building materials for industrial development,obstructions in street yards,and any other departures as may be necessary or desirable to construct a 443,850-square foot building for the manufacturer of corrugated board and corrugated boxes with accessory parking at the property commonly known as 2601 Mason Road GENERAL INFORMATION Petition Number: 27-21 and 28-21 Property Location: 2601 Mason Road Requested Action: Map Amendment to Planned Development Ordinance No G35-14 as amended by Ordinances No. G28-15 and No. G15-20 Current Zoning: PORI Planned Office Research Industrial District established by Ordinance No. G35-14,as amended by Ordinances No. G28-15 and No. G15-20 Proposed Zoning: No change(PORI Planned Office Research Industrial District) Existing Use: Vacant,undeveloped Proposed Use: Manufacturer of paver and allied products,more specifically corrugated and solid fiber boxes Applicant: Alan Zocher Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2, 2021 Owner David Huaniz Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location May B. Zoning Map C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Alan Zocher, as applicant, and David Huang, as property owner, are requesting approval of a conditional use for manufacturing of paper and allied products, more specifically corrugated and solid fiber boxes, and a map amendment to PORI Planned Office Research Industrial District Ordinance No. G35-14,as amended by Ordinances No.G28-15 and G15-20,with departures from the Elgin Municipal Code for the location of loading facilities, exterior building materials for industrial development,obstructions in street yards, and any other departures as may be necessary or desirable to construct a 443,850-square foot building for the manufacturer of corrugated board and corrugated boxes with accessory parking at the property commonly known as 2601 Mason Road The 37.68-acre subject property is located at the southeast corner of Alft Lane and Mason Road and is currently vacant and undeveloped. In March 2020,the City Council granted zoning approval for the construction of 239,290-square foot office, warehousing, and distribution building on the site for Great Lakes Coca Cola Bottling company by Ordinance No. G15-20. The construction of the building never commenced largely due to C6vid-19 pandemic. The subject property is part of the 59.9-acre Daching Business Park,which was annexed in 2014. The 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. That property is improved with three office and warehousing buildings that were recently completed with a total of approximately 638,000 square feet of floor area.The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings -2 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2, 2021 Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building(2700-2712 Alft Lane)and a 225,205- square foot building(2750-2758 Alft Lane)both occupied with office and warehousing uses.Two properties are located across Alft Lane to the west. The southern property(2801 Alft Lane)is part of Daching Business Park zoned PORI District. It is improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to a golf driving range facility. F+ t r a Sub t Pro Daching Business Park 2801 AIR Ln Ln AI Cl g InIA � N Y" VY Q Figure 1.Site aerial map with zoning overlay Proposal The applicant is proposing to construct a 488,450-square foot building with a total of 300 parking spaces for automobiles and 100 parking spaces for semi-trucks and trailers for Atlantic Packaging BTS, the manufacturer of corrugated boards and boxes made with recycled paper. The proposed plans contemplate for a future addition on the south side of the building that would add 102,825 square feet of floor area, which could bring the grand total floor area of the building to 591,275 square feet. With the potential building addition in the future,the applicant would also expand the parking area for semi-trucks and trailers to 196 spaces. The proposed building would be situated near the center of the site with the parking lot for automobiles located north of the building, and the truck parking area located south of the building. The future building addition would be constructed on the south side of the building. The applicant is proposing 33 truck loading docks, -3 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2, 2021 of which 25 would face east and eight would face Alft Lane on the west side of the building. Most of the rrv�R� m building would be one-story and 41.5 feet high. The 10,000-square foot two-story office portion in the �. f i INDUSTRIAL RLDG } ; northeast corner Of # -f H"T m. the building where the main entrance } # would be located would be 44 feet p high. At the south end of the building, a 30- 'f- " � foot-wide high bay STALLS storage area would __. -. ._.