Loading...
HomeMy WebLinkAboutG44-22 Ordinance No. G44-22 AN ORDINANCE AMENDING CHAPTER 19.15 OF THE ELGIN MUNICIPAL CODE, 1976, AS AMENDED, ENTITLED "PRESERVATION DISTRICTS" TO AMEND THE LAND USE REGULATIONS RELATING TO TRANSPORTATION, COMMUNICATION AND UTILITIES DIVISION WHEREAS, a written application has been made to amend Chapter 19.15 of the Elgin Zoning Ordinance entitled"Preservation Districts"to amend the regulations relating to certain land uses part of the Transportation,Communication and Utilities Division,and the Miscellaneous uses Division; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on May 2, 2022, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their written findings and recommendation that the requested amendments be approved; and WHEREAS, the City Council concurs with the findings and recommendation 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,regulations in the city's zoning ordinance relating to certain land uses part of the Transportation,Communication and Utilities Division, and the Miscellaneous uses Division, pertain 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 May 2,2022 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 the land use "Freight forwarding in general (4731)" in subsection M. "Transportation, communication and utilities division:" in Section 19.15.520 of the Elgin Municipal Code, 1976, as amended, entitled "Land Use" be and is hereby replaced in its entirety to read as follows: "Freight forwarding in general (4731), except when located on a property part of the Randall Highlands Industrial Park subdivision, generally located at the southwest corner of Illinois Route 72/Higgins Road and North Randall Road." Section 3. That the land use"Public warehousing and storage (422)" in subsection M. "Transportation, communication and utilities division:" in Section 19.15.520 of the Elgin Municipal Code, 1976, as amended, entitled "Land Use" be and is hereby replaced in its entirety to read as follows: "Public warehousing and storage (422), except when located on a property part of the Randall Highlands Industrial Park subdivision, generally located at the southwest corner of Illinois Route 72/Higgins Road and North Randall Road." Section 4. That the land use"Special warehousing and storage not elsewhere classified (4226)" in subsection M. "Transportation, communication and utilities division:" in Section 19.15.520 of the Elgin Municipal Code, 1976, as amended, entitled "Land Use" be and is hereby replaced in its entirety to read as follows: "Special warehousing and storage not elsewhere classified(4226),except when located on a property part of the Randall Highlands Industrial Park subdivision, generally located at the southwest corner of Illinois Route 72/Higgins Road and North Randall Road." Section 5. That the land use "Trucking services (421)" in subsection M. "Transportation, communication and utilities division:" in Section 19.15.520 of the Elgin Municipal Code, 1976, as amended, entitled "Land Use" be and is hereby replaced in its entirety to read as follows: "Trucking services(421), except when located on a property part of the Randall Highlands Industrial Park subdivision, generally located at the southwest corner of Illinois Route 72 /Higgins Road and North Randall Road." Section 6. That the land use "Commercial operations yard" [SR] (UNCL)" in subsection N. "Miscellaneous uses division" in Section 19.15.520 of the Elgin Municipal Code, 1976,as amended, entitled "Land Use" be and is hereby replaced in its entirety to read as follows: "Commercial operations yard" [SR] (UNCL), except when located on a property part of the Randall Highlands Industrial Park subdivision, generally located at the southwest corner of Illinois Route 72 /Higgins Road and North Randall Road." Section 7. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed to the extent of any such conflict. Section 8. That this ordinance shall be in full force and effect upon its passage and publication in the manner provided by law. AJ. Wptai , Mayor 2 Presented: August 10, 2022 Passed: August 10, 2022 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: August 10, 2022 Published: August 10, 2022 y Att t: ' Kimberly Dewis, Cit k rt^ 3 EXHIBIT A May 23,2022 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OV ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning&Zoning Commission regarding Petitions 08-22,09-22, and 10-22, an application by Scannell Properties #422, LLC, an Indiana limited liability company, as applicant and property owner, is requesting annexation, preliminary and final plat of subdivision, and planned development as a map amendment approval with departures from the Elgin Municipal Code requirements for the right-of-way width, cul-de-sac design,public sidewalks along a public street,vehicle use area interior yard setback,vehicle use area street yard setback,minimum number of parking spaces, street graphics, stormwater detention facility slope, and any other departures as may be necessary or desirable to establish a four-lot light-industrial subdivision with an approximately 473,200-square foot building on Lot 1, an approximately 136,500-square foot building on Lot 2, an approximately 150,650-square foot building on Lot 3, and the extension of Busse Parkway all at the property located at the southwest corner of Randall Road and IL Route 72/Higgins Road, the property commonly referred to as 2600-2800 N. Randall Road. GENERAL INFORMATION Petition Number: 08-22, 09-22, and 10-22 Property Location: 2600-2800 N. Randall Road Requested Action: Annexation, Planned Development as a Map Amendment, Preliminary and Final Plat of Subdivision Current Zoning: North Parcel: F- Farming(unincorporated Kane County) South Parcel: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: PORI Planned Office Research Industrial and ARC Arterial Road Corridor Overlay District Existing Use: Vacant,undeveloped Proposed Use: Future light-industrial Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 Applicant: Scannell Properties#422,LLC,an Indiana limited liability company Owner: Scannell Properties#422,LLC,an Indiana limited liabilily company Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Findings of Fact for Variations from Stormwater Ordinance F. Development Application,Annexation Agreement, Draft Ordinances,Resolutions, and Attachments BACKGROUND Scannell Properties #422, LLC, an Indiana limited liability company, as applicant and property owner, is requesting annexation, preliminary and fmal plat of subdivision, and planned development as a map amendment approval with departures from the Elgin Municipal Code requirements for the right-of-way width, cul-de-sac design,public sidewalks along a public street, vehicle use area interior yard setback, vehicle use area street yard setback, minimum number of parking spaces, street graphics, stormwater detention facility slope, and any other departures as may be necessary or desirable to establish a four-lot light-industrial subdivision with an approximately 473,200-square foot building on Lot 1, an approximately 136,500-square foot building on Lot 2, an approximately 150,650-square foot building on Lot 3, and the extension of Busse Parkway all at the property located at the southwest corner of Randall Road and IL Route 72/Higgins Road,the property commonly referred to as 2600-2800 N. Randall Road. The 53-acre property located at the southwest corner of Randall Road and IL Route 72/ Higgins Road currently consists of two parcels. The 37-acre North Parcel (Parcel 1) is vacant, unincorporated, and zoned F-Farming in Kane County. The 15.9-acre South Parcel (Parcel 2) is already annexed to the City of Elgin and is