HomeMy WebLinkAboutG43-24 Ordinance No. G43-24
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO A PGI
PLANNED GENERAL INDUSTRIAL DISTRICT
(750 Davis Road)
WHEREAS,written application has been made to reclassify certain property located at 750
Davis Road from GI General Industrial District to PGI Planned General Industrial District; and
WHEREAS,the zoning lot containing the premises at 750 Davis Road is legally described
herein(the"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on August 5, 2024, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from GI General Industrial District to a PGI Planned General
Industrial District pertains to the government and affairs of the city.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN,ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated August 5, 2024, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the"Zoning District Map", as amended, be and are
hereby altered by including in the PGI Planned General Industrial District the following
described property:
LOTS 1, 2,AND 3 IN RESUBDIVISION OF LOTS 8, 12, AND 13 IN MILLER-DAVIS
RESEARCH AND INDUSTRIAL CENTER IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS.
FORMERLY KNOWN AS:
THAT PART OF LOT 12 IN MILLER-DAVIS RESEARCH AND INDUSTRIAL
CENTER, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST
CORNER OF SAID LOT 12; THENCE EASTERLY ALONG THE SOUTH LINE OF
SAID LOT 12,BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 270
FEET, A DISTANCE OF 33.24 FEET; THENCE EASTERLY ALONG SAID SOUTH
LINE, BEING TANGENT TO THE LAST DESCRIBED CURVE, 453.94 FEET FOR
THE POINT OF BEGINNING; THENCE CONTINUING EASTERLY, ALONG SAID
SOUTH LINE, 285.30 FEET TO THE NORTHERLY PARALLEL WITH THE WEST
LINE OF SAID LOT, 246.35 FEET TO THE NORTHERLY PARALLEL WITH THE
WEST LINE OF SAID LOT,246.35 FEET TO THE NORTHERLY LINE OF SAID LOT;
THENCE NORTHWESTERLY ALONG THE NORTHERLY LINE OF SAID LOT,
296.29 FEET TO A LINE DRAWN NORTHERLY, PARALLEL WITH THE WEST
LINE OF SAID LOT, FROM THE POINT OF BEGINNING; THENCE SOUTHERLY
ALONG SAID PARALLEL LINE 323.70 FEET TO THE POINT OF BEGINNING, IN
KANE COUNTY, ILLINOIS.
(commonly known as 750 Davis Road)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI
General Industrial District to PGI Planned General Industrial District at 750 Davis Road, which
shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PGI Planned General Industrial District
is to provide an alternate planned industrial environment for those industrial uses
that do not require the location or environment of an ORI zoning district. A PGI
zoning district is most similar to,but departs from the standard requirements of the
GI zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]",shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
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C. General Provisions. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PGI Planned General Industrial District, the
use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended.
E. Location and Size of District. PGI Planned General Industrial Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PGI Planned General Industrial District
exclusive of rights of way, but including adjoining land or land directly opposite a
right of way shall not be less than two (2) acres. No departure from the required
minimum size of a planned industrial district shall be granted by the City Council.
F. Land Use. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial
District.
1. Permitted Uses. Those land uses enumerated as permitted uses within the GI
General Industrial District, Section 19.40.330 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time, and the following
additional land uses:
Services Division:
Automotive renting and leasing without drivers (751)
Retail Trade Division:
Motor vehicle dealers (55)
3. Similar Uses.Those land uses enumerated as similar uses within the GI General
Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal
Code, as it may be amended from time to time.
