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HomeMy WebLinkAboutG44-24 Ordinance No. G44-24 AN ORDINANCE GRANTING A CONDITIONAL USE FOR TRUCK RENTAL AND LEASING WITHOUT DRIVERS AND MOTOR VEHICLE DEALER IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT (750 Davis Road) WHEREAS, written application has been made requesting conditional use approval to establish truck rental and leasing without drivers and a motor vehicle dealer at 750 Davis Road; and WHEREAS,the zoning lot with the building containing the premises at 750 Davis Road is legally described herein (the"Subject Property"); and WHEREAS, the Subject Property is located within the PGI Planned General Industrial District established by Ordinance No. G43-24, and truck rental and leasing without drivers and a motor vehicle dealer are listed as conditional uses within the PGI Planned General Industrial District; 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 conditional use in the 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 a conditional use to establish truck rental and leasing without drivers and a motor vehicle dealer is hereby granted for the property commonly known as 750 Davis Road, commonly identified by Kane County Property Index Numbers 03-33-400-024, 03-22-400-025, and 03-33-400-026, and legally described as follows: 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 conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by 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; 2 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. 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. 3. All street graphics must comply with the zoning ordinance requirements. 4. All motor vehicle repair activities shall be conducted indoors. 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. D1ti David J. Kapt ' , ay Presented: September 25, 2024 Passed: September 25, 2024 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: September 25, 2024 Published: September 25, 2024 Att st: 4& lA imberly Dewis, Clerk 3 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 ('oast to Coast Investments LLC Staff Coordinator: Damn. 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 1-90 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. -2 - 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. __ "NJ " moan. . - • ce.,, s, it . a 'yr% _I • 1n. ccc111 • !I F�e i 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 -3 - 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. -4- t Recommendation & Findings of Fact Petitions 08-24 and 09-24 August 5, 2024 r a ., ,a — R high solid it NV ,Mc ---'i? ...7 A. 4- •..,. ---'4---:- ,,. ;. , ;mot 111100 Ca' ion rw sr r. MR •MO �.� 24�..,i, it J MOMCMJ ��k�J •?O �� - ws= OMPL MS YO\ > ,m. ;nnWn � nC ,M /4V. r,(ems?: rau.wwO.wn,� sr.u.aw --Re ,O�..Ora C MD ,a '�y == r.w� � •... »1w •rags ..r MN ,s lit aw. b if,'; = • e ION MS MA w..�Me�.oaia 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 Side yard or Rear Yard Street Yard south and north Operations Yard of the building 6 ft. high open design,and Fence in Street Yard Max. 4 ft. high and open design 8 ft. high, solid,privacy fence - 5 - 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 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 1-90 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 I-90 Tollway near the I-90 and IL 31 interchange. Most properties with frontage along 1-90 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. -6- 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 1-90 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 1-90 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 -7 - 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 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. 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 M 1 Limited Manufacturing. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning -8 - 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 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 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 I-90 Tollway near the I-90 and IL 31 interchange. Most properties with frontage along 1-90 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 1-90 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 1. 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 - ., ill : ' i , 0 P I 11!! CD' ,"r-4 1 d x-,- c Ei EOM e ram _ _ Subject Property 1 / ' �$0 Petition 08-24 & 09-24 ' . ��eso ,./--. li . .,, . . 90 ._. _-- /0 o`y 111 .. 0, i t `.?'• lorestioDr41 - _ *,,_ .4.. Irlaani141.1111 14 r �It% 4 glk 41. \ w� i it dpA . , ill WO' .i ., El! : . ,.„ ,,, . I !- 1 1 1 EXHIBITA Aerial/Location Map N W E s 0 100 200 400 600 800 Map prepared by City of Elgin Feet Department of Community Development Church Rd , L CF. AB Toll Gate Rd Subject Property Petition 08-24 & 09-24 PGI PAB 1 , 00k. Legend II♦ ZONE_ , 90W From IL 31S ORC1-Residence Conservation 1 QRC2-Residence Conservation 2 `s ORC3-Residence Conservation 3 Q PRC-Planned Residence Conservation OSFR1-Single Family Residence 1 ... OSFR2-Single Family Residence 2 -_---_ QPSFR1-Planned Single Family Residence 1 Davis Rd O PSFR2-Planned Single Family Residence 2 - — 0 OTFR-Two Family Residence0 m QPTFR-Planned Two FamilyResidence l^r= iY O MFR-Multiple Family Residence P v - O PMFR-Planned Multiple Family Residence N QRB-Residence Business OPRB-Planned Residence Business QNB-Neighborhood Business • O PNB-Planned Neighborhood Business MI AB AB-Area Business _ _- -PAB-Planned Area Business - -CC1-Center City 1 -CC2-Center City 2 -PCC-Planned Center City -PCC2-Planned Center City 2 -ORI-Office Research Industrial -PORI-Planned Office Research Industnal -GI-General Industrial -PGIPlanned General Industrial CI-Commercial Industrial -CF-Community Facility - -PCF-Planned Community Facility --- _- EXHIBITS Zoning Map " w -> y F Map prepared by City of Elgin 0 100 200 400 600 800 Feet Department of Community Development /; i 111.101111 kr' 1-90W From IL 31 S ./ ,90�,0/4a 7s, 0333400024 0333400025 - 0333400026 Davis Rd Subject Property 750 Davis Rd. Petition 08-24 & 09-24 EXHIBIT C Parcel Map N A City of Elgin o 40 80 160 240 320 Feet Department of Community Development EXHIBIT D SITE LOCATION 750 Davis Road Petitions 08-24 and 09-24 ___, ... .... ......_____ Sub'ect Property . . ..... -.. a, . . .. ' a a..' . ... • '7 i -- ' • ••• _ . .:.76;.,_'• !ful,..,:•.e.,7S-&e-i 7.L , . .,•- . le :. , ille• I* .'•;,-,4--- d. - ..-' ----------------'- _. •-,i. .. . avis Road _ . -;,-Iiii,, - 4,- . f11,,,' • , * - v . . -,,,* --- .,.. . , ..:_. .. . . „t._ ..:. ir.. , .•. . . - • . , •. . TA • • si. . 0.1. •. 40111.4"' . -'' ' '' '' -F'' lie . ‘...-ff.' ' "r' .. , I• 11,0.- ••..:,-7,-7..'-' . e . 1 , . •, ,k r 1 .-. Bird's eye view looking north . , :NA ,...... ... , ' * -, ISMaiiiikAi, jki_ 401.100111611.16. ., '="'AIIMIk- r*11110.. ,..... - • * %Ii-0. .. . . a .. . . . Davis Road ,_ . . . . —•• .1, 1 kot. v.`. 10 'lit -- It' ' •*, , . .-----.- .., NM •. -7, •..1...: lite..48t .. . . . , _.---...4 ..... . v , .. •,.. if• ,f. • .44414104011/441p004111k.4 — ••1 . k ".:7'....-.---------------------------______________ qlIt us ect pro.ert — _ _ --. . _ . ..., Gil dB . e lia ret4:r,'•:'w.z`c*-f-Y.,'r-v;7 zs.--x,.;,,,,, / Bird s eye view looking south EXHIBIT D SITE LOCATION 750 Davis Road Petitions 08-24 and 09-24 ■ �- •+ �- .141 101111r111.1r411. View of the property from Davis Road (west end) r Arik .1117 View of the property from Davis Road (east end) EXHIBIT D SITE LOCATION 750 Davis Road Petitions 08-24 and 09-24 saia --- .44111:4- --, . . ABC ■ r•' 9 • li .•+111%.__ -_ . - • _T r \. `` View of the property from 1-90 Tollway • - air dIIIIIIIIIib ' illowiliii-- View of the property from 1-90 Tollway