-_ �` extend to 80 feet r high. The proposal V �P"OkW,7TFWLER meets the zoning PAAKNQ _�_ ' ordinance ___ _ --- ___._. -_-__-_------ requirements as the PORI Planned Office Research Figure 2. Proposed site plan District for the property, nor the underlying ORI District, does not have a maximum height restriction. Most of the building would be clad with pre-cast concrete panels with a high-performance glazing system at the two-story office portion of the building.The high-bay storage portion of the building would be clad in architectural metal panels, which exceed the maximum permitted 25 per cent of non-traditional materials on the south elevation.This is one of several departures requested by the applicant.Another requested departure is the construction of a silo on the west side of the building. The silo,used for storage of starch,is located on the west side of the building to be near the starch kitchen,which is located on the west side of the manufacturing facility. The silo would be painted white to blend in with the white pre-cast panels of the building. Access to the site would be provided via two driveways to Mason Road. Both driveways would serve the automobile parking area north of the building and the loading docks and the truck parking area south of the building. The required stormwater detention facilities would be located along Alft Lane. -4- Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2, 2021 Per the conversations with staff, the applicant would install a six-foot high, open-design, fence surrounding the loading areas on the east and west sides of the building and the truck parking areas south of the building. The exterior of the fence would include extensive landscaping with berms on the west side of the building opposite the loading docks to enhance the screening of the loading docks facing Alft Lane. As part of the development,the applicant would complete the construction of the public sidewalks along the west side of Alft Lane and the south side of Mason Road, which were originally contemplated at the time of Daching Business Park approval. The new sidewalks would include a connection to the front entrance at the northeast corner of the building. --------------------- IY OlY14YIWY��1Y�IY�I�� YYIf! tlMYY ■151MYIIY�I 1wr i ■■ r r r r r r r r Figure 4.Proposed west,south,east,and north(top to bottom)elevations of the building ff The proposed development requires several departures from regulations in the PORI Planned Office Research Industrial District established by Ordinance No. G35-14, as amended by Ordinances No. G28-15 and G15-20, and the zoning ordinance. The proposed departures are consistent with other corporate business parks approved by the City west of Randall Road and north of Big Timber Road. The requested departures are summarized in Table I below, and are further described in Planned Development Departures and Exceptions section of the staff report further below. - 5 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2, 2021 Table 1. Detail of Required Departures Site Design Regulation Requirement Proposed Wall Graphic Max. 120 sq. ft. 182 sq. ft. Sign Surface Area on north facade on north facade Max. 10 ft. high and 6 ft. high and Monument Graphic 40 sq. ft. 100 sq. ft. Directional Graphic 3 ft. high 5 ft. high Sign Surface Area 2 sq. ft. Aprox. 15 sq. ft. 6 sq. ft. with base 25 sq. ft. with base Vehicle Use Area Street Yard 45 feet from the north Setback Min. 48 feet property line along Mason Rd Height and Style of Fence in Open design style Open-design style Street Yard max. 4 ft. high max. 6 ft. high Location of Commercial In street yard west of the Operations Yard In side and rear yards only building after future building addition Screening of Commercial 6-ft. high,solid fence and 6-ft. high,open-design Operations Yard landscape screening fence and landscape screening island for Vehicle Use Area Interior One landscapeNo landscape islands Landscape Yard every 20,000 sq. ft. of paved p within truck parking area area On the east side facing Loading Docks Location Not permitted to face a street interior lot line, and on the west side facing Alft Lane Maximum 25% of non- More than 25%of south Exterior Building Materials traditional materials, such as elevation includes EIFS and architectural metal architectural metal panels A silo, accessory structure, Location of Accessory Buildings In side and rear yards only in the street yard along AIR Lane The Community Development Department offers the following additional information: A. Property History. The subject property is part of a larger 59.9-acre land annexed to the City in 2014. Upon annexation, the land was approved for a planned development known as Daching Business Park and zoned PORI Planned Office Research Industrial District by Ordinance No. G35-14. In 2015, the City granted development plan approval for the construction of a 307,840- -6- Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2,2021 square foot office and warehousing building at 2801 Alft Lane, the first development within Daching Business Park, by Ordinance No. G28-15. At that time, the developer constructed Alft Lane extension to Mason Road with a"T-intersection"and completed the reconstruction of Mason Road to City roadway standards. In March 2020, the City Council granted zoning approval for the construction of 239,290- square foot office,warehousing,and distribution building on the subject property for Great Lakes Coca Cola Bottling company by Ordinance No. G15-20. The construction of the building never commenced largely due to Covid-19 pandemic. B. Surrounding Land Use and Zoning.The subject property is part of the 59.9-acre Daching Business Park, which was annexed in 2014. The 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. That property is improved with three office and warehousing buildings that were recently completed with a total of approximately 638,000 square feet of floor area. The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building (2700-2712 Alft Lane) and a 225,205-square foot building (2750-2758 AM Lane) both occupied with office and warehousing uses. Two properties are located across Alft Lane to the west. The southern property(2801 Alft Lane) is part of Daching Business Park zoned PORI District. It is improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to a golf driving range facility. C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G35-14, as amended by Ordinances No. G28-15 and G15- 20, is to provide an industrial environment that fosters a sense of place and destination within a coordinated ca mpus or park setting,through the applicable site design regulations, subject to the provisions of Chapter 19.60 "Planned Developments" of the zoning - 7 - Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2,2021 ordinance. A PORI zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. E. Trend of Development. The subject property is located in the light-industrial area generally located west of Randall Road and south of I-90 Tollway. The property enjoys easy access to I-90 via Mason Road,which turns into Capital Street, and Alft Lane which has a signalized intersection with Randall Road. The Randall Road and I-90 Tollway interchange is located only one-half mile to the east. Because of the easy access to I-90, most properties west of Randall Road, both north and south of 1-90 have been developed with light-industrial office, warehousing,and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that remaining vacant farmland in the surrounding area would be developed with similar light-industrial uses. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 27-21 and 28-21 on August 2,2021.Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning &Zoning Commission dated August 2,2021. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, planned developments outlined in § 19.60.040, and conditional use outlined in§ 19.65.030 : 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 37.68-acre property is currently vacant and undeveloped. The property is used for farming purposes with no significant natural vegetation. The grade slopes down gently from east to west. There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. 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 - 8 - Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2, 2021 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 existing municipal water, sanitary sewer, and stormwater utilities are in Mason Road or Alft Lane rights-of-way. The applicant would connect to the existing sanitary sewer line and water main in Alft Lane. The on-site stormwater detentions proposed to be located on the west side of the property would connect to the existing storm sewer infrastructure in Alft Lane. All existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is located at the southeast corner of Alft Lane and Mason Road The applicant is proposing two access driveways to Alft Lane. Both proposed driveways would serve the automobile parking area as well as the truck traffic. No additional driveways are planned with the potential building expansion in the future. The proposed driveways would allow for efficient truck circulation around the building's east and west sides, while the automobile traffic would be isolated to the north side of the building. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road. The N. Randall Road and I-90 Tollway interchange is located only one-half mile to the east. Mason Road and Alft Lane have adequate capacity to accommodate the additional traffic associated with the proposed development. The proposed use will not have any negative effect on the existing traffic circulation in the area. -9- Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2,2021 Per the parking requirements established in Ordinance No. G28-15, the proposed facility is required to provide one parking space per 1.5 employees during the peak demand shift, or one parking space per 2,500 sq. ft. of floor area, whichever is greater. With only 100 employees during the peak shift, the parking requirement is based on the floor area. With 488,450 square feet of floor area, the building is required to provide 195 parking spaces. With 300 parking spaces proposed,the facility would meet its parking requirement. With the potential building expansion in the future, which would bring the total building floor area to 591,275 square feet, the expanded building would be required to provide a total of 237 parking spaces. The applicant is not proposing to expand the automobile parking area with the construction of the building addition. The 300 parking spaces currently proposed,that would remain on site with the building expansion,would meet the future parking requirement. Therefore, the proposed development would have an adequate number of parking spaces and would not have any negative effect on the surrounding 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 property has never been developed. It is part of a larger 59.9-acre land annexed to the City in 2014. Upon annexation, the land was approved for a planned development known as Daching Business Park and zoned PORI Planned Office Research Industrial District by Ordinance No. G35-14. In 2015, the City granted development plan approval for the construction of a 307,840- square foot office and warehousing building at 2801 Alft Lane, the first development within Daching Business Park,by approval of the Ordinance No.G28-15.At that time,the developer constructed Alft Lane extension to Mason Road with a "T-intersection" and completed the reconstruction of Mason Road to City roadway standards. In March 2020,the City Council granted zoning approval for the construction of 239,290- square foot office,warehousing,and distribution building on the subject property for Great Lakes Coca Cola Bottling company by Ordinance No. G15-20. The construction of the building never commenced largely due to Covid-19 pandemic. 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. - 10 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2,2021 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 part of the 59.9-acre Daching Business Park,which was annexed in 2014. The 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. That property is improved with three office and warehousing buildings that were recently completed with a total of approximately 638,000 square feet of floor area.The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building(2700-2712 Alft Lane)and a 225,205-square foot building(2750-2758 Alft Lane) both occupied with office and warehousing uses. Two properties are located across Alft Lane to the west. The southern property(2801 Alft Lane)is part of Daching Business Park zoned PORI District. It is improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to a golf driving range facility. 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 light-industrial area generally located west of N. Randall Road and south of I-90 Toliway. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road.The N.Randall Road and I-90 Tollway interchange is located only one-half mile to the east. Because of the easy access to I-90, most properties west of N.Randall Road,both north and south of I-90 have been developed with light-industrial office, warehousing, and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that remaining vacant farmland in the surrounding area would be developed with similar light-industrial uses. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the PORI Planned Office Research Industrial - 11 - Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2, 2021 District established by Ordinance No.G35-14,as amended by Ordinances No.G28-15 and G 15-20,is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting,through the applicable site design regulations, subject to the provisions of Chapter 19.60 "Planned Developments" of the zoning ordinance. A PORI zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, - 12 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2,2021 watercourses,wetlands,and vegetation.There are no significant natural features,including topography, watercourses, wetlands, and vegetation located on the property. The 37.68- acre property is currently vacant and undeveloped. The property slopes down gently from east to west.There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. 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 applicant is proposing to construct a 488,450-square foot manufacturing building similar to other light- industrial buildings in the surrounding area. The proposed development would include parking and truck loading areas which meet its demand and will have no negative effect on surrounding light-industrial uses. In 2016, the applicant completed the extension of Alft Lane and improvements to Mason Road to meet City roadway standards. The roadway improvements allow for adequate access to the property and provide multiple roadways intersecting with N. Randall Road, which provides access to I-90 and beyond. The proposed manufacturing facility will operate in a similar fashion to other light-industrial buildings in the area, and will not have any negative effect on other properties in the immediate area. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of PORI Planned Office Research Industrial District Ordinance No. G35-14, as amended by Ordinances No. G28- 15, and G15-20, and the zoning ordinance: 1. Section 19.50.080, "Wall Graphics". The maximum permitted size of a wall graphic on the north side of the proposed building is 120 square feet.The applicant is proposing a 182- square foot wall graphic on the north side of the building. 2. Section 19.50.070,"Monument Graphics".The maximum permitted sign surface area of a monument graphic on the subject property is 40 square feet. The applicant is proposing one monument graphic with a sign surface area of 100 square feet. 3. Section 19.50.090, "Special Street Graphics". The property is permitted one directional graphic near each of the two proposed driveway entrances with a maximum height of three feet and maximum sign surface area of two square feet(six square feet with the base). The - 13 - Recommendation &Findings of Fact Petition 27-21 and 28-21 August 2, 2021 applicant is proposing two five-foot high directional graphics along Mason Road with a sign surface area of 25 square feet including the base. 4. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard setback is 48 feet. The applicant is proposing to construct the vehicle use area with the 45- foot setback from the north street lot line along Mason Road. 5. Section 19.90.015,"Definitions and Regulations".The maximum permitted height of an open-design fence in the street yard is four feet. The applicant is proposing a six-foot high open-design fence in street yards north and west of the building. 6. Section 19.12.600,"Obstructions in Yards". A commercial operations yard is permitted in the side and rear yards only. The applicant is proposing to construct a commercial operations yard for the storage of semi-trucks and trailers in the street yard west of the building at the time of the construction of the building addition in the future. 7. Section 19.90.015, "Definitions and Regulations". The commercial operations yard for parking and storage of semi-trucks and trailers must be screened with a six-foot high, solid fence, and landscaping. The applicant is proposing to screen the proposed area for parking and storage of semi-trucks and trailers with a six-foot high, open-design, fence, and landscaping. 8. Section 19.12.720, "Landscape Yards". A minimum of one vehicle use area interior landscape yard (i.e. parking lot island) is required for each 20,000 square feet of total vehicle use area on a lot. The applicant is proposing a parking lot for semi-trucks and trailers south of the building in excess of 20,000 square feet in area with no landscape islands. 9. Section 3.G.of Ordinance No.G35-14,as amended by Ordinance No.G15-20,which regulates "Site Design". A loading facility is not permitted along a fagade of a building facing a street lot line. The applicant is proposing to install eight loading facilities on the west side of the building facing Alft Lane. 10.Section 19.14.700, "Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development". Non- traditional exterior materials, such as metal panels, are limited to 25 per cent per building elevation for an industrial building. The applicant is proposing to construct the building with metal panels exceeding the 25 per cent of the south elevation. 11. Section 19.12.600, "Obstructions in Yards". Accessory structures are permitted in the side and rear yards only. The applicant is proposing to construct an accessory structure, more specifically a silo, in the street yard on the west side of the building. - 14- Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2, 2021 Staff finds the proposed departures are appropriate and necessary to achieve a desirable development of a vacant property in an established industrial area. The proposed departures from the sign ordinance are appropriate based on the size of the property and the proposed building. The 182-square foot wall graphic on the north side of the building is only 28.75 feet long, while the building's north fagade is 750 feet long. The proposed monument graphic is larger than permitted due to its location.Because of the existing 40-foot-wide easements along Mason Road and Alft Lane rights-of-way,the monument graphic will be located more than 40 feet from Mason Road. Similarly,the proposed directional graphic would also be located more than 40 feet from Mason Road and need to be higher and larger than typically allowed for adequate visibility. The 45-foot vehicle use area street yard setback from the north property line is proposed to accommodate all required staff parking on the north side of the building to be separate from the truck loading and parking areas east,west, and south of the building. The proposed 6-foot high open-design fence is proposed at the request of staff.The facility requires a 6-foot-high fence to enclose all loading and truck parking areas for security reasons. While a 6- foot-high solid fence is required to enclose and screen a commercial operations yard, such as the truck parking area south of the building,the fence needs to extend into the street yard west of the building to enclose the loading docks on the west side of the building. Therefore a 6-foot high, open-design fence is proposed for a consistent look throughout the property. The applicant would install extensive landscaping on the perimeter of the fence for adequate screening. In addition, berms would be installed directly opposite the loading docks on the west side of the building to enhance the screening of the loading docks from AM Lane. While the proposed commercial operations yard for parking and storage of semi-trucks and trailers would initially be located in a code-compliant location south of the building, iUwhen the addition to the building is constructed on the south side of the building,the parking area would have to be extended beyond the west wall of the building in the street yard along Alft Lane. At that time the applicant will be required to construct additional berms along the west side of the parking area to enhance the screening of the commercial operations yard from Alft Lane. A similar arrangement has been successfully implemented at other newer light-industrial facilities with commercial operations yards. The applicant is not proposing any vehicle use area interior landscape yard within the truck parking area to avoid any conflicts for trucks accessing and maneuvering the parking lot. Instead, the applicant would enhance the screening along the perimeter of truck loading and parking areas with over 200 shade, evergreen, and ornamental trees. The manufacturing operation requires truck loading docks on the opposite ends of the building. While most of the loading docks are located on the east side of the building (25 loading docks), eight loading docks are needed on the west side of the building. The applicant would install - 15 - Recommendation &Findings of Fact Petition 27-21 and 28-21 August 2, 2021 extensive landscaping on top of berms directly opposite the loading doors to obscure the view of the loading facilities from Alft Lane. Similarly, the production operation requires the location of the proposed silo, which is used for storage of starch, on the west side of the building near the starch kitchen. The applicant would paint the silo in light color to match the color of the building's pre-cast panels on the west fagade. 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,and vegetation,and existing improvements. The 37.68-acre property is currently vacant and undeveloped. The property is used for farming purposes with no significant natural vegetation. The grade slopes down gently from east to west. There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. 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.All existing municipal water, sanitary sewer, and stormwater utilities are located in Mason Road or Alft Lane rights-of-way. The applicant would connect to the existing sanitary sewer line and water main in Alft Lane. The on-site stormwater detentions proposed to be located on the west side of the property would connect to the existing storm sewer infrastructure in Alft Lane.All existing sewer and water facilities can adequately serve the proposed use. 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 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 property is located at the southeast corner of Alft Lane and Mason Road The applicant is proposing two access driveways to Alft Lane. Both - 16 - Recommendation & Findings of Fact Petition 27-21 and 28-21 August 2, 2021 proposed driveways would serve the automobile parking area as well as the truck traffic. No additional driveways are planned with the potential building expansion in the future. The proposed driveways would allow for efficient truck circulation around the building's east and west sides, while the automobile traffic would be isolated to the north side of the building. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road. The N. Randall Road and I-90 Tollway interchange is located only one-half mile to the east. Mason Road and Alft Lane have adequate capacity to accommodate the additional traffic associated with the proposed development. The proposed use will not have any negative effect on the existing traffic circulation in the area. Per the parking requirements established in Ordinance No. G28-15, the proposed facility is required to provide one parking space per 1.5 employees during the peak demand shift, or one parking space per 2,500 sq. ft. of floor area, whichever is greater. With only 100 employees during the peak demand shift, the parking requirement is based on the floor area.With 488,450 square feet of floor area,the building is required to provide 195 parking spaces.With 300 parking spaces proposed,the facility would meet its parking requirement. With the potential building expansion in the future, which would bring the total building floor area to 591,275 square feet, the expanded building would be required to provide a total of 237 parking spaces. The applicant is not proposing to expand the automobile parking area with the construction of the building addition. The 300 parking spaces currently proposed,that would remain on site with the building expansion,would meet the future parking requirement. Therefore, the proposed development would have an adequate number of parking spaces and would not have any negative effect on the surrounding properties. 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. property P Findings.The subject is suitable for the intended conditional use with respect to J P it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. All business activities of the proposed manufacturer of corrugated boards and corrugated boxes will be conducted on the interior. The facility would operate three shifts per day form 11 p.m. Sunday through 11 p.m. on Friday.The facility would not emit any fumes or odors. The proposed site layout includes adequate parking for company employees and visitors on the north side of the building with parking for semi-trucks and trailers south of the building. The proposed loading docks facing Alft Lane and the truck- parking area south of the building would be screened by a six-foot high ornamental fence - 17 - Recommendation&Findings of Fact Petition 27-21 and 28-21 August 2,2021 and extensive landscaping. All loading and unloading activities would take place on site. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding uses and properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 27-21 and 28-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Alan Zocher, as applicant and David Huang, as property owner, received July 9, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Variation for 2601 Mason Road,received July 9, 2021; b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated January 3, 2020; c. Five-page concept design plans for Atlantic Packaging BTS, Alft Lane & Mason Road Elgin, Illinois, prepared by Ware Malcomb, dated July 19, 2021, with such further revisions as required by the Community Development Director; d. Undated sign plans elevation views, received July 21, 2021, with such further revisions as required by the Community Development Director; e. Fence detail plan by Ameristar Title: Montage Plus Genesis 3R EXT 67 8' Panel, dated November 7, 2007, received July 21, 2021, with such further revisions as required by the Community Development Director; f. Preliminary Landscape Plan for Atlantic Packaging at Alft and Mason southeast corner of Alft Lane and Mason Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd.,dated July 23,2021,with such further revisions as required by the Community Development Director; and g. Engineering plans titled: Proposed Improvements for Atlantic Packaging at Alft