G. Site Design. In this PGI Planned General Industrial District the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code,as amended, Section 19.40.335
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"Site Design" for GI General Industrial District, of the Elgin Municipal Code, as
amended, except as provided within this section, and shall be in substantial
conformance with the following documents:
1. Substantial conformance to the Development Application submitted by Penske
Truck Leasing Co., L.P., as applicant, and Coast to Coast Investments LLC, as
property owner, received May 30, 2024, and supporting documents including:
a. Penske Project Narrative Elgin, IL, dated June 12, 2024;
b. Undated floor plan, received July 3, 2004, with such further revisions as
required by the Community Development Director;
c. Boundary and Partial Topographic Survey, prepared by Cage Civil
Engineering, dated May 8,2024;
d. Trailer Visibility Exhibit, Sheet EX.1, prepared by Cage Civil Engineering,
dated July 16, 2024, with such further revisions as required by the
Community Development Director;
e. Site Layout Plan, Sheet EX-2, prepared by Cage Civil Engineering, dated
July 16, 2024 with such further revisions as required by the Community
Development Director;
f. Four-page landscape plans consisting of Sheets LA, L.2, L.3, and L.4,
prepared by LG Workshop, LLC, dated May 6, 2024, last revised June 27,
2024, with such further revisions as required by the Community
Development Director;
g. Two-page photometrics plans for A241301 B 1-Penske Truck Rental —
Elgin, IL.AGI, prepared by Current, dated July 1, 2024, with such further
revisions as required by the Community Development Director;
h. Evolve EALS Series LED Outdoor Area Light lighting specifications, by
GE Current, dated received July 15, 2024, with such further revisions as
required by the Community Development Director; and
i. Evolve LED Wall Pack A Series (EWAS) lighting specifications, by GE
Current, dated received July 15, 2024, with such further revisions as
required by the Community Development Director.
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or
other applicable city ordinances shall supersede and control.
2. A departure is hereby granted to allow the establishment of a commercial
operations yard in the street yards north and south of the building within the
parking lot located east of the building.
3. A departure is hereby granted to allow the construction of an eight (8)-foot-
high, solid, privacy fence along the north and east sides of the truck parking lot
(commercial operations yard) located east of the building.
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4. A departure is hereby granted to allow the construction of the six (6)-foot-high,
open design, black, ornamental fence along the south side of the truck parking
lot (commercial operations yard) located east of the building.
5. No semi-trucks and/or trailers shall be parked anywhere on site outside of the
fenced-in commercial operations yard located east of the building.
6. All street graphics must comply with the zoning ordinance requirements.
7. All motor vehicle repair activities shall be conducted indoors.
8. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PGI Planned General Industrial District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
Off Street Loading. In this PGI Planned General Industrial District, off-street
loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended.
K. Nonconforming Uses and Structures. In this PGI Planned General Industrial
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52 "Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PGI Planned General Industrial District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PGI Planned General Industrial District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PGI zoning district.
N. Conditional Uses. In this PGI Planned General Industrial District,conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional use may be requested by the property
owner without requiring an amendment to this PGI zoning district.
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O. Variations. In this PGI Planned General Industrial District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PGI
zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
pa ,7z
David J. Kapt- , M r
Presented: September 25, 2024
Passed: September 25, 2024
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: September 25, 2024
Published: September 25, 2024
Atte t:
A?1/46.ei
imberly Dewis, C lerk
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EXHIBIT A
August 5,2024
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 Petitions 08-24 and 09-24 an
application by Penske Truck Leasing Co.,L.P.,as applicant,and Coast to Coast Investments LLC,
as property owner, requesting approval of a planned development as a map amendment with
departures from the Elgin Municipal Code requirements for the location of the commercial
operations yard, screening of the commercial operations yard, height and style of a fence within
the street yard, and any other departures as may be necessary or desirable, as well as listing as
conditional uses in the planned development and then considering for approval a truck rental and
leasing facility and a motor vehicle dealer,all at the property commonly known as 750 Davis Road.
GENERAL INFORMATION
Petition Number: 08-24 and 09-24
Property Location: 750 Davis Road
Requested Action: Planned Development as a Map Amendment and Conditional Use
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
Existing Use: Motor vehicle repair shop
Proposed Use: Truck rental and leasing without drivers(proposed as conditional
use)
Motor vehicle repair shop(permitted use)
Motor,vehicle dealer(proposed conditional use)
Commercial operations yard(permitted use)
Applicant: Penske Truck Leasing Co.,L.P.
Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
Owner Coast to Coast Investments LLC
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
Penske Truck Leasing Co., L.P., as applicant, and Coast to Coast Investments LLC, as property
owner, are requesting approval of a planned development as a map amendment with departures
from the Elgin Municipal Code requirements for the location of the commercial operations yard,
screening of the commercial operations yard,height and style of a fence within the street yard,and
any other departures as may be necessary or desirable,as well as listing as conditional uses in the
planned development and then considering for approval a truck rental and leasing facility and a
motor vehicle dealer, all at the property commonly known as 750 Davis Road.
The 5.5-acre property, zoned GI General Industrial District, is located on the north side of Davis
Road approximately 900 feet west of N. State Street(IL Route 31).The property also has frontage
and backs up to I-90 Tollway along its north boundary. The property is improved with a 33,168-
square foot light-industrial building completed in 2016.The building includes approximately 6,480
square feet of office space, 14,688 square feet of warehousing space with two depressed loading
docks, and a 12,000 square feet of truck repair shop with 11 service bays. The property includes
77 parking spaces for passenger vehicles and 46 parking spaces for semi-trucks and trailers. The
property is home to Elgin Truck and Trailer Repair, a truck repair shop facility.
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•
Recommendation &Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
The property is surrounded by other properties zoned GI General Industrial District or PGI Planned
General Industrial District on all sides. The property adjacent to the west is improved with a five-
story office building and accessory parking lot. The properties located to the south across Davis
Road include two one-story commercial buildings that are currently vacant,but were most recently
home to The Einstein Academy private K-12 school, and two two-story multi-tenant office
buildings with accessory parking.The properties to the north across I-90 Tollway include a variety
of one- and two-story office and light-industrial buildings including E&O trucking service
company,and offices of Hexagon, an international industrial manufacturing company.To the east
of the subject property is the I-90 and IL 31 interchange.
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Figure 1.Site area map with zoning overlay
Proposal
Penske Truck Leasing Co.,L.P.,is proposing to establish its truck leasing and repair facility at 750
Davis Road. Penske is under contract to purchase the property and relocate its existing operations
from East Dundee to the Davis Road location in Elgin.
The facility would offer commercial truck leasing and direct-to consumer truck rental services, as
well as truck repair services for third-party trucking operators as part of contractual maintenance
agreements and its own truck fleet. The facility would also offer used truck sales. The motor
vehicle repair shop(truck repair)and commercial operations yard(outdoor parking and storage of
trucks and trailers) are listed as a permitted use,but the other aspects of the proposed operations,
more specifically truck rental and leasing without drivers and motor vehicle dealer (used truck
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Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5, 2024
sales) are not listed either as a permitted nor conditional use in the GI District. Therefore, the
applicant is proposing to establish a planned development district (Planned General Industrial
District) with those two uses included as allowable conditional uses and also seeking the
conditional use approval to establish those two uses on the property for its proposed operations.
Penske will offer full service truck leasing for commercial customers based on 4,5,or 6-year lease
agreements that also include truck maintenance as part of the lease. The facility will also provide
direct-to-consumer truck rental services. The truck repairs to be provided consist of general
preventative maintenance such oil changes, tire changes, etc. No major work such as full body
shop work or collision repair would be provided. The repair services would be conducted on
Penske's own truck fleet and third- party contractual customers only. The truck repair would not
be open to general public. The facility would also provide used truck sales.
The hours of operations would be:
Service: Monday- Friday 6 AM to 11 PM
Saturday 6:30 AM to 5 PM
Sunday closed
Rental: Monday—Friday 7 AM to 6 PM
Saturday 7 AM to 2 PM, and
Sunday 8 AM to 12 PM
Penske anticipates having approximately 26 associates at this location.
The applicant is not proposing any major site improvements. However, Penske has agreed to
improve the screening of the commercial operations yard (located east of the building) from the
Tollway.The applicant would install a 2-foot-high berm with an 8-foot-high,privacy fence on top
of the berm along the north side of the truck parking lot. Evergreen trees would be installed on the
exterior of the fence, while shade canopy trees would be installed on the inside of the fence. The
proposed 8-foot-high fence would wrap around on the east side of the parking lot with more
evergreen and shade trees on the exterior of the fence.Along Davis Road,the applicant has agreed
to install a six-foot-high, open design, black, ornamental fence with more landscaping on the
exterior of the fence. The applicant has also agreed to install wheel stops in all truck parking
spaces, which will be anchored 12 feet from the back curb of each parking stall to prevent trucks
from rear ending the fences and/or the landscaping materials.
The applicant would also install new parking lot lights in compliance with the zoning ordinance
and additional landscaping around the perimeter of the parking lot for passenger vehicles south
and west of the building.Overall,the applicant is proposing a total of 145 new trees,including 115
evergreen trees primarily on the exterior of the fence.No changes are proposed to the building.
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Recommendation& Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
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Figure 2.Proposed landscape plan
The proposed facility is required to have one parking space per 1,000 square feet of floor area, or
one parking space per one and a half employees, whichever is greater. With 31,168 square feet of
building floor area and 26 employees,the proposed facility is required to provide 33 parking spaces
based on the building floor area. With 77 parking spaces for passenger vehicles,the property will
continue to meet the parking requirement.
Departures from Site Design Requirements
The proposed development requires two departures from the zoning ordinances. The requested
departures are summarized in Table 1 below and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
Table 1: Proposed Departures for 750 Davis Road
Site Design Regulation Required Proposed
•
Location of Commercial Street Yard south and north
Side yard or Rear Yard
Operations Yard of the building
6 ft. high open design,and
Fence in Street Yard Max. 4 tt. high and open design 8 ft. high, solid,privacy
fence
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Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1969. Upon
annexation,the property was zoned M 1 Limited Manufacturing. In 1992,the property was
rezoned to GI General Industrial District as part of the comprehensive amendment to the
zoning ordinance.
The existing 33,168-square foot light-industrial building with accessory parking lots was
completed in 2016. The property is home to Elgin Truck and Trailer Repair shop.
B. Surrounding Land Use and Zoning. The property is surrounded by other properties
zoned GI General Industrial District or PGI Planned General Industrial District on all sides.
The property adjacent to the west is improved with a five-story office building and
accessory parking lot. The properties located to the south across Davis Road include two
one-story commercial buildings that are currently vacant, but were most recently home to
The Einstein Academy private K-12 school, and two two-story multi-tenant office
buildings with accessory parking. The properties to the north across 1-90 Tollway include
a variety of one- and two-story office and light-industrial buildings including E&O
trucking service company, and offices of Hexagon, an international industrial
manufacturing company. To the east of the subject property is the I-90 and IL 31
interchange.
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
commercial districts 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 PGI Planned General Industrial District is to provide
an alternate planned industrial environment for those industrial uses that do not require the
location or environment of an ORI zoning district. A PGI zoning district is most similar to
but departs from the standard requirements of the GI zoning district.
E. Trend of Development. The subject property is located along 1-90 Tollway near the 1-90
and IL 31 interchange. Most properties with frontage along I-90 have over the years
developed with office and light-industrial uses. The properties along both sides of Davis
Road have over the years developed with mostly manufacturing and light-industrial uses.
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Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
Because of their proximity and visibility to I-90 most of the properties in the surrounding
area along I-90 will remain occupied with office, warehousing, and manufacturing uses.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 08-24 and 09-24 on August 5,2024.Testimony was presented
at the public hearing in support of and against the application. The Community Development
Department submitted a Development Application Review and Written Findings and
Recommendation to the Planning and Zoning Commission dated August 5,2024.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards
for 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 5.5-acre property is improved with a 33,168-
square foot light-industrial building with accessory parking for passenger vehicles and
semi-trucks and trailers. The applicant is proposing only minor site improvements to
enhance the screening of the truck parking lot from I-90 and surrounding properties. There
are no significant natural features including topography, watercourses, vegetation, and
existing improvements that would have a negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The existing building on the property is currently served by municipal water,
sanitary sewer,and stormwater systems.The applicant is not proposing any changes to the
existing water and sanitary sewer facilities. The existing facilities can adequately serve the
existing uses and the proposed use on the property.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
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Recommendation& Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The subject property is located on the north side
of Davis Road approximately 900 feet west of I-90 and IL 31 interchange. The property
also fronts along 1-90 Tollway in the back.The access to the property is via three full access
driveways to Davis Road. The two eastern access driveways are primarily used for truck
access, while the western access driveway primarily serves passenger vehicles. The
applicant is not proposing any changes to the existing on-site parking lots or the access
driveways.The existing driveways adequately serve the property,which functions with no
on-site or off-site traffic congestion. The property will continue to function with safe and
efficient traffic circulation with minimal impact on the traffic conditions in the immediate
area.