also vacant and undeveloped.The South Parcel is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. In 2020, the applicant submitted a similar proposal for a commercial and light-industrial development with the extension of Busse Parkway to Randall Road at a new traffic signal. That development included two light-industrial buildings, one commercial/light-industrial flex -2- Recommendation& Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 building, and four smaller commercial buildings, including a gas station and a potential hotel. On March 2, 2020,the Planning and Zoning Commission unanimously recommended approval of the proposed development. However,prior to City Council consideration of the project, the applicant withdrew the application because of the pandemic and exorbitant costs required to connect Busse to Randall. The Kane County Department of Transportation, who prefers that Busse not connect to Randall, required turn lanes and lane-widening improvements that would have cost well more than$1 million.In addition,that plan required excessive grading of the property to get Busse down to meet the current grade of Randall Road, which also significantly added to the development costs. Those improvements were the minimum necessary to make the frontage of the property along Randall Road potentially attractive for commercial development. But with the additional access restrictions imposed by KDOT(that driveways to the commercial lots had to be at least 500 feet back of Randall Road),the only commercial development that had a high degree of likelihood was the gas station. And considering that the entire project necessitated economic development assistance from the City, and that that assistance anticipated sales and hotel tax revenue, it was ultimately determined that the risk was too great and the City advised Scannell that it would no longer insist on commercial along Randall Road.Notwithstanding,the proposed zoning does allow retail and office uses in the buildings that have frontage along Randall Road,on the off chance that a retail and/or office use is willing to trade limited access for the visibility of Randall Road. The current proposal by Scannell requires no city assistance. a The properties to the west are primarily zoned PORI Planned Office Research and Industrial „A District and are improved with office and warehousing buildings of various sizes and OPERTY accessory parking lots. The 9- acre property adjacent to the �-a west with frontage along IL 72 is zoned AB Area Business l.np H-y District and is home to a landscape contractor. The properties to the south are zoned PORI Planned Office xT-1 Research Industrial District and = o PAB Planned Area Business District. The western property ' zoned PORI is improved with a Figure 2.Site area map with zoning overlay light-industrial building, while the eastern property zoned PAB is improved with a stormwater detention facility designed with a path for pedestrians around the detention facility to provide a - 3 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 recreational amenity to the residents of the Watermark at the Grove residential development further to the south. The properties to the east across Randall Road and south of Carrington Drive are part of the Village of West Dundee and are currently vacant. The vacant land north of Carrington Drive is unincorporated and zoned F-Farming in Kane County. The properties to the north across IL 72 are located in unincorporated Kane County zoned F- Farming. The area is improved with a 15-lot single-family residential subdivision known as Country View Highlands. Proposal The applicant is seeking approval to annex the 37-acre North Parcel, and along with the South Parcel,and establish a planned development with a preliminary and final plat of subdivision across the entire 53 acres to construct a light-industrial development. The applicant is proposing to subdivide the property into four lots(Figure 3 below),three of which would include new buildings while Lot 4,in the southwest portion of the property,would be reserved for a stormwater detention facility to serve the entire subdivision. As part of the development, the applicant would construct the extension of Busse Parkway. Busse Parkway would not connect to Randall Road. Instead, the road would terminate in a cul-de-sac. - ...,r�. .� - = AY 77 _Ay iL Al —7— F. ass I Air I 999 I. -- � '• t ��t r�ctrAr� •� � �° i � � Figure 3.Proposed subdivision Figure 4.Proposed site layout plan Phase 1 would include the extension of Busse Parkway and the construction on Lot 1 and Lot 2. Lot 1 would include a 473,200-square-foot, light-industrial building with 239 parking spaces for -4- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 passenger vehicles in parking lots north and south of the building. The truck loading docks and loading areas would be located on the east and west sides of the building with 58 parking spaces for trucks west of the building. Lot 2 would include the construction of a 136,500-square-foot building with 304 parking spaces for passenger vehicles in the parking lots north, east, and south of the building. Truck loading docks, with no designated parking spaces for trucks, would be located on the west side of the building. Phase 1 would also include the site grading of the entire property and the construction of the stormwater detention facility on Lot 4. Phase 2 would include the construction of a 150,650-square-foot building on Lot 3 with 226 parking spaces for passenger vehicles in the parking lots west, south, and east of the building.The truck loading docks and 47 parking spaces for trucks would be located on the north side of the building. All buildings will be required to meet the architectural requirements and design guidelines for light-industrial buildings in the zoning ordinance. Figure 5 is an example of the type of the speculative building that could be constructed. Corners and entrances to the buildings have been enhanced with additional height, glass, and relief to the fagade. Traffic In 2019, the applicant conducted traffic counts on area roadways and submitted a Traffic Impact Study for the proposed development.The study analyzed existing roadway conditions surrounding the site, future roadway conditions without the proposed development, and analyzed the impact of the proposed development on surrounding roadways with proposed improvements to surrounding roadways. The study Figure 5.Northeast corner of the building on Lot 2 concludes that the surrounding roadways can accommodate the anticipated traffic from the proposed development with the proposed improvements to surrounding roadways. The Traffic Impact Study will be submitted to the Kane County Division of Transportation - 5 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 (KDOT) and the Illinois Department of Transportation (IDOT). These agencies will ultimately determine the necessary configurations and improvements on Randall Road and IL Route 72, respectively. The current proposal with no connection of Busse Parkway and Randall Road, is a better alternative preferred by KDOT than the previous proposal. The access to all lots would be from Busse Parkway, although one secondary right-in-and-right-out access driveway to Higgins Road is proposed in the northwest portion of the site for Lot 1. Most of the traffic coming to and leaving the site would use Busse Parkway. Busse connects to Galvin Drive to the west, a north-south collector road which has a signalized intersection with Higgins Road, and provides connection to Northwest Parkway, Technology Drive, and Auto Mall Drive, all of which intersect with Randall Road south of the site.Two of those intersections have traffic signals at the intersections of Randall Road with Northwest Parkway and Auto Mall Drive. The proposed layout will allow for the distribution of traffic that will result in minimal impact on any one of the surrounding roadways. The applicant is required and will dedicate additional right-of-way for Randall Road. KDOT is currently in the design phase to complete improvements to Randall Road at the intersection with IL Route 72 that would include three through lanes in both the northbound and the southbound directions. The construction of the project is expected in 2025. Following the completion of that project, KDOT will construct a multi-purpose path along the west side of Randall Road as part of a larger County-wide bike plan project. The applicant would construct the required public sidewalk along the south side of Higgins Road and along the north side of Busse Parkway with the necessary pedestrian connections to all buildings. The property slopes down approximately 43 feet from the northwest corner to the southeast corner of the property. Therefore, the applicant would construct retaining walls along the west, south, and east portions of the property to level the site. The applicant would install extensive landscaping throughout the site. New street trees would be installed along both sides of Busse Parkway extension and Higgins and Randall Road frontages. A new six-foot-high solid fence would be installed surrounding the truck parking area west of the building on Lot 1, with extensive landscaping on the exterior of the fence. While a fence would not be installed around the perimeter of the truck parking area on Lot 3 adjacent to the street, the applicant will install extensive evergreen trees and other landscaping to screen the truck parking area from public view along Busse Parkway. Required landscaping would also be installed around the permitter of all parking lots within the development. The property includes a number of trees along the west property line, most of which will have to be removed to accommodate the grading and stormwater detention requirements for the proposed development. The applicant will have to submit a tree removal plan with calculations for the required replacement trees at the time of the building permit review for each lot. The required replacement trees will need to be installed in addition to other standard landscaping requirements. -6 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 Parking While the applicant is proposing one PORI Planned Office Research Industrial District for the entire site,the development may attract some commercial uses due to the property's frontage along Randall Road. Therefore, land uses allowed on Lot 2 and Lot 3, with frontages along Randall Road,would include the uses from both the ORI Office Research Industrial District and AB Area Business District. On Lot 1, only the uses from the ORI District would be allowed. With the size of buildings and the number of parking spaces proposed(Lot 1: 473,200-square foot building with 239 parking spaces; Lot 2: 136,500-square foot building with 304 parking spaces, and Lot 3: 150,650-square foot building with 226 parking spaces), and in consideration of potential light- industrial and/or commercial uses locating on Lot 2 and Lot 3,the proposed development includes a departure from the standard parking requirement summarized in Table 1 below. Tablel. Parking Requirements for Randall Highlands industrial Park Use Parking Requirement Lot 1 All uses Permitted uses: 1/2,000 sq. ft. of floor area Conditional uses: per the zoning ordinance Lot 2. Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area ORI District Conditional uses: per the zoning ordinance Lot 2 Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area AB District Conditional uses: per the zoning ordinance Lot 3 Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area ORI District Conditional uses: per the zoning ordinance Lot 3 Uses alloed in the Permitted uses: 1/1,000 sq. ft. of floor area AB District Conditional uses: per the zoning ordinance The proposed development is essentially self-contained and will not have any negative parking impact on any adjacent properties. No on-street parking is allowed along Higgins Road and Randall Road. Busse Parkway will also include a provision that no on-street parking is allowed to prevent any parking spill-over onto the street. Departures from Standard Parking and Site Design Requirements In addition to the above-mentioned departure from the parking requirements, the proposed development requires several other departures from the zoning, subdivision, and stormwater ordinances. All requested departures are summarized in Table 2 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. - 7 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 Table 2: Proposed Departures for SW Corner of Randall Rd and IL 72 Site Design Regulation Required Proposed Right of way width 50 ft for a cul-de-sac street 41 feet(Busse Parkway) Centerline of cul-de-sac must Centerline of the cul-de-sac Cul-de-sac construction align with the centerline of the is located south of the road centerline of Busse Parkway Public sidewalk Along both sides of a public Along only the north side of construction street Busse Parkway Vehicle use area street yard 42 ft Aprox. 19.7 feet(along setback(Lot 1) Busse Parkway) Vehicle use area interior 10 ft. 0 ft. between Lot 1 and Lot yard setback(Lot 1) 2 Vehicle use area street yard Aprox. 24.8 ft(along setback(Lot 2) 39 ft. Higgins Road), and 19.7 ft. (along Busse Parkway) Vehicle use area interior 0 ft. between Lot 1 and Lot yard setback(Lot 2) 8 ft' 2 Vehicle use area street yard Aprox. 14 ft. (along Busse setback(Lot 3) 38 ft. Parkway), and 25.6 ft. (along Randall Road 1/1,000 or 111.5 employees, Parking which ever is greater for See Table I above industrial uses; Varies for commercial uses Number of subdivision one 10-foot high and 80-sq. ft. Two 10-foot high and 80-sq. graphics subdivision graphic ft. subdivision graphics 6-ft high and open design Fence in street yard 4-ft open design (for future users on Lot 3 around truck parking area In side and rear yards screened In street yard on Lot 3, and Commercial operations yard by a six-foot high solid fence screened by landscaping and landscaping only Location of the refuse In side and rear yards only In street yard on Lot 3 collection area Stormwater Detention 7.5 ft. 8 ft. Water Level(Bounce) - 8 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 Stormwater Detention Side 4:1 Max. detention slope in Slope excess of 4:1 The proposal also necessitates an amendment to the ARC Arterial Road Corridor Overlay District (ARC Overlay District). The subject property and the proposed three lots part of the Randall Highlands Industrial Subdivision would become part of the ARC Overlay District due to the frontage along either Higgins Road and/or Randall Road. ARC Overlay District prohibits certain uses, including some warehousing and storage uses, and trucking transportation uses, which may choose to locate within the proposed light-industrial park. The proposed amendment to ARC Overlay District would allow such uses on the three proposed lots within the Randall Highlands Industrial Subdivision The Community Development Department offers the following additional information: A. Property History. The North Parcel was originally annexed to the City of Elgin in 1991, at the same time when the South Parcel was annexed. However,the North Parcel was later de-annexed from the City,but the adjacent rights-of-way for IL Route 72 and Randall Road remained in the City. The property is currently vacant,zoned F-Farming in unincorporated Kane County,and has never been developed. The South Parcel was annexed 1991. Upon annexation,the property was zoned B3 Service Business District. In 1992,the property was classified in AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The property is vacant and has never been developed. B. Surrounding Land Use and Zoning.The properties to the west are primarily zoned PORI Planned Office Research and Industrial District and are improved with office and warehousing buildings of various sizes and accessory parking lots. The 9-acre property adjacent to the west with frontage along IL 72 is zoned AB Area Business District and is home to a landscape contractor. The properties to the south are zoned PORI Planned Office Research Industrial District and PAB Planned Area Business District. The western property zoned PORI is improved with a light-industrial building, while the eastern property zoned PAB is improved with a stormwater detention facility designed with a path for pedestrians around the detention facility to provide a recreational amenity to the residents of the Watermark at the Grove residential development further to the south. The properties to the east across Randall Road and south of Carrington Drive are part of the Village of West Dundee and are currently vacant. The vacant land north of Carrington Drive is unincorporated and zoned F-Farming in Kane County. - 9 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 The properties to the north across IL 72 are located in unincorporated Kane County zoned F-Farming.The area is improved with a 15-lot single-family residential subdivision known as Country View Highlands. C. Comprehensive Plan.The North Parcel is designated Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the City. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. The South Parcel 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 Zoning Ordinance establishes that the purpose of the PORI Planned Office Research Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting,subject to the provisions of Chapter 19.60 "Planned Developments"of the Elgin Municipal Code, as amended. 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 at the southwest corner of IL Route 72 and Randall Road. All properties to the south with frontage along Randall Road and north of I-90 Tollway have been developed with commercial uses, except for the Watermark at the Grove multi-family development located at the northwest corner of Randall Road and Northwest Parkway. All properties to the west, including those with frontage along IL Route 72 have been developed with light-industrial uses. The property is at the far northern end of the light-industrial area generally located west of Randall Road and north I-90 Tollway. As a heavily traveled arterial road, Randall Road primarily attracts commercial retail uses, such as fast-food restaurants and automobile-oriented service uses,which benefit from high traffic volumes. However, limits on vehicular access can significantly decrease, if not - 10 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 eliminate, the viability for particular properties along Randall Road to be developed with commercial retail uses. Other uses, such as light-industrial uses and multi-family uses which complement the commercial retail uses then become appropriate and desirable. Such noncommercial uses also provide the necessary daytime and weekend population to support commercial uses and greatly enhance their chances for long-term success. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 08-22, 09-22, and 10-22 on May 23, 2022. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated May 23, 2022. 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 standards for variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane County Stormwater Ordinance: 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 53-acre property is currently vacant and undeveloped. As the property is used for farming purposes,there are only trees along the west side of the property. At the time of building permit review for each lot, the applicant will have to submit a tree removal plan. Any required replacement trees will need to be installed in addition to other landscaping requirements. The applicant would install extensive landscaping throughout the site including new street trees along Higgins Road, Randall Road, and both sides of Busse Parkway extension. The property slopes down by approximately 43 feet from the northwest corner to the southeast corner of the property. There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. - 11 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All existing municipal water, sanitary sewer, and stormwater utilities are located in close proximity of the site west and south of the property. The applicant would connect to the existing 8-inch water main west of the site and extend it eastward on the south side of Busse Parkway for service line connections for the development. With the site topography generally sloping down from north to south, the sanitary sewer infrastructure would connect to an existing sanitary line south of the site.All existing sewer and water facilities can adequately serve the proposed use. Similarly,the stormwater detention facility is located in the southwest corner of the site to take advantage of the natural topography. Poor soil conditions and a high water table will necessitate departures from the stormwater ordinance. All proposed stormwater infrastructure would meet the City requirements except for steeper side slopes of the detention facility and higher water level "bounce"within the detention facility. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage along IL Route 72 and Randall Road, which roads are under the purview and jurisdiction of the Illinois Department of Transportation (IDOT) and the Kane County Division of Transportation - 12 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 (KDOT),respectively. The applicant conducted traffic counts on area roadways and submitted a Traffic Impact Study for the proposed development on the site. A copy of said study is attached hereto and made a part hereof. The study analyzed existing roadway conditions surrounding the site,future roadway conditions without the proposed development,and analyzed the impact of the proposed development. The study concluded that the surrounding roadways can accommodate the anticipated traffic from the proposed development. The applicant is required and will dedicate additional right-of-way for Randall Road. KDOT is currently considering capacity improvements to Randall Road at the intersection with IL Route 72 that would include three through lanes in both the northbound and the southbound directions. The proposed development without the extension of Busse Parkway to Randall Road, will significantly reduce the impact of the current proposal on the surrounding roadways,when compared to the previous mixed-use proposal that included a connection of Busse Parkway with Randall Road.The proposed development will have minimal impact on Randall Road. With the primary access to all lots from Busse Parkway, almost all traffic associated with the proposed development will come and go to the west. Lot 1 does include a proposed right-in and right-out access driveway on Higgins Road,which will take away some traffic distribution from Busse Parkway. Busse provides access to Galvin Drive, a north-south collector road with signalized intersection with Higgins Road to the north, and which provides access to three roads (Northwest Parkway, Technology Drive, and Auto Mall Drive) which provide access to Randall Road. Northwest Parkway and Auto Mall Drive have a signalized intersection with Randall Road. The current proposal will distribute the traffic evenly to area roadways with minimal overall impact to the area roadways. Per the zoning ordinance, warehouse and light-industrial uses are required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during peak demand shift, whichever is greater. The parking requirement for commercial uses varies. Most commercial uses have a parking requirement of one parking space per 250 square feet of floor area, with carry-out restaurants having the highest parking requirement of one parking space per 45 square feet. As a speculative development, the applicant is instead proposing a parking requirement of one parking space per 2,000 square feet for permitted use on Lot 1, and the parking requirement of one parking space per 1,000 square feet for all permitted uses on Lot 2 and Lot 3. The conditional uses on all lots would have to comply with the zoning ordinance requirements for such use. The proposal is similar to other newer light-industrial subdivisions within the City where approved departures allow parking requirements as low as one parking space per 2,500 - 13 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 square feet of floor area. Staff has no evidence that any negative effects on surrounding properties have been created as a result of these departures. Because development of the 53 acres will be entirely self-contained, and because no parking is allowed along IL Route 72 or Randall Road,nor will it be allowed on Busse Parkway,if any parking capacity issues unexpectedly develop,they will not have a negative effect on surrounding property. 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 North Parcel was originally annexed to the City of Elgin in 1991, at the same time when the South Parcel was annexed. However,the North Parcel was later de-annexed from the City,but the adjacent rights-of-way for IL Route 72 and Randall Road remained in the City. The property is currently vacant, zoned F-Farming in unincorporated Kane County and has never been developed. Upon its annexation, the South Parcel was zoned B3 Service Business District. In 1992, the property was classified in AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor Overlay District. The property is vacant and has never been developed. 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 properties to the west are primarily zoned PORI Planned Office Research and Industrial District and are improved with office and warehousing buildings of various sizes and accessory parking lots. The 9-acre property adjacent to the west with frontage along IL 72 is zoned AB Area Business District and is home to a landscape contractor. The properties to the south are zoned PORI Planned Office Research Industrial District and PAB Planned Area Business District. The western property zoned PORI is improved with a light-industrial building, while the eastern property zoned PAB is improved with a stormwater detention facility designed with a path for pedestrians around the detention facility to provide a recreational amenity to the residents of the Watermark at the Grove residential development further to the south. The properties to the east across Randall Road and south of Carrington Drive are part of the Village of West Dundee and are currently vacant. The vacant land north of Carrington - 14- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 Drive is unincorporated and zoned F-Farming in Kane County. The properties to the north across IL 72 are located in unincorporated Kane County zoned F-Farming.The area is improved with a 15-lot single-family residential subdivision known as Country View Highlands. 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 at the southwest corner of IL 72 and Randall Road. All properties to the south with frontage along Randall Road north of I- 90 Tollway have been developed with commercial uses, including motor vehicle dealers, restaurants, and other general retail uses, except for the Watermark at the Grove multi- family development located at the northwest corner of Randall Road and Northwest Parkway. All properties to the west, including those with frontage along IL Route 72 have been developed with light-industrial uses. The property is at the far northern end of the light-industrial area generally located west of Randall Road and north of I-90 Tollway. As a heavily traveled arterial road, Randall Road primarily attracts commercial retail uses, such as fast-food restaurants and automobile-oriented service uses,which benefit from high traffic volumes. However, limits on vehicular access can significantly decrease, if not eliminate, the viability for particular properties along Randall Road to be developed with commercial retail uses. Other uses, such as light-industrial uses and residential multi- family uses which complement the commercial retail uses then become appropriate and desirable. Such noncommercial uses provide the necessary daytime and weekend population to support commercial uses and are greatly enhance their chances for long-term success. 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 proposed PORI Planned Office Research Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting,subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A PORI zoning district is most similar to,but departs from the standard requirements of, the ORI zoning district. - 15 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 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 North Parcel is designated Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the City.Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. The South Parcel 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. The proposed development would allow for both the ORI and AB uses on Lot 1 and Lot 2, which have frontage along Randall Road. 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 - 16- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The 53-acre property is currently vacant and undeveloped. As the property is used for farming purposes,there are only trees along the west side of the property. At the time of building permit review for each lot, the applicant will have to submit a tree removal plan for any trees to be removed. Any required replacement trees will need to be installed in addition to other required landscaping. The applicant would also install extensive landscaping throughout the site including street trees along both sides of Busse Parkway and along Higgins and Randall Road frontages. The property slopes down by approximately 43 feet from the northwest corner to the southeast corner of the property. The applicant plans to maintain as much of the existing topography as possible while providing for flat areas for the construction of new buildings. Any changes to the site topography would not have any effect on the surrounding properties. 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 a speculative light-industrial development. However,due to the property's frontage along Randall Road,the development may attract and will allow the uses from both the ORI Office Research Industrial District and AB Area Business District on Lot 2 and Lot 3, which have frontage along Randall Road. The proposed mix of light-industrial and commercial uses is appropriate considering the property is surrounded by light-industrial uses to the west and mostly commercial uses along Randall Road to the south. The development will function as a self-contained development. As such, the proposed development would not have any undue detrimental effects on surrounding properties and uses. Similarly, all uses proposed to be allowed within the planned development are - 17 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 compatible,complement each other,and would not have any negative effect on each other. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance, subdivision ordinance, and the stormwater ordinance: 1. Section 18.24.020, "Street Specifications". The minimum right-of-way width for a local street is 50 feet. The applicant is proposing to dedicate a 41-foot right-of-way for the extension of Busse Parkway. 2. Section 18.24.020, "Street Specifications". The center point of the diameter of the cul- de-sac shall align with the center line of the cul-de-sac street. The applicant is proposing a cul-de-sac whose diameter center point does not align with the center line of the street. 3. Section 18.28.050,"Streets".The construction of a public sidewalk is required along both sides of a public street. The applicant is proposing to construct the public sidewalk only along the north side of Busse Parkway extension. 4. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard setback on Lot 1 is 42 feet. The applicant is proposing an approximately 19.7-foot vehicle use area street yard setback on Lot 1 along Busse Parkway. 5. Section 19.40.135, "Site Design". The minimum required vehicle use area interior yard setback on Lot 1 is 10 feet. The applicant is proposing a 0-foot vehicle use area interior yard setback on Lot 1 between Lots 1 and 2. 6. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard setback on Lot 2 is 39 feet. The applicant is proposing an approximately 24.8-foot vehicle use area street yard setback on Lot 2 along Higgins Road, and 19.7-foot vehicle use area street yard setback along Busse Parkway. 7. Section 19.40.135, "Site Design". The minimum required vehicle use area interior yard setback on Lot 2 is 8 feet.The applicant is proposing a 0-foot vehicle use area interior yard setback on Lot 2 between Lots 1 and 2. 8. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard setback on Lot 3 is 38 feet. The applicant is proposing an approximately 14-foot vehicle use area street yard setback on Lot 3 along Busse Parkway, and 25.6-foot vehicle use area street yard setback along Randall Road. 9. Section 19.45.070, "Site Design". Manufacturing, warehousing, and storage uses are - 18 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 required to provide one parking space per 1,000 square feet of building floor area or one parking space per 1.5 employees during peak shift,which ever is greater.Most commercial uses are required to provide one parking space per 250 square feet of building floor area. The applicant is proposing to provide one parking space per 2,000 square feet of building floor area for all permitted uses on Lot 1, and one parking space per 1,000 square feet of building floor area for all permitted uses on Lot 2 and Lot 3.All conditional uses on all lots would be required to meet the parking requirement per the zoning ordinance. 10. 19.50.090, "Special Street Graphics". A subdivision is permitted one ten-foot high and 80-square foot subdivision graphic for each entrance into the subdivision. The applicant is proposing two 10-foot high and 80-square foot subdivision graphics. 11. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and style of a fence in the street yard is 4 feet high and open design fence. The proposal would allow a six-foot high open-design fence in the street yard on Lot 3 to enclose the truck parking area. 12. Section 19.12.600,"Obstructions in Yards". A commercial operations yard is permitted in the side and rear yards only, and must be screened with a six-foot-high solid fence and landscaping. The applicant is proposing to construct a commercial operations yard for parking of trucks in the street yard on Lot 3 that would be screened with only landscaping. 13. Section 19.90.015,"Definitions and Regulations". A refuse collection area is allowed in the side and rear yards only. The applicant is proposing a potential refuse collection area in the street yard along Busse Parkway on Lot 3. 14. Sections 203(h)(12), "Site Runoff Storage Requirements (Detention)" of the Municipal Code.The maximum allowable water level fluctuation shall be seven and one- half(7.5) feet. The applicant is requesting approval of 8-foot water level fluctuation. 15. Sections 203(h)(13), "Site Runoff Storage Requirements (Detention)" of the Municipal Code. The maximum permitted side slope within a stormwater detention facility is 4:1. The applicant is proposing a side slope that exceeds 4:1 ratio. Staff finds the proposed departures are appropriate and necessary for the construction of a desirable development on a long vacant site. The proposed Busse Parkway extension will match the existing Busse Parkway to the west of the site. Because the existing Busse Parkway is located within a 41-foot wide right-of- way,the applicant is also dedicating 41 feet for the street extension.The center point of the cul-de-sac diameter does not align with the center line of the street because of the site topography. Similarly, a public sidewalk currently exists only on the north side of Busse Parkway because of the steep grade drop-off on the south side of Busse Parkway west of - 19- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 the site. Therefore, the applicant is proposing to construct the public sidewalk only along the north side of the street and connect to the existing public sidewalk west of the site. The required vehicle use area setbacks are based on a formula that accounts for each lot area. The larger the lot,the larger the required vehicle use area setbacks from the street and interior lot lines. The applicant is proposing a most efficient and logical layout of the site which results in several departures from the standard vehicle use area setback requirements. All proposed setbacks will still allow for adequate landscaping along the permitter of vehicle use areas. The proposed development is a self-enclosed project that will not have any negative effect on the surrounding properties. As a speculative development, the applicant is proposing a parking requirement of one parking space per 2,000 square feet for permitted uses on Lot 1, and the parking requirement of one parking space per 1,000 square feet for all permitted uses on Lot 2 and Lot 3. The conditional uses on all lots would have to comply with the zoning ordinance requirements for such use. The proposal is similar to other newer light-industrial subdivisions within the City where approved departures allow parking requirements as low as one parking space per 2,500 square feet of floor area. Staff has no evidence of any negative effects on surrounding properties have been created as a result of these departures. Because the development of the 53 acres will be entirely self-contained, and because no parking is allowed along Higgins Road or Randall Road, nor will it be allowed on Busse Parkway, if any parking capacity issues unexpectedly develop, they will not have a negative effect on surrounding. property. The proposed development is unique in that the property is located at the southwest corner of Higgins Road and Randall Road with great visibility from both heavily traveled arterials, but the primary access to the lots within the subdivision is from Busse Parkway which does not connect to Randall Road. Additional signage is necessary for proper identification of the subdivision due to limited access from heavily-traveled roads. The applicant is not currently proposing to install a six-foot high fence in the street yard on Lot 3. However, future tenants may have a need to install such fence to enclose the commercial operations yard where trucks would be parked along Busse Parkway. If such 6-foot-high fence is necessary in the future, it will have to be open-design fence, because it is in the street yard, similar to other light-industrial areas where truck parking is located along a public roadway. The area of the property where trucks are parked is classified as a commercial operations yard. Due to the topography of the site,the loading docks for the building on Lot 3 have to be located on the north side of the building, which necessitates the truck parking and the commercial operations yard on Lot 3 along Busse Parkway. -20- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 A refuse collection area is allowed to be located in the side and rear yards only. The applicant is seeking approval to be able to construct a commercial operations yard in the street yard along Buse Parkway on Lot 3. If such refuse collection area is ultimately constructed, it will be determined by the final user of the building on Lot 3. With the parking lots located west, south, and east of the building, and the truck loading docks and the commercial operations yard on the north side of the building,a refuse collection area is most appropriate on the north side of the building. The refuse collection area will need to be enclosed with a six-foot-high solid masonry wall with exterior materials matching the exterior of the building. To achieve the most efficient layout and construct Busse Parkway extension,the proposed development would include steeper slope and vertical walls along the sides of the proposed stormwater detention facility. The steeper side slopes of stormwater detention facilities have been previously approved for other development without any evidence of negative effects on the surrounding properties or the stormwater management facility. Along with the steeper slope, the applicant's proposal will result in 0.5-foot higher water level fluctuation, which is necessary to achieve the most efficient site layout and stormwater detention facility design. STANDARDS FOR STORMWATER ORDINANCE VARIATIONS Applications for variations from the stormwater ordinance requirements must meet the standards outlined in § 904 of the Kane County Stormwater Ordinance. The applicant has provided the findings of fact attached as Exhibit E to substantiate the requested variations. Staff concurs with applicant's findings of fact against the standards for variations from the stormwater ordinance requirements. RECOMMENDATION The Community Development Department and the Planning &Zoning Commission recommend approval of Petitions 08-22, 09-22, and 10-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Scannell Properties #422,LLC,an Indiana limited liability company,as applicant and property owner,received February 24, 2022, and supporting documents including: a. Undated Narrative of Randall Road Industrial Park Subdivision as Proposed by Scannell Properties#422, LLC,received March 23, 2022; b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated March 11, 2022, last revised March 22,2022; -21 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 c. A plat of annexation titled: "Map of Terrtory to be Annexed to the City of Elgin, Kane County, Illinois", prepared by Manhard Consulting Ltd., dated February 18, 2022, with such further revisions as required by the Community Development Director; d. Plat of Dedication & Easement Grant for Busse Parkway Extension, prepared by Manhard Consulting Ltd., dated November 19, 2019, last revised April 22, 2022, with such further revisions as required by the City Engineer; e. Plat of Easement for 2601 Galvin Drive, prepared by Manhard Consulting Ltd., dated November 5,2021, last revised March 4,2022,with such further revisions as required by the City Engineer; f. Final Plat of Subdivision of Randall Highlands Industrial Park Subdivision, prepared by Manhard Consulting Ltd., dated March 4, 2022, last revised April 22, 2022, with such further revisions as required by the City Engineer; g. Zoning site plan, Sheet EXH, prepared by Manhard Consulting Ltd., dated April 22, 2022, with such further revisions as required by the Community Development Director; h. Landscape plans titled: "Final Landscape Plan for Randall Highlands Industrial Park", prepared by Manhard Consulting Ltd., dated April 22, 2022, with such further revisions as required by the Community Development Director; i. Final Engineering Improvement Plans for Randall Highlands Industrial Park Subdivision,prepared by Manhard Consulting Ltd.,dated April 22,2022,with such further revisions as required by the City Engineer; j. Final Engineering Improvement Plans for Lot 1 of The Randall Highlands Industrial Park Subdivisioin,prepared by Manhard Consulting Ltd.,dated April 22, 2022,with such further revisions as required by the City Engineer; and k. Final Engineering Improvement Plans for Lot 2 of The Randall Highlands Industrial Park Subdivisioin,prepared by Manhard Consulting Ltd.,dated April 22, 2022,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. The applicant shall submit a tree removal plan at the time of building permit review for the development on each lot within the subdivision. Any required replacement trees shall be installed in addition to the other landscaping requirements.Alternatively,the applicant may opt to pay a fee-in-lieu of the replacement of some or all trees in compliance with the tree preservation ordinance. 3. The sanitary service line connections for each building shall be constructed in compliance with the Elgin Municipal Code, 1976 as amended. 4. The installation of all outdoor lighting on the property shall comply with Elgin Municipal -22 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 Code, 1976 as amended. The applicant shall submit photometric plans for the installation of any outdoor lighting at the time of building permit review for the development on each lot. Such proposed installation and, to the maximum extent possible, lighting and fixtures used throughout the 53-acre development shall be a consistent style and design to promote a cohesive,unified 53-acre development. 5. The proposed six-foot high solid fence to be installed along the west side of the truck loading areas on Lot 1 shall be of durable PVC material and neutral color. Such fence shall not extend into the street yards north and south of the building on Lot 1. 6. Truck and construction equipment sales and service use shall not be permitted in the proposed PORI Planned Office Research Industrial District. 7. "Adult-use cannabis dispensing organization" [SR] and "Medical cannabis dispensing organizations" shall be a conditional use on Lot 2, and Lot 3, and subject to the supplementary regulations of Chapter 19.90 of the Elgin Municipal Code, 1976 as amended. 8. "Adult-use cannabis cultivation center" [SR], "Adult-use cannabis craft grower" [SR], "Adult-use cannabis processing organization or processor" [SR], "Adult-use cannabis infuser organization or infuser" [SR], and "Adult-use cannabis transporting organization or transporter" [SR] shall be conditional uses on the subject property, and subject to the supplementary regulations of Chapter 19.90 of the Elgin Municipal Code, 1976 as amended. 9. "Cannabis testing facility" [SR] shall be a permitted use on the subject property, and subject to the supplementary regulations of Chapter 19.90 of the Elgin Municipal Code, 1976 as amended. 10.New buildings and future additions thereto shall be subject to Chapter 19.14 of the Elgin Municipal Code, 1976 as amended. The northeast and southeast corners of the buildings on Lot 2 and Lot 3 shall be highlighted with architectural elements,which may include but are not limited to tower elements, multi-story glass, and/or other features to highlight the importance of this building and this prominent location. 