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HomeMy WebLinkAboutG46-21 Ordinance No. G46-21 AN ORDINANCE AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G41-16, WHICH WAS AMENDED BY ORDINANCE NO. G76-18 (2451 Bath Road) WHEREAS, the territory herein described has been classified in the PORI Planned Office Research Industrial District, and is subject to the requirements of Ordinance No. G41-16; and WHEREAS,by adopting Ordinance No. G76-18 on December 19, 2018,the City Council amended certain provisions of the PORI Planned Office Research Industrial District established by Ordinance No. G41-16 pertaining to the property commonly referred to as 2451 Bath Road(the "Subject Property"); WHEREAS, written application has been made to further amend certain provisions of Ordinance No. G41-16, to allow for certain building and site modifications at 2451 Bath Road; and WHEREAS, the property containing the premises at 2451 Bath Road is legally described in Ordinance No. G41-16; and WHEREAS, the zoning lot containing the premises at 2451 Bath Road is described as "Northern Developable Area" in Ordinance No. G41-16 (the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on August 2, 2021 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PORI Planned Office Research Industrial District,pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated August 2, 2021, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3. I. of Ordinance No. G41-16, which regulates "Site Design, Northern Developable Area Only" in the PORI Planned Office Research Industrial District of the Subject Property,as amended by Ordinance No. G76-18,is hereby further amended to include the following additional conditions: 8. Substantial conformance to the Development Application submitted by Chris Carlino, as applicant, and Scannell Properties #356 LLC, as property owner, received June 10, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Variance Requests for 2451 Bath Road Tenant Improvements,received July 1, 2021; b. A letter from Meridian Design Build, RE: 2451 Bath Road: Discount Tire Tenant Buildout Development Application, dated July 1, 2021; c. ALTA/NSPS Land Title Survey,prepared by Manhard Consulting Ltd.,dated April 14, 2020; d. Overall Site Plan, prepared by Manhard Consulting Ltd., dated May 6, 2021, last revised July 2, 2021, with such further revisions as required by the Community Development Director; e. Exterior Elevations, Sheet A4.1, prepared by Partners in Design Architects, dated June 8, 2021, with such further revisions as required by the Community Development Director; f. Guard House Building Layout, prepared by Easi-Set Worldwide, dated March 28, 2014, with such further revisions as required by the Community Development Director; g. Discount Tire Tenant Improvements 2451 Bath Road,Elgin,IL 60124,Guardhouse Elevations, Sheet SK-1, prepared by Partners in Design Architects, dated June 30, 2021, with such further revisions as required by the Community Development Director; h. Discount Tire Tenant Improvements 2451 Bath Road, Elgin, IL 60124, Trash Enclosure, Sheet SK-2, prepared by Partners in Design Architects, dated June 30, i 2021, with such further revisions as required by the Community Development Director; i. Discount Tire Tenant Improvements 2451 Bath Road, Elgin, IL 60124, Discount Tire Structural Design, Sheet S 100, prepared by Partners in Design Architects, dated July 2, 2021, with such further revisions as required by the Community Development Director; j. Undated Aberdeen Fence detail from Iron World,dated received July 1,2021,with such further revisions as required by the Community Development Director; k. Pricing Plans for 2451 Bath Road Industrial Tenant Improvements 2451 Bath Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated May 6, 2021, last revised July 2, 2021, with such further revisions as required by the City Engineer; and 1. Six-page landscape plans, prepared by Manhard Consulting Ltd., dated June 9, -2 - i 2021, last revised July 1, 2021, 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. 9. A departure is hereby granted to allow the construction of a guard house accessory building in the street yard south of the principal building. 10. A departure is hereby granted to allow the construction of a generator in the street yard north of the principal building. 11. A departure is hereby granted to allow the construction of a six-foot high, open-design, black, ornamental fence in the street yard north of the principal building. 12. The storage of semi-trucks, trailers, or box-type trucks is not permitted north of the principal building. The vehicle use area north of the principal building may be used for short-term parking of"box-type"trucks. 13. Compliance with all applicable codes and ordinances. Section 3. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G41-16, as amended by Ordinance No. G76-18. In the event of any conflict between this ordinance, Ordinance No. G41-16 and Ordinance No. G76-18, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. K 1ainA4ayor Presented: September 8, 2021 Passed: September 8, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: September 8, 2021 Published: September 10, 2021 P � ' a A est f! y Kimberly Dewis, rt Clerk 3, EXHIBIT A August 2, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN.) IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 25-21 an application by Chris Carlin, as applicant, and Scannell Properties#356 LLC, as property owner, are requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G41-16, as amended by Ordinance No.G76-18,with departures from the Elgin Municipal Code requirements for six-foot high fence,obstructions in street yards, and any other departures as may be necessary or desirable to allow modifications to the existing building and site layout for a new office and warehousing use at the property commonly known as 2451 Bath Road. GENERAL INFORMATION Petition Number: 25-21 Property Location: 2451 Bath Road Requested Action: Map Amendment to Planned Development Current Zoning: PORI Planned Office Research Industrial District established by Ordinance No. G41-16, as amended by Ordinance No. G76-18 Proposed Zoning: No change. PORI Planned Office Research Industrial District Existing Use: Vacant Proposed Use: Freight forwarding in general Applicant: Chris Carlino Owner Scannell Properties#356 LLC Recommendation & Findings of Fact Petition 25-21 August 2, 2021 Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Ma B. Zoning Man C. Parcel Map D. Site Location G. Development Application and Attachments including Ordinances No. G41-16 and G76-18 H. Draft Ordinance BACKGROUND Chris Carlino, as applicant, and Scannell Properties#356 LLC, as property owner, are requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G41-16, as amended by Ordinance No. G76-18,with departures from the Elgin Municipal Code requirements for six-foot high fence, obstructions in street yards, and any other departures as may be necessary or desirable to allow modifications to the existing building and site layout for a new office and warehousing use at the property commonly known as 2451 Bath Road. The 20.8-acre property is located at the southwest corner of Capitol Street and Bath Road. The property is improved with a 326,272-square foot office and warehouse building, 375 regular parking spaces and 56 parking spaces for semi-trucks and trailers. The property is part of a larger 58-acre property known as the"Huang Property"which is generally located at the northwest corner of Big Timber Road and N. Randall Road. In 2016, the City approved a planned development for the Huang Property establishing the Northern Developable Area and the Southern Developable Area, which are separated by an approximately 11-acre tree conservation area. The subject property is the "Northern Developable Area". In 2018, the City approved the construction of the existing building on the subject property by Ordinance No. G76- 18. The building was completed in 2020 and is currently vacant. The approximately 20.17-acre Southern Developable Area is located between N. Randall Road on the east and Big Timber Road on the west and south. The Southern Developable Area is currently vacant farmland. -2 - Recommendation & Findings of Fact Petition 25-21 August 2,2021 a - SUBJECT PROPERTY f i � r _ A Figure 1.Site area map with zoning overlay Proposal Scannell Properties is proposing building and site modifications to accommodate a new tenant, a distribution facility for Discount Tire retailer. The proposed building modifications include: • Construction of a new overhead garage door on the east side of the building for will-call pick-up and deliveries. The proposed site modifications include: • Construction of a guard house southeast of the building in the street yard of the future Holmes Road extension; • Widening of the southern access driveway to Capitol Street; • Construction of a refuse collection area west of the building; • Installation of a six-foot high,open-design,black,ornamental fence in the street yard along Bath Road, which would match the design of the six-foot high fence previously approved to be located south of the building; • Installation of a generator north of the building in the street yard along Bath Road; • Parallel parking of"box-type"trucks on the north side of the building; and • Reduction to the number of the automobile parking spaces due to other site changes from 375 to 347 parking stalls. All proposed building and site changes meet the requirements of the planned development ordinances and the zoning ordinance, except the proposed construction of the guard house, -3 - Recommendation & Findings of Fact Petition 25-21 August 2,2021 generator, and the new six-foot high fence. Per the zoning ordinance, accessory buildings such as a guard house, and heating, ventilation, air conditioning, or similar equipment are only allowed in the side and rear yards. The applicant is proposing to construct the guard house south of the building in the street yard along the future Holmes Road extension. The guard house will be a pre-manufactured-type building with precast wall panels painted with smooth concrete finish to match the building. The proposed generator would be installed on the north side of the building in the street yard along Bath Road. It would be constructed on a new raised parking lot island with landscaping on all sides to screen it from the public view. Per the zoning ordinance, only a four-foot high open-design fence is permitted in the street yard. The applicant is proposing to install a new 6-foot high, open-design, black, ornamental fence in the street yard north of the building to enclose the vehicle use areas.The same-type of 6-foot high, open-design,black,ornamental fence would be installed on the west and south sides of the building to enclose those vehicle use areas, which was previously approved by