HomeMy WebLinkAboutG42-21 Ordinance No. G42-21
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MANUFACTURER OF
CORRUGATED AND SOLID FIBER BOXES
(2601 Mason Road)
WHEREAS, written application has been made requesting conditional use approval to
establish a manufacturer of paper and allied products,more specifically corrugated and solid fiber
boxes, at 2601 Mason Road; and
WHEREAS,the zoning lot with the building containing the premises at 2601 Mason Road,
is legally described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the PORI Planned Office Research
Industrial District, established by Ordinance No. G35-14, as amended by Ordinance No. G28-15
and Ordinance No. G15-20, and a manufacturer of paper and allied products is listed as a
conditional use within the PORI Planned Office Research Industrial District established by
Ordinance No. G35-14, as amended by Ordinance No. G28-15, and Ordinance No. G15-20; and
Zoning Commission conducted a public hearing concerning
WHEREAS,the Planning and o g p g g
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 a conditional use
in the PORI Planned Office Research Industrial District pertains to the government and affairs of
the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated 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 a conditional use for a manufacturer of paper and allied products,more
specifically corrugated and solid fiber boxes, is hereby granted for the property commonly known
as 2601 Mason Road, commonly identified by Kane County Property Index Number 03-31-126-
001, and legally described as follows:
A PART OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION
31, TOWNSHIP 42
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF
SAID SECTION 31; THENCE SOUTH 00 DEGREES 36 MINUTES 14 SECONDS WEST
ALONG THE EAST LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 40.01 FEET
TO A LINE DRAWN PARALLEL WITH AND 40.00 FEET SOUTH OF THE NORTH LINE
OF SAID NORTHWEST QUARTER SAID ALSO BEING THE SOUTH LINE OF MASON
ROAD HERETOFORE DEDICATED PER DOCUMENT NUMBER 2015KO12561
RECORDED MARCH 16, 2015, FOR THE POINT OF BEGINNING; THENCE SOUTH 89
DEGREES 39 MINUTES 17 SECONDS WEST ALONG SAID SOUTH LINE, A DISTANCE
OF 1260.80 FEET TO A LINE DRAWN PARALLEL WITH AND 60.00'EAST OF THE EAST
LINE OF THE BESAL SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED
OCTOBER 7, 1996 AS DOCUMENT 96KO71800 SAID LINE ALSO BEING THE EAST LINE
OF ALFT LANE HERETOFORE DEDICATED PER DOCUMENT NUMBER 2015KO12561
RECORDED MARCH 16,2015; THENCE SOUTH 00 DEGREES 37 MINUTES 42 SECONDS
WEST ALONG SAID PARALLEL LINE, A DISTANCE OF 654.11 FEET TO A TANGENT
CURVE; THENCE SOUTH ALONG SAID TANGENT CURVE CONCAVE TO THE
NORTHWEST HAVING A RADIUS OF 510.00 FEET SUBTENDING A CHORD BEARING
SOUTH 05 DEGREES 22 MINUTES 48 SECONDS WEST, AN ARC DISTANCE OF 84.59
FEET TO A TANGENT LINE; THENCE SOUTH 10 DEGREES 07 MINUTES 54 SECONDS
WEST ALONG SAID TANGENT LINE, A DISTANCE OF 72.37 FEET TO A TANGENT
CURVE; THENCE SOUTH ALONG SAID TANGENT CURVE CONCAVE TO THE
SOUTHEAST HAVING A RADIUS OF 390.00 FEET SUBTENDING A CHORD BEARING
SOUTH 04 DEGREES 59 MINUTES 11 SECONDS WEST, AN ARC DISTANCE OF 70.05
FEET TO A TANGENT LINE; THENCE SOUTH 00 DEGREES 09 MINUTES 32 SECONDS
EAST ALONG SAID TANGENT LINE,A DISTANCE OF 412.14 FEET TO THE SOUTH LINE
OF THE NORTH HALF OF THE NORTHWEST QUARTER, ALSO BEING THE NORTH
LINE OF RANDALL CROSSING BUSINESS PARK SUBDIVISION ACCORDING TO THE
PLAT THEREOF RECORDED FEBRUARY 25, 2005 AS DOCUMENT 2005KO22055 AND
ALSO BEING THE NORTHEAST CORNER OF ALFT LANE AS DEDICATED BY
DOCUMENT 2005K022055; THENCE NORTH 89 DEGREES 49 MINUTES 14 SECONDS
EAST ALONG SAID NORTH LINE, A DISTANCE OF 1,279.90 FEET TO THE EAST LINE
OF THE NORTHWEST QUARTER OF SAID SECTION 31; THENCE NORTH 00 DEGREES
36 MINUTES 14 SECONDS EAST, A DISTANCE OF 1,294.93 FEET TO THE POINT OF
BEGINNING, IN THE TOWNSHIP OF DUNDEE, IN KANE COUNTY, ILLINOIS.
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CONTAINING APPROXIMATELY 1,642,010 SQUARE FEET(37.695 ACRES +/-)
(commonly known as 2601 Mason Road)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by 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
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.
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 graphic shall include a masonry base.
3
4. 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.
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 Alft 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
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.
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Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
David J. Kap n, >16Y4
Presented: August 25, 2021
Passed: August 25, 2021
Vote: Yeas: 9 Nays: 0 �
Recorded: August 25, 2021 '��'.R�S�"Uft'A,
Published: August 27, 2021 � '
Atte t: a3
r.: k
im erly Dewis, CYy Clerk
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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 b Ordinances No. 2 -1 y G 8 5 and G 15-20,
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 paper 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 Huang
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location May
B. Zoning May
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 Covid-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.
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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.
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building would be
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feet high. The
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portion in the
INDUSTRIAL BLDG x northeast corner of
the building where
the main entrance
..b would be located
would be 44 feet
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high. At the south
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storage area would
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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.
JiLm
■
Figure 4.Proposed west,south,east,and north(top to bottom)elevations of the building
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 1 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
i
Operations Yard landscape screening fence and landscape
screening
Vehicle Use Area Interior One landscape island for No landscape islands
Landscape Yard every 20,000s. ft. of paved within truck parking 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
Alft 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 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.
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 campus 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 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.
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 traff c 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 1-90 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 1-90 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 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 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.
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 i g e are n o 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 G 15-20, 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 AM 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 Alft 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.
Findings.The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance. 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 6'T 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
graphic shall include a masonry 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 Alft 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:
g
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
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Petition 27-21 & 28-21
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ORC3 Residence Conservation 3
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EXHIBIT Zoning Map N
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Subject Property
2601 Mason Rd.
Petition 27-21 & 28-21
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EXHIBIT Parcel Map N
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EXHIBIT D
SITE LOCATION
2601 Mason Road
Petition 27-21 and 28-21
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EXHIBIT D
SITE LOCATION
2601 Mason Road
Petition 27-21 and 28-21
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EXHIBIT D
SITE LOCATION
2601 Mason Road
Petition 27-21 and 28-21
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