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HomeMy WebLinkAboutG5-24 Ordinance No. G5-24 AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCE NO. G21-22 (1425 Gifford Road) WHEREAS, the territory described herein has been classified in the PGI Planned General Industrial District and is subject to the requirements of Ordinance No. G21-22; and WHEREAS,written application has been made to amend Ordinance No. G21-22 to modify the proposed addition to the existing maintenance building with various site improvements at 1425 Gifford Road (the"Subject Property"); and WHEREAS, the zoning lot containing the premises at 1425 Gifford Road (the "Subject Property") is legally described in Section 2 of Ordinance No. G21-22; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on December 4, 2023, 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 PGI Planned General Industrial District established by Ordinance No. G21-22 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 December 4, 2023, 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 Conditions 1 through 6 of Section 3. G. of Ordinance No. G30-21, which regulates"Site Design"are hereby amended in their entirety to read as follows: 1. Substantial conformance to the Development Application submitted by 1425 Gifford Partners, LLC, as applicant and property owner, received October 30, 2023, and supporting documents including: a. A letter titled: "Map Amendment for a Planned Development Statement of Purpose and Conformance",prepared by Cobu Architecture Studio,dated October 14,2023; b. Architectural plan set titled: "Willscot Industrial Building Addition 1425 Gifford Road,Elgin, Illinois 60120",prepared by Cobu Architecture Studio,dated October 6, 2023, with such further revisions as required by the Community Development Director; c. Engineering plans titled: "Civil Construction Plans for Willscot Elgin, IL 1425 Gifford Road, Elgin, IL 60120", prepared by Kimley Horn and Associates, Inc., dated November 29, 2023, with such further revisions as required by the City Engineer; In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of an addition to the existing maintenance building at 1425 Gifford Road with non-traditional exterior building materials in excess of twenty-five (25) per cent per building elevation in substantial conformance to the following: a. Architectural plan set titled: "Willscot Industrial Building Addition 1425 Gifford Road, Elgin, Illinois 60120",prepared by Cobu Architecture Studio,dated October 6, 2023, with such further revisions as required by the Community Development Director; 3. A departure is hereby granted to allow the construction of the proposed building addition and property improvements with the minimum of 1,400 square feet of vehicle use area interior landscape yard in substantial conformance to the Engineering plans titled: "Civil Construction Plans for Willscot Elgin, IL 1425 Gifford Road, Elgin, IL 60120",prepared by Kimley Horn and Associates,Inc.,dated November 29,2023,with such further revisions as required by the City Engineer. 4. A departure is hereby granted to allow the installation of the six-foot high fence in the street yard along Spaulding Road in substantial conformance to the Engineering plans titled: "Civil Construction Plans for Willscot Elgin, IL 1425 Gifford Road, Elgin, IL 60120",prepared by Kimley Horn and Associates,Inc.,dated November 29,2023,with such further revisions as required by the City Engineer. - 2 - 5. 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.G21-22. In the event of any conflict between this ordinance and Ordinance No. G21-221, 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. Kapt , M or Presented: January 24, 2024 Passed: January 24, 2024 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 24, 2024 ."` Published: January 24, 2024 Pt - Attest: .. . Kimberly Dewis, ity lerk - 3 - EXHIBIT A December 4, 2023 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 36-23, an application by 1425 Gifford Partners, LLC, as applicant and property owner, is requesting approval of a map amendment to a planned development with departures from the Elgin Municipal Code requirements for exterior building materials for industrial buildings, the vehicle use area interior landscape yard, and any other departures as may be necessary or desirable to construct a 14,023- square-foot addition to an existing building on the property and various site improvements, all at the property commonly referred to as 1425 Gifford Road. GENERAL INFORMATION Petition Number: 36-23 Property Location: 1425 Gifford Road Requested Action: Map Amendment to PGI Planned General Industrial District Ordinance No. G21-22 Current Zoning: PGI Planned General Industrial District Ordinance No. G21-22 Proposed Zoning: PGI Planned General Industrial District Existing Use: Manufacturer and wholesaler of prefabricated metal buildings and mobile buildings for commercial use Proposed Use: No change (manufacturer and wholesaler of prefabricated metal buildings and mobile buildings for commercial use) Recommendation& Findings of Fact Petition 36-23 December 4, 2023 Applicant: 1425 Gifford Partners,LLC Owner 1425 Gifford