Ordinance No. G76-18. PANTED PRECAST rANIID MAW UALL PA14EL WTN Yr1L rN$IMIN SMOOTH Mf70'tH COtMTE FNISH iu �. COICO"FNNH S DOOR WDTN 3' SO.PICKET V-� S0.POST'C-� i INDUSTRIAL MN RWU _. i Figure 2. Front and side elevations of the guard house(top),and the proposed 6-ft.high fence(bottom) - 4 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 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.Detail of Required Departures—2451 Bath Road Site Design Regulation Required Proposed Accessory buildings (guard Allowed only in side and In street yard south of the house) rear yards building along the future Holmes Rd extension Generator Allowed only in side and In street yard north of the rear yards building along Bath Road Fence in street yard Open-design and Open-design Max. 4-ft. high Max. 6 ft. high The proposed widening of the southern access driveway to Capitol Street would align better with the proposed guard house entrance to the building's loading docks and truck parking areas south of the building. The driveway would still meet all City requirements for access to public streets. The proposed 16-foot by 25-foot wide refuse collection area would be constructed in the rear yard west of the building where it is permitted.The refuse collection area would be enclosed with a six- foot high,masonry wall with stucco finish painted to match the exterior of the building,as required by the zoning ordinance. The distribution facility would also utilize box-type trucks, which are smaller than the regular semi-trucks with trailers. Those box-type trucks would be parked in the vehicle use area north of the building parallel to Bath Road.No long-term storage of such trucks is proposed and would not permitted. The existing 56 parking spaces for semi-trucks and trailers south of the building would remain. All proposed site changes result in the reduction of the regular parking spaces from 375 to 347 parking spaces. The 326,272-square foot distribution facility is required to provide one parking space per 1.5 employees during the peak demand shift, or one parking space per 1,500 square feet of floor area, whichever is greater. With only 45 employees during the peak demand shift, the parking requirement is based on the floor area and results in the requirement for 218 parking spaces. With 347 parking spaces proposed to remain, the facility will exceed the parking requirement. The applicant has also agreed to install additional landscaping on the property. A total of 75 additional trees would be installed, 13 deciduous trees and 62 evergreen trees. Of that 47 new evergreen trees would be installed on the exterior of the new fence along Bath Road frontage to screen the vehicle use area north of the building where now "box-type" trucks would be parked. And 15 additional evergreen trees would be installed along Capitol Street to enhance the screening - 5 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 of the vehicle use area on the east side of the building. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed and zoned ORI Office Research Industrial District in 1994 by ordinances 56-94 and G45-94,respectively. In 2016,the City approved a planned development on the larger Huang Property by Ordinance No. G41-16 establishing the 20.8-acre Northern Developable Area and 20.1-acre Southern Developable Area. In 2018,the City approved the construction of a 326,000-square foot office and warehouse building on the Northern Developable Area, commonly known as 2451 Bath Road, by Ordinance No. G76-18. The building was completed in 2020 and is currently vacant. B. Surrounding Land Use and Zoning. T The properties to the north along Capital Street, Bath Road, and Alft Lane, and the properties to the west along Britannia Drive, all contain various industrial, office, and warehouse uses, and these properties are either zoned ORI Office Research Industrial District or PORI Planned Office Research Industrial District. This land use and zoning pattern generally holds true north to I-90 and west to Tyrrell Road. The properties adjacent to the south are part of the larger Huang Property zoned PORI Planned Office Research Industrial District, and are currently vacant. Other vacant properties located to the south are currently in unincorporated Kane County, zoned F Farming District. The area is in agricultural use and is designated for office, research, and industrial development when annexed to the City of Elgin. The property at the southwest corner of Holmes Road and Randall Road,east of the subject property, is home to Brilliance Subaru motor vehicle dealership. That property is zoned PAB Planned Area Business. The property further to the east, across Randall Road, is zoned PCF Planned Community Facility, and it contains the hospital campus for Advocate Sherman. C. Comprehensive Plan.The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. - 6 - it Recommendation & Findings of Fact Petition 25-21 August 2, 2021 D. Zoning District. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G41-16 is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations, subject to the provisions of Chapter 19.60, Planned Development, 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 within the larger light-industrial area generally located south of I-90 Tollway and west of N. Randall Road. Over the years, and especially since 2000,majority of the properties within this area have been developed with office and warehousing or light-industrial buildings and uses. Several properties along N. Randall Road have been developed with office buildings and are occupied with medical offices due to their proximity to Sherman Hospital Campus. The exceptions are the Subaru motor vehicle dealership and 7-Eleven gas station and convenience store, which are also located along N. Randall Road. Staff anticipates other smaller commercial developments will be constructed along N. Randall Road in the future. The interior of the industrial park area will continue to be developed and occupied with light-industrial developments and uses, as indicated on the Future Land Use Plan. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 25-21 on August 2, 2021. 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 & Recommendation to the Planning&Zoning Commission dated August 2,2021. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030 and the standards for planned developments outlined within § 19.60.040: 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 g J p p Y p p respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 20.8-acre subject property is improved with a - 7 - I Recommendation & Findings of Fact Petition 25-21 August 2, 2021 326,272-square foot building and accessory truck and automobile parking areas. A small portion in the southwest corner of the property is located within a wetland, which would not be disturbed. The applicant is proposing to modify the existing southern access driveway to Capitol Street to accommodate semi-trucks with trailers. The applicant would install a total of 75 new trees of which 47 new evergreen trees would be installed along Bath Road and 15 new evergreen trees would be installed along Capitol Street. 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 municipal sanitary and water services are readily available in both Bath Road and Capitol Street. All existing utilities can provide adequate water and sanitary sewer needs for the development. The proposed development includes a stormwater detention facility along the west property line that is connected to a larger stormwater detention facility located on the property adjacent to the west that serves multiple properties. The applicant is not proposing to make any changes to the existing stormwater detention. The development would meet all requirements of the of the Kane County stormwater ordinance. 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"[SRI 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 at the southwest corner of Bath Road and Capitol Street. The existing building was completed in 2020 and - 8 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 includes four access driveways: two to Bath Road and two to Capitol Street. The four access points serve to distribute the traffic to and from the facility without negative effect on the surrounding streets.The applicant is proposing to widen the existing southern access driveway to Capitol Street to accommodate large semi-trucks with trailers.All surrounding streets have adequate capacity to absorb the additional traffic resulting from the new facility, and they would maintain congestion-free vehicular circulation. All proposed site changes result in the reduction of the regular parking spaces from 375 to 347 parking spaces.The 326,272-square foot distribution facility is required to provide one parking space per 1.5 employees during the peak demand shift, or one parking space per 1,500 square feet of floor area, whichever is greater. With only 45 employees during the peak demand shift, the parking requirement is based on the floor area and results in the requirement for 218 parking spaces. With 347 parking spaces proposed to remain, the facility will exceed 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 property subject was annexed and zoned ORI Office Research Industrial J p District in 1994 by ordinances 56-94 and G45-94,respectively. In 2016,the City approved a planned development on the larger Huang Property by Ordinance No. G41-16 establishing the 20.8-acre Northern Developable Area and 20.1-acre Southern Developable Area. In 2018,the City approved the construction of a 326,000-square foot office and warehouse building on the Northern Developable Area, commonly known as 2451 Bath Road, by Ordinance No. G76-18. The building was completed in 2020 and is currently vacant. 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 north along Capital Street, Bath Road, and Alft Lane, and the properties to the west along Britannia Drive, all contain various industrial, office, and warehouse uses, and these properties are either zoned ORI Office Research Industrial District or PORI Planned Office Research Industrial District. This land use and zoning pattern generally holds true north to 1-90 and west to Tyrrell Road. -9- Recommendation & Findings of Fact Petition 25-21 August 2, 2021 The properties adjacent to the south are part of the larger Huang Property zoned PORI Planned Office Research Industrial District, and are currently vacant. Other vacant properties located to the south are currently in unincorporated Kane County, zoned F Farming District. The area is in agricultural use and is designated for office, research, and industrial development when annexed to the City of Elgin. The property at the southwest comer of Holmes Road and Randall Road,east of the subject property, is home to Brilliance Subaru motor vehicle dealership. That property is zoned PAB Planned Area Business. The property further to the east, across Randall Road, is zoned PCF Planned Community Facility,and it contains the hospital campus for Advocate Sherman. 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 within the larger light-industrial area generally located south of I-90 Tollway and west of N. Randall Road. Over the years, and especially since 2000,majority of the properties within this area have been developed with office and warehousing or light-industrial buildings and uses. Several properties along N.Randall Road have been developed with office buildings and are occupied with medical offices due to their proximity to Sherman Hospital Campus. The exceptions are the Subaru motor vehicle dealership and 7-Eleven gas station and convenience store, which are also located along N. Randall Road. However, staff anticipates other smaller commercial developments will be constructed along N. Randall Road in the future. The interior of the industrial park area will continue to be developed and occupied with light-industrial developments and uses, as indicated on the Future Land Use Plan. 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 applicant is proposing an amendment to the existing PORI Planned Office Research Industrial District established by Ordinance No. G41-16, as amended by Ordinance No. G76-18. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G41-16 is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations, subject to the provisions of Chapter 19.60, Planed Development, of the Elgin Municipal Code, as amended. A PORI - 10 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The subject property is improved with a 326,272- square foot office and warehouse building with accessory truck and automobile parking area. The property does not include any significant natural features including vegetation and topography. A portion of the southwest corner of the property is located within a - 11 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 wetland, which would be preserved and undisturbed. The applicant is proposing to install a total of 75 new trees. Of that,47 evergreen trees would be installed along Bath Road and 15 evergreen trees would be installed along Capitol Street to enhance the screening of existing vehicle use areas. The previously approved 10.47-acre conservation easement area between the Northern Developable Area (subject property) and the Southern Developable Area as outlined in Ordinance No. G41-16 would remain undisturbed. 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 existing office and warehousing building was constructed for a light- industrial or warehousing use. The proposed Discount Tire distribution facility represents the exact type of tenant for which the building was designed and constructed. The proposed distribution facility is similar to other office and warehousing uses that have recently located within the area due to the proximity and easy access to I-90 Tollway. The proposed use would complement surrounding uses and developments and would not have any detrimental influence on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.12.600, "Obstructions in Yards".Accessory buildings are only permitted in the side and rear yards.The applicant is proposing to construct a new guard house accessory building in the street yard south of the building along the future Holmes Road extension. 2. Sections 19.12.600, "Obstructions in Yards". Heating, ventilation, air conditioning equipment, and similar type of equipment is only permitted in the side and rear yards. The applicant is proposing to install a new generator in the street yard north of the building. 3. Sections 19.90.015,"Definitions and Regulations". The maximum permitted height and style of a fence in the street yard is a four-foot high, open-design fence. The applicant is proposing to install a six-foot high,open-design,black,ornamental fence in the street yard north of the building along Bath Road. - 12 - 1 Recommendation & Findings of Fact Petition 25-21 August 2,2021 Staff finds the proposed departures are appropriate to allow a desirable use of a vacant building. The property is unique in that it is surrounded by streets and rights-of-way on three sides: Bath Road on the north, Capital Street on the east, and the right-of-way for the future Holmes Road extension on the south. As such an accessory building, such as a guard house, and a generator are only permitted in the rear yard west of the building. However,the guard house needs to be located in the street yard closest to a driveway entrance for security reasons. As such, the applicant is proposing to construct the guard house and create a security check point for trucks entering the site at the southern access driveway from Capitol Street because the main loading docks and truck parking area are located on the south side of the building. Similarly, the generator proposed on the north side of the building is located in a central location for the entire building. The location is also convenient due to its proximity to building's utility connections. The six-foot high fence proposed to be installed in the street yard north of the building would match the previously approved six-foot high fence south of the building. When the City approved the construction of the building in 2018 by Ordinance No. G76-18, the applicant at the time requested a departure for the six-foot high fence only to enclose the semi-truck and trailer parking area south of the building. The new tenant proposes to park "box-type" trucks in the vehicle use area north of the building which necessitates a security fence around the area in the north street yard. The applicant has agreed to install the same type of a six-foot high, open-design, black, ornamental fence as was previously approved in 2018. In addition, the applicant would install additional evergreen trees along Bath Road and Capital Street to screen the vehicle use areas most visible from the adjacent roadways. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 25-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Chris Carlino, as applicant, and Scannell Properties#356 LLC, as property owner, received June 10, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Variance Requests for 2451 Bath Road Tenant Improvements,received July 1, 2021; b. A letter from Meridian Design Build, RE: 2451 Bath Road: Discount Tire Tenant Buildout Development Application, dated July 1, 2021; c. ALTA/NSPS Land Title Survey,prepared by Manhard Consulting Ltd.,dated April 14, 2020; - 13 - Recommendation & Findings of Fact Petition 25-21 August 2, 2021 d. Overall Site Plan, prepared by Manhard Consulting Ltd., dated May 6, 2021, last revised July 2, 2021, with such further revisions as required by the Community Development Director; e. Exterior Elevations, Sheet A4.1, prepared by Partners in Design Architects, dated June 8, 2021, with such further revisions as required by the Community Development Director; f. Guard House Building Layout, prepared by Easi-Set Worldwide, dated March 28, 2014, with such further revisions as required by the Community Development Director; g. Discount Tire Tenant Improvements 2451 Bath Road,Elgin,IL 60124,Guardhouse Elevations, Sheet SK-1, prepared by Partners in Design Architects, dated June 30, 2021, with such further revisions as required by the Community Development Director; h. Discount Tire Tenant Improvements 2451 Bath Road, Elgin, IL 60124, Trash Enclosure, Sheet SK-2, prepared by Partners in Design Architects, dated June 30, 2021, with such further revisions as required by the Community Development Director; i. Discount Tire Tenant Improvements 2451 Bath Road, Elgin, IL 60124, Discount Tire Structural Design, Sheet S 100, prepared by Partners in Design Architects, dated July 2, 2021, with such further revisions as required by the Community Development Director; j. Undated Aberdeen Fence detail from Iron World,dated received July 1,2021,with such further revisions as required by the Community Development Director; k. Pricing Plans for 2451 Bath Road Industrial Tenant Improvements 2451 Bath Road City of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated May 6, 2021, last revised July 2, 2021, with such further revisions as required by the City Engineer; and 1. Six-page landscape plans, prepared by Manhard Consulting Ltd., dated June 9, 2021, last revised July 1, 2021, 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 construction of a guard house accessory building in the street yard south of the principal building. 3. A departure is hereby granted to allow the construction of a generator in the street yard north of the principal building. 4. A departure is hereby granted to allow the construction of a six-foot high, open-design, black,ornamental fence in the street yard north of the principal building. - 14- II Recommendation & Findings of Fact Petition 25-21 August 2, 2021 5. The storage of semi-trucks, trailers, or box-type trucks is not permitted north of the principal building. The vehicle use area north of the principal building may be used for short-term parking of"box-type"trucks. 6. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 25-21 subject to the conditions outlined above, was four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - w �i �m Subject Property Petition 25-21 yl 6 Q t i r Fox_.Ln t FF i� 1 Holmes Rd r Pt a 0� `t La,4 L-'I EXHIBITA Aerial/Location Map " W+E s Ma prepared b City of Elgin 0 90 180 360 Sao 720 P p p Y Y 9 Feet Department of Community Development H it AKt Ln - I CF Subject Property Petition 25-21 y w - U FoxrLn �o c i P w m' � PORI Legend QRC Residence Conservation 1 ORC2 Residence Conservation 2 QRC3 Residence Conservation 3 OR�I OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 Holmes-Rd O PSFR2 Planned Single Family Residence 2 Holmes Rd OTRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence L PAB O PMFR Planned Multiple Family Residence ORB Residence Business 2 ©PRB Planned Residential Business -NB Neighborhood Business PCFi -PNB Planned Neighborhood Business AB Area Business -PAB Planned Area Business 2 -CC1 Center City 1 CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial -CIF Community Facility -PCF Planned Community Facility GIS.DBO.FoxRiver EXHIBIT Zoning Map 1 Map prepared by City of Elgin o 80 160 320 aao eao Feet Department of Community Development Subject Property 2451 Bath Rd. Petition 25-21 Bath Rd 0331400053 r., y w U Holmes Rd EXHIBIT C Parcel Map N A City of Elgin o ao so 160 240 320 Department of Community Development Feet EXHIBIT D l SITE LOCATION 2451 Bath Road Petition 25-21 SUBJECT PROPERTY JJ{J •'t � _" �� t� \0 Site area map with zoning overlay AMR- .......... - Bird's eye view looking south EXHIBIT D SITE LOCATION 2451 Bath Road Petition 25-21 U 1j j ji t 1 -:;.4-fit► Northeast corner of the existing building worms } s East side of the existing building