11. "No parking"restriction shall be implemented along both sides of Busse Parkway. 12. A departure is hereby granted to construct the extension of Busse Parkway within a 41- foot wide right-of-way. 13. A departure is hereby granted to allow the construction of a cul-de-sac at the terminus of Busse Parkway extension. The center point of the diameter of the cul-de-sac of Busse Parkway is hereby not required to align with the center line of Busse Parkway. -23 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23,2022 14. A departure is hereby granted to allow the construction of Busse Parkway extension with the construction of the public sidewalk only along the north side of the street. 15. A departure is hereby granted to allow the construction of the vehicle use area on Lot 1 with the minimum required vehicle use area street yard setback of 19 feet along Busse Parkway. 16. A departure is hereby granted to allow the construction of the vehicle use area on Lot 1 with no minimum required vehicle use area interior yard setback along the shared lot line between Lot 1 and Lot 2. 17. A departure is hereby granted to allow the construction of the vehicle use area on Lot 2 with the minimum required vehicle use area street yard setback of 24 feet along Higgins Road, and 19 feet along Busse Parkway. 18. A departure is hereby granted to allow the construction of the vehicle use area on Lot 2 with no minimum required vehicle use area interior yard setback along the shared lot line between Lot 1 and Lot 2. 19. A departure is hereby granted to allow the construction of the vehicle use area on Lot 3 with the minimum required vehicle use area street yard setback of 14 feet along Busse Parkway, and 25 feet along Randall Road. 20. A departure from the minimum number of off-street parking spaces required is hereby granted as follows: a. All land uses classified as a permitted use on Lot 1 shall be required to provide one parking space per 2,000 square feet of building floor area. b. All land uses classified as a permitted use on Lot 2 and Lot 3 shall be required to provide one parking space per 1,000 square feet of building floor area. All land uses classified as a conditional use shall provide the required number of parking spaces in compliance with the zoning ordinance requirements. 21. A departure is hereby granted to permit the construction of two (2) subdivision graphics. Such subdivision graphics shall comply with the sign ordinance. One monument graphic is hereby permitted to be install on each lot within the subdivision. Such monument graphics shall comply with the sign ordinance. A total of three(3)directional graphics are hereby permitted on Lot 1,two(2)directional graphics are hereby permitted on Lot 2, and two(2)directional graphics are hereby permitted on Lot 3. Such directional graphics shall comply with the sign ordinance. 22. A departure is hereby granted to allow the construction of a six-foot-high, open design -24- Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 fence within the street yard on Lot 3. 23. A departure is hereby granted to allow the construction of a commercial operations yard within the street yard on Lot 3. Such commercial operations yard is hereby permitted to be screened with only landscape screening. 24. A departure is hereby granted to allow the construction of a refuse collection area in the street yard along Busse Parkway on Lot 3. Such refuse collection area shall be enclosed with a six-foot solid masonry wall matching the exterior of the building, and with landscaping on the exterior of such refuse enclosure wall. 25. A departure is hereby granted to allow the construction of the stormwater detention facilities within the Randall Highlands Industrial Park subdivision with side slopes exceeding the 4:1 ratio. 26. A departure is hereby granted to allow the construction of the stormwater detention facilities within the Randall Highlands Industrial Park subdivision with the maximum allowable water fluctuation level for a total of eight(8) feet of allowable bounce. 27. In the event that lots within this planned development, or buildings thereon, are reconfigured, the Development Administrator shall have the authority to resolve conflicts or otherwise determine the most appropriate use and site design regulations consistent with the purpose and intent of this planned development. 28. The location and design of vehicular access to the property, and the configuration of and required improvements to IL Route 72,Randall Road,and the associated rights-of-way are subject to the review and approval of the Illinois Department of Transportation and the Kane County Division of Transportation,respectively. 29. 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 seven(7)yes, zero (0) no, and zero(0) abstentions. All members were present. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic -25 - Recommendation & Findings of Fact Petitions 08-22, 09-22, and 10-22 May 23, 2022 Damir Latinovic,AICP; Secretary Planning&Zoning Commission -26 - MLITLr ✓74 rti JIM y creation-Dr'�'�� � r d Vl 3 Subject Property Hl//yLh Petition 08-22,09-22,10-22 °f Higgins Rd Y t; low f Busse Pkwy�� loll 1.1 Carrington Dr... O r� ;� 3 CCtiatham Ln �PJnnacle NorthwestPkwy�� 7 EXHIBITA Aerial/Location Map " W+E S Map prepared by City of Elgin 0 145 290 580 870 Feet Department of Community Development Subject Property J p Y 2800 N. Randall Rd. Petition 08-22,09-22110-22 -J Higgins Rd 0319400023 0319400021 o - o z Parcel Map N A City of Elgin 0 62.5125 250 375 500 Department of Community Development Feet Recreation Dr rt:: e E ro Subject Property Petition 08-22309-22,10-22 Hl//yLn L Higgins Rd PCF Spectrum Dr Busse Pkwy Legend Carrington Dr ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ` ORC3 Residence Conservation 3 O AB OPRC Planned Residence Conservation OSFR1 Single Family Residence 1 I OPSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 9 R4I O PSFR2 Planned Single Family Residence 2 PAB OTRF Two Family Residence O PTRF Planned Two Family Residence Chatham Ln OMFR Multiple Family Residence --- O PMFR Planned Multiple Family Residence ORB Residence Business PMFR QPRB Planned Residential Business @ DI W O NB Neighborhood Business G OPNB Planned Neighborhood Business Joy.Ln -AB Area Business Q - Northwest Pkwy at �\ PAB Planned Area Business v t -CC Center City 1 ; o -CC2 Center City 2 p -PCC Planned Center City y -ORI Office Research Industrial -PORI Planned Office Research Industrial Hayythorne Ct -GI General Industnal -PGI Planned General Industrial 1 -Cl Commercial Industrial CF Community Facility Ct -PCF Planned Community Facility Technology Dr i EXHIBIT Zoning Map IN ti Map prepared by City of Elgin 0 170 340 680 1,020 1,360 Department of Community Development Feet EXHIBIT D SITE LOCATION 2600-2800 N Randall Rd Petitions 08-22, 09-22 and 10-22 IN 4 - -- ate-- ; -. � ��+, �,,ilMtfrl� .n• �� —.. ���� _ SUBJECT t PROPERTY _ _ cartlnplon Dr � �- --- ►i i r i T g ChaFa!n Ln frk a Dow Ln y ! f ELGIN Site area map with zoning overlay 1 EXHIBIT D SITE LOCATION 2600-2800 N Randall Rd Petitions 08-22, 09-22 and 10-22 H nlynr HMI _ l.a NORTH PARCEL TO BE ANNEXED x I :Y. I I ButN Pkwy r s _ _ Canmplon Dr SUBJECT SOUTH PARCEL PROPERTY ALREADY ANNEXED r I 1 ELGIN Site area map with zoning overlay — close up view EXHIBIT D SITE LOCATION 2600-2800 N Randall Rd Petitions 08-22, 09-22 and 10-22 - r 1 i' View of the property from the intersection of Randall Rd and IL 72 View of the property from IL 72 ML View of the property from Randall Rd