The proposed facility is required to have one parking space per 1,000 square feet of floor
area,or one parking space per one and a half employees,whichever is greater.With 31,168
square feet of building floor area and 26 employees, the proposed facility is required to
provide 33 parking spaces based on the building floor area. With 77 parking spaces for
passenger vehicles,the property will continue to meet the parking requirement.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the City in 1969. Upon annexation, the
property was zoned M1 Limited Manufacturing. In 1992,the property was rezoned to GI
General Industrial District as part of the comprehensive amendment to the zoning
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Recommendation &Findings of Fact
Petitions 08-24 and 09-24
August 5, 2024
ordinance.
The existing 33,168-square foot light-industrial building with accessory parking lots was
completed in 2016. The property is home to Elgin Truck and Trailer Repair shop.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
surrounded by other properties zoned GI General Industrial District or PGI Planned
General Industrial District on all sides.The property adjacent to the west is improved with
a five-story office building and accessory parking lot. The properties located to the south
across Davis Road include two one-story commercial buildings that are currently vacant,
but were most recently home to The Einstein Academy private K-12 school, and two two-
story multi-tenant office buildings with accessory parking. The properties to the north
across 1-90 Tollway include a variety of one- and two-story office and light-industrial
buildings including E&O trucking service company, and offices of Hexagon, an
international industrial manufacturing company. To the east of the subject property is the
1-90 and IL 31 interchange.
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 along 1-90 Tollway near the I-90
and IL 31 interchange. Most properties with frontage along I-90 have over the years
developed with office and light-industrial uses. The properties along both sides of Davis
Road have over the years developed with mostly manufacturing and light-industrial uses.
Because of their proximity and visibility to 1-90 most of the properties in the surrounding
area along I-90 will remain occupied with office,warehousing, and manufacturing 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 suited 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 PGI Planned General Industrial District is to
provide an alternate planned industrial environment for those industrial uses that do not
-9-
Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5, 2024
require the location or environment of an ORI zoning district.A PGI zoning district is most
similar to but departs from the standard requirements of the GI zoning district.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
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
commercial districts 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
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,
watercourses,wetlands, and vegetation. There are no significant natural features including
topography, watercourses, wetlands or vegetation. The property is already developed and
the applicant is not proposing any substantial site changes. The applicant is, however,
proposing to add additional landscaping to enhance the screening of the truck parking area.
The applicant is proposing to install a total of 145 new trees,including 115 evergreen trees,
- 10-
Recommendation& Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
primarily along the exterior of the proposed fences.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The proposed Penske truck leasing and repair facility is very similar to the
existing Elgin Truck and Trailer Repair shop and is compatible with the surrounding light-
industrial and manufacturing uses along Davis Road. The applicant is proposing to install
a new 8-foot-high fence on top of a two-foot-high berm along the Tollway and a six-foot-
high open design fence along Davis Road. Landscaping would be installed along the
exterior of the fences.The proposed fencing and landscaping will enhance the screening of
the truck parking area from the adjacent properties and the public view. The proposed
improvements will have a positive effect on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.12.600,"Obstructions in Yards". A commercial operations yard(parking and
storage of semi-trucks and trailers) is permitted in the side and rear yards only. The
applicant is proposing a commercial operations yard in the street yard north and south of
the building.
2. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and
style of a fence in the street yard is four feet high and open design fence. The applicant is
proposing an eight-foot-high, solid privacy fence in the street yard north of the building
along I-90 Tollway, and a six-foot-high open design,black, ornamental fence in the street
yard south of the building along Davis Road.
Staff finds the proposed departures are appropriate and necessary for a desirable improvement to
an existing developed property.
The applicant is proposing to use the existing truck parking lot east of the building for parking and
storage of semi-trucks and trailers, which necessitates the establishment of a commercial
operations yard. Since the parking lot is already existing,the applicant is proposing to enhance the
screening of the proposed commercial operations yard. The applicant is proposing to construct a
two-foot berm with an 8-foot-high, solid, privacy fence on top of the berm to screen the view of
- 11 -
Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
the truck parking lot from I-90 Tollway.The 8-foot-high fence would wrap around the east side of
the parking lot, then transition to a six-foot-high open design, black, ornamental fence along the
south side of the parking lot(along Davis Road).The applicant would install substantial landscape
screening consisting of primarily evergreen trees on the perimeter of both fences. In addition,the
applicant would install canopy shade trees on the inside of the 8-foot-high fence on the north side
of the parking lot along I-90 Tollway.The taller than permitted fence would enhance the screening
of the commercial operations yard,which extends slightly north, and south of the building.
The proposed fences and landscape screening, along with a two-foot berm on the north side of the
parking lot,would improve the look of the property especially as seen from I-90.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings.The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements.The 5.5-acre property is improved with a 33,168-square foot light-
industrial building with accessory parking for passenger vehicles and semi-trucks and
trailers.The applicant is proposing only minor site improvements to enhance the screening
of the truck parking lot from I-90 and surrounding properties. There are no significant
natural features including topography, watercourses, vegetation, and existing
improvements that would have a negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing building on the property is currently served by municipal water, sanitary
sewer,and stormwater systems.The applicant is not proposing any changes to the existing
water and sanitary sewer facilities.The existing facilities can adequately serve the existing
uses and the proposed use on the property.
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
- 12 -
Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The subject property is located on the north side of Davis
Road approximately 900 feet west of I-90 and IL 31 interchange. The property also fronts
along I-90 Tollway in the back.The access to the property is via three full access driveways
to Davis Road.The two eastern access driveways are primarily used for truck access,while
the western access driveway primarily serves passenger vehicles. The applicant is not
proposing any changes to the existing on-site parking lots or the access driveways. The
existing driveways adequately serve the property, which functions with no on-site or off-
site traffic congestion. The property will continue to function with safe and efficient traffic
circulation with minimal impact on the traffic conditions in the immediate area.
The proposed facility is required to have one parking space per 1,000 square feet of floor
area,or one parking space per one and a half employees,whichever is greater.With 31,168
square feet of building floor area and 26 employees, the proposed facility is required to
provide 33 parking spaces based on the building floor area. With 77 parking spaces for
passenger vehicles, the property will continue to meet the parking requirement.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The proposed Penske truck leasing and repair facility is very similar to the existing Elgin
Truck and Trailer Repair shop and is compatible with the surrounding light-industrial and
manufacturing uses along Davis Road.The hours of operation are similar to those of other
surrounding businesses, and all truck repair would be conducted on the interior of the
building. The proposed fencing and landscaping would enhance the screening of the truck
parking area from the adjacent properties and the public view. The proposed use and
property improvements would not have any negative effect on the 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.
- 13 -
Recommendation& Findings of Fact
Petitions 08-24 and 09-24
August 5,2024
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 08-24 and 09-24, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Penske Truck
Leasing Co., L.P., as applicant, and Coast to Coast Investments LLC, as property owner,
received May 30,2024,and supporting documents including:
a. Penske Project Narrative Elgin, IL,dated June 12, 2024;
b. Undated floor plan, received July 3, 2004, with such further revisions as required by
the Community Development Director;
c. Boundary and Partial Topographic Survey,prepared by Cage Civil Engineering,dated
May 8,2024;
d. Trailer Visibility Exhibit, Sheet EX.1,prepared by Cage Civil Engineering,dated July
16, 2024, with such further revisions as required by the Community Development
Director;
e. Site Layout Plan,Sheet EX-2,prepared by Cage Civil Engineering,dated July 16,2024
with such further revisions as required by the Community Development Director;
f. Four-page landscape plans consisting of Sheets L.1, L.2,L.3, and L.4,prepared by LG
Workshop, LLC, dated May 6, 2024, last revised June 27, 2024, with such further
revisions as required by the Community Development Director;
g. Two-page photometrics plans for A241301 B 1-Penske Truck Rental — Elgin, IL.AGI,
prepared by Current, dated July 1,2024,with such further revisions as required by the
Community Development Director;
h. Evolve EALS Series LED Outdoor Area Light lighting specifications,by GE Current,
dated received July 15,2024,with such further revisions as required by the Community
Development Director; and
i. Evolve LED Wall Pack A Series(EWAS)lighting specifications,by GE Current,dated
received July 15, 2024, with such further revisions as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the establishment of a commercial operations yard
in the street yards north and south of the building within the parking lot located east of the
building.
3. A departure is hereby granted to allow the construction of an eight (8)-foot-high, solid,
privacy fence along the north and east sides of the truck parking lot(commercial operations
yard)located east of the building.
- 14-
Recommendation & Findings of Fact
Petitions 08-24 and 09-24
August 5, 2024
4. A departure is hereby granted to allow the construction of the six (6)-foot-high, open
design, black, ornamental fence along the south side of the truck parking lot (commercial
operations yard)located east of the building.
5. No semi-trucks and/or trailers shall be parked anywhere on site outside of the fenced-in
commercial operations yard located east of the building.
6. All street graphics must comply with the zoning ordinance requirements.
7. All motor vehicle repair activities shall be conducted indoors.
8. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
08-24 and 09-24 subject to the conditions outlined above, was five(5) 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
- 15 -
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EXHIBIT Aerial/Location Map N
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Map prepared by City of Elgin 0 100 200 400 600 80Feet
Department of Community Development
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Subject Property PGI
Petition 08-24 & 09-24 PAB
Legend
ZONE_ NV 90W From IL 31S
QRC1-Residence Conservation 1
QRC2-Residence Conservation 2 ,_ _
ORC3-Residence Conservation 3
OPRC-Planned Residence Conservation
Q SFR1-Single Family Residence 1
OSFR2-Single Family Residence 2
OPSFR1-Planned Single Family Residence 1 - Davis Rcl,,,� •
OPSFR2-Planned Single Family Residence 2 Tc
OTFR-Two Family Residence 0
QPTFR-Planned Two Family Residence PG _ 3
O MFR-Multiple Family Residence r r
Q PMFR-Planned Multiple Family Residence N
ORB-Residence Business "a . .
PRB-Planned Residence Business _ ..
-NB-Neighborhood Business -
OPNB-Planned Neighborhood Business
-AB-Area Business
-PAB-Planned Area Business -
-CC1-Center City 1
MI CC2-Center City 2
MI PCC-Planned Center City
MI PCC2-Planned Center City 2 •
-ORI-Office Research Industrialrie=-
-PORI-Planned Office Research Industrial - - -
-Cl-General Industrial
-CI--Planned
mmerc GeneraldsIndustrial
-ClI-Commercial Industrial
-CF-Community Facility
-PCF-Planned Community Facility
EXHIBITS Zoning Map N
V., ,41.- E
S
Map prepared by City of Elgin 0 100 200 400 600 800 Feet
Department of Community Development
.11011.
' 1-90W From IL 31S
49
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0333400024 0333400025
0333400026
Davis Rd
Subject Property
750 Davis Rd.
Petition 08-24 & 09-24
EXHIBIT C Parcel Map N
City of Elgin 0 40 80 160 240 20
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
750 Davis Road
Petitions 08-24 and 09-24
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
750 Davis Road
Petitions 08-24 and 09-24•0
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View of the property from Davis Road (west end)
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View of the property from Davis Road (east end)
EXHIBIT D
SITE LOCATION
750 Davis Road
Petitions 08-24 and 09-24
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View of the property from 1-90 Tollway
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View of the property from 1-90 Tollway