and Mason southeast corner of Alft Lane and Mason Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated July 23, 2021, with such further revisions as required by the City Engineer. - 18 - Recommendation&Findings of Fact Petition 27-21 and 28-21 August 2, 2021 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 a wall graphic on the north side of the building with a maximum sign surface area of 182 square feet. 3. A departure is hereby granted to allow the construction of a monument graphic on the property with a maximum sign surface area of 100 square feet. The proposed monument shall include a masonry graphic nry base. 4. A departure is hereby granted to allow the construction of two directional graphics along Mason Road with a maximum height of five feet and maximum sign surface area of 25 square feet including the base. The proposed directional graphics shall include a masonry base. 5. A departure is hereby granted to allow the construction of the vehicle use area with the minimum street yard setback of 45 feet from the north street lot line along Mason Road. 6. A departure is hereby granted to allow the construction of a six-foot high, open-design, fence in the street yards north and west of the building. 7. At the time of the construction of the building addition, a departure is hereby granted to allow the construction of a commercial operations yard in the street yard along Alft Lane. Such expanded commercial operations yard shall be screened with a six-foot high, open- design fence and landscape screening. 8. A departure is hereby granted to allow the screening of a commercial operations yard on the property with a six-foot high,open-design, fence, and landscape screening. 9. A departure is hereby granted to allow the construction of a vehicle use area in excess of 20,000 square feet south of the building with no interior landscape yard. 10. A departure is hereby granted to allow the construction of a"loading facility" [SR] on the west side of the building facing AIR Lane. 11. A departure is hereby granted to construct the proposed building with non-traditional exterior building materials,more specifically metal panels, in excess of 25 per cent of the building's south elevation in substantial conformance with the following: a. Five-page concept design plans for Atlantic Packaging BTS, Alft Lane & Mason Road Elgin, Illinois, prepared by Ware Malcomb, dated July 19, 2021, with such - 19 - Recommendation& Findings of Fact Petition 27-21 and 28-21 August 2, 2021 further revisions as required by the Community Development Director; 12. A departure is hereby granted to allow the construction of an accessory structure, more specifically a silo,in the street yard west of the building.The proposed silo shall be painted white,or similar light color,to match the color of the building's west fagade. 13. Any future building and site improvements for the construction of the building addition shall comply with all landscaping requirements of the Elgin Municipal Code, 1976, as amended. 14. At the time of site improvements for the construction of the building addition and the expansion of the commercial operations yard for parking and storage of semi-trucks and trailers,the applicant shall install berms along the west side of the commercial operations yard to enhance the screening from Alft Lane. 15. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department, was four (4) yes, zero (0) no, and zero(0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission -20 - Subject Property Petition 27-21 & 28-21 _ it Mason'Rd WORITI YIN11TIF ,ipk 2. r„ A/k:Ct c as 3 g EXHIBITA Aerial/Location Map N W+E S Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development Feet C �o C9 cf PAB P,�ORI �y q 4� v Subject Property Petition 27-21 & 28-21 ORI Mason Rd PORI Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation - SFR1 Single Family Residence 1 , 00 O PSFR1 Planned Single Family Residence 1 w. O SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 —ORI Q o O TRF Two Family Residence a IrQ Alft Ct QPTRF Planned Two Family Residence " V MFR Multiple Family Residence 3 " ° O PMFR Planned Multiple Family Residence ORB Residence Business QPRB Planned Residential Business j C -NB Neighborhood Business J - -PNB Planned Neighborhood Business Q) -AB Area Business Q h -PAB Planned Area Business Bath7Rd w CC1 Center City I -CC2 Center City 2 t -PCC Planned Center City � m -ORI Office Research Industrial \ =PORI Planned Office Research Industrial \ On I m GI General Industrial j\ -PGI Planned General Industrial PG I HO�m@S Rd tp CI Commercial Industrial-CF Community Facility g PCF Planned Community Facility I—�GIS.DBO.FoxRiver EXHIBIT Zoning Map Map prepared by City of Elgin 0 200 400 800 1,200 1,600 Department of Community Development iFeet Subject Property 2601 Mason Rd. Petition 27-21 & 28-21 c Mason Rd J Q 0331126001 EXHIBIT C Parcel Map N A City of Elgin 0 62.5 125 250 375 500 Department of Community Development Feet EXHIBIT D SITE LOCATION 2601 Mason Road Petition 27-21 and 28-21 #r' fl4. r Subject Pro ert aching Business — M Rd 'ark x 2801 Alft Ln a Brighton Ln AIRCt p IftLn 3 Site area map with zoning overlay 1 EXHIBIT D SITE LOCATION 2601 Mason Road Petition 27-21 and 28-21 p3. 14 rt G �x r S a Bird's eye view looking north EXHIBIT D SITE LOCATION 2601 Mason Road Petition 27-21 and 28-21 r t�x�rk r0 4Y r Cilia .. r-. Subject property as seen from Alft Lane looking east Subject property as seen from Mason Road looking south