Partners,LLC Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND 1425 Gifford Partners, LLC, as applicant and property owner, is requesting approval of a map amendment to a planned development with departures from the Elgin Municipal Code requirements for exterior building materials for industrial buildings, the vehicle use area interior landscape yard, and any other departures as may be necessary or desirable to construct a 14,023- square-foot addition to an existing building on the property and various site improvements, all at the property commonly referred to as 1425 Gifford Road. The 24-acre property is located at the southeast corner of Gifford Road and Spaulding Road in Elgin's southeast industrial area. The subject property is improved with two one-story office buildings with approximately 6,140 square feet in floor area, a 9,264-square foot maintenance building,and accessory parking lots with 28 parking spaces. The remainder of the site is used as a commercial operations yard for outdoor storage of portable modular office trailers and storage containers. The property has two access driveways on Gifford Road for access to parking areas accessory to the two office buildings,and one access driveway on Spaulding Road which provides access to the commercial operations yard in the rear.The property is home to Williams Scotsman, Inc. (Willscot),a rental company specializing in rental of portable modular office trailers, storage containers, and other turnkey modular solutions. In May 2022, the City granted the zoning approval by establishing a PGI Planned General Industrial District (Ordinance No. G21-22) for the construction of a 26,800-square foot addition to the existing maintenance building at 1425 Gifford Road. Willscot has, however, decided not to -2 - Recommendation& Findings of Fact Petition 36-23 December 4,2023 proceed with those plans and no construction has commenced. The property to the north across Spaulding Road is zoned GI General Industrial district and is used for mulching operations. The property adjacent to the east is zoned GI General Industrial and is vacant and undeveloped. The property adjacent to the south is zoned PCF Planned Community Facility District and is home to Elgin Energy Center, an electrical power station. Most other properties beyond those adjacent to the site are improved and occupied by heavy industrial users such as a Waste Management transfer station,material recycling center, and others. The properties to the west across Gifford Road are improved with single-family homes part of Herons Landing residential subdivision in the Village of Bartlett. • N „Subject Pros rty 111ea tit i W ■coon - rya Figure 1.Site area map with zoning overlay Proposal The applicant is now proposing to construct a 14,023-square foot addition to the existing maintenance building and expand the existing parking lot along Gifford Road. The proposed addition would increase the building size to 23,260 square feet and expand the company's maintenance operations of the portable office trailers and storage containers. The proposal is substantially different from the project approved in 2022 and requires an amendment to the planned development ordinance which approved the initial building addition in 2022. -3 - Recommendation& Findings of Fact Petition 36-23 December 4,2023 The proposed building addition would be constructed on the east side of the existing maintenance building and would include seven oversized bay doors on the south and north elevations(14 new overhead doors total).The one-story building,with a maximum height of 28 feet to the peak of the gable roof would be used as a workshop where mobile trailers and containers would be brought indoors for maintenance. The exterior of the building addition includes metal siding, which matches the exterior of the exiting building, but also includes an 8-foot-high masonry base. The use of non-masonry building materials in excess of 25 per cent of a building elevation is one of the departures from the zoning ordinance requirements requested. The building design is similar to that of other industrial maintenance facilities that were recently approved including the R+L Carriers truck repair facility at 1751 Berkley Street and Safety Clean buildings at 1500 Villa Street. t .:u2 :`�4:44:.a.,.r,,C v �--•• ••, x,�i{�';,v S't&e.0. - 4£�{esiosI2S3k28ArlOGo .. �� 9 i ;C 1 ..- -. -«....... . { ....I1 ic . t� J !Y II ' 1� c• - i: Proposed bolding t.^� It. ...... . -d.oa - addition kt 11. `...•. }+.,•t'� -x:_ . 4.-.1birw.a .. . ti_ mow...: i*. t I I II x .�. - port � � Y • Il o _.. _; .r , �, r . .- --- — —-- Figure 2.Proposed site plan The proposal also includes the expansion of the existing south parking lot along Gifford Road to include a total of 62 parking spaces, with a new total of 77 parking spaces on the property. The expansion of the parking lot would result in the relocation of the existing commercial operations yard approximately 80 feet to the east. The relocated commercial operations yard (where mobile trailers are stored) would be located approximately 160 feet from Gifford Road and would no longer be in a nonconforming location in the street yard.The applicant would install a new 6-foot- high vinyl fence to enclose the commercial operations yard.New landscaping would also be added in front of the expanded parking lot for additional screening of the outdoor storage yard. As part of property improvements,the applicant is proposing to relocate the existing driveway on Spaulding Road further to the east.The applicant would construct a new public sidewalk along the property's frontage along Spaulding Road and Gifford Road(approximately 2,000 linear feet). -4- Recommendation & Findings of Fact Petition 36-23 December 4,2023 EAST ELEVATION WEST ELEVATION III NEo 2 NORTH ELEVATION Iliul i ® � ® � - Figure 3.Proposed elevations of the maintenance building with the addition The applicant has agreed to dedicate 17 feet for Gifford Road right of way to Cook County Department of Transportation, which has the jurisdiction over Gifford Road. The applicant has already dedicated the northernmost 30 feet of the property to the City of Elgin for Spaulding Road right of way, which is under City's jurisdiction. The applicant would also modify and expand the existing stormwater detention facilities along Spaulding Road to be entirely on private property with a 10-foot setback from the new north property line.The applicant would install a new 6-foot- high vinyl fence along the north property line which will enclose the existing commercial operations yard for outdoor storage. The improvements on the interior of the site include the construction of a paved vehicle use area around the maintenance building and the relocation of the existing 48-foot by 60-foot mobile trailer building used for storage(VAPS building,which stands for Value Added Product Storage). -5 - Recommendation & Findings of Fact Petition 36-23 December 4, 2023 As part of the site improvements, the applicant has agreed to enhance the landscaping on the perimeter of the fenced-in commercial operations yard. While the proposal requires a departure from the vehicle use area interior landscape yard requirements because only approximately 1,400 square feet of landscaping is provided within the site where minimum 12,321 square feet is required,the applicant would install a total of 190 trees on site,whereas only 129 trees are required based on all landscaping requirements and required replacement trees. • « 'j t - _ _-- — -- Most of those trees would be installed on the - perimeter of the expanded parking lot along Gifford ` , `; Road, and along the perimeter of the existing and ` ` new 6-foot-high fence along Spaulding Road. 174 I I f° e':.e.i .4..4s:;.1....••...f 4,1 of the new trees will be 6-foot-high evergreen trees • it '' that are expected to grow taller than the existing 16 -!-; :;;.; ';y :,. fence and screen the view of mobile trailers, which \_ are currently partially visible form the public view. ' .II,M°F*MI,r_ The propertyis required to provide one parking -,_$ ' space per 1,000 square feet of floor area, or one '`1r�1=-,. ` parking space per 1.5 employees during the peak ` ,� i '(� .. �- 1shift, whichever is greater. With a total of 34,120 square feet of floor area proposed and 70 + 1 . • ! ' ; employees, the parking requirement is based on the r , 171 r number of employees. The property is required 47 o " 1 S`i' ' v parking spaces. The applicant is proposing to have ,tk,,.4:: :I- _ , a total of 77 parking spaces on site. As such, the ' ° ' It '11, i' ,k`' ( 1 property would meet its parking requirement. �J Afov The company's operations on the property are not l expected to change because of the buildingaddition ° and site improvements. 4 ., #. P w AY g 44'i r I. bra y o ', I — Departures from the Zoning Ordinance '", 'r' I Requirements ' fie"'• � -.7 The proposed development requires three z ' I s° ". .:I -:,,- departures from the zoning ordinance. The .- ;. requested departures are summarized in Table 1 ' ; 44-• ;-ram` - '= = -: below, and are further described in Planned -i Development Departures and Exceptions section of Figure 4. Proposed landscaping along Gifford Road the staff report further below. -6- Recommendation & Findings of Fact Petition 36-23 December 4,2023 Table 1. Detail of Required Departures Requirement Proposed Permitted amount of non- Max. 25%of a building More than 25%on each traditional exterior building elevation building elevation materials Min. 12,321 sq. ft. Aprox. 1,400 sq. ft. Vehicle use area interiorof total vehicle use (5%of total vehicle use (0.6% landscape yard area) area) Fence in street yard Open design fence and Existing solid,privacy 6-ft max. height 4 ft. high fence The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1965. Upon annexation, the property was zoned M2 General Manufacturing. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. The existing maintenance building and the southern office building were constructed in the late 1990s when the first manufacturer and wholesaler of mobile trailers for commercial use was established on the property.The northern office building was constructed in 2005. In May 2022, the City established a PGI Planned General Industrial District (Ordinance No. G21-22)granting the approval for the construction of a 26,800-square foot addition to the existing maintenance building at 1425 Gifford Road. Willscot has, however, decided not to proceed with those plans and no construction has commenced. B. Surrounding Land Use and Zoning. The property to the north across Spaulding Road is zoned GI General Industrial District and is used for mulching operations. The property adjacent to the east is zoned GI General Industrial and is vacant and undeveloped. The property adjacent to the south is zoned PCF Planned Community Facility District and is home to Elgin Energy Center, an electrical power station. Most other properties beyond those adjacent to the site are improved and occupied by heavy industrial users such as Waste Management transfer station,material recycling center,and others. The properties to the west across Gifford Road are improved with single-family homes part of Herons Landing residential subdivision in the Village of Bartlett. C. Comprehensive Plan. The subject property is designated as Industrial by the City's 2018 - 7 - Recommendation & Findings of Fact Petition 36-23 December 4, 2023 Comprehensive Plan. Industrial land uses include more intense industrial uses capable of generating excessive noise, traffic, odor, and other nuisances. Example uses include manufacturing, food processing, distribution, and businesses requiring significant areas dedicated to the storage of materials or whose operations are performed in the open-air. Given the potentially intense nature of businesses within industrial areas, they should be well-buffered from residential and commercial areas to eliminate potential impacts on property values and quality of life. D. Zoning District. The purpose and intent of the proposed 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.The PGI Zoning District is most similar to, but departs from the standard requirements of the GI Zoning District. The PGI District is subject to the provisions of Chapter 19.60, "Planned Development". E. Trend of Development. The subject property is located within the southeast industrial park. Uses that have historically located in the southeast industrial park include both light- industrial and warehousing uses as well as heavy industrial uses such as a motor-vehicle recycling facility and a waste-management transfer station.Over the last ten years the trend of development in this and other industrial parks in the City has been towards establishment of smaller light-industrial/warehousing buildings with large surface parking lots and commercial operations yards for storage of semi-trucks and trailers. Staff anticipates the southeast industrial park will continue to serve the heavy industrial users in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 36-23 on December 4, 2023. 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 December 4,2023. 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 and planned developments outlined in§ 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. - 8- Recommendation & Findings of Fact Petition 36-23 December 4,2023 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 24-acre property is already improved with several buildings and a large commercial operations yard for outdoor storage of portable office trailers and storage containers. While the applicant is proposing to construct a 14,023-square foot building addition, the business operations and the use of the property are not expected to change.The property is generally flat with no significant topographical change. The property includes surface stormwater detention facilities in the southeast corner of the property and along the south side of Spaulding Road. As part of the site improvements,the applicant will dedicate the western-most 17 feet for Gifford Road right- of-way and modify the stormwater detention facilities along Spaulding Road.The applicant would also install 190 new trees to enhance the screening of the commercial operations yard. 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 proposed building addition would be located on the east side of the exiting maintenance building. All necessary municipal water, and sanitary sewer utilities already exist and are located in the vicinity of the site and adequately serve the proposed addition. The property already includes stormwater detention facilities in the southeast corner of the property and along the south side of Spaulding Road. As part of property improvements, the applicant would modify the existing stormwater facilities along Spaulding Road. The proposed improvements will meet all requirements of the 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"[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 -9- Recommendation & Findings of Fact Petition 36-23 December 4, 2023 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 functions with safe on-site traffic circulation. Two access driveways are located on Gifford Road and provide vehicular access for employees and visitors to the two office buildings located in the northwest portion of the site.The applicant is proposing to relocate the one existing access driveway on Spaulding Road to the east.The access driveway on Spaulding Road serves for vehicular and truck access to the commercial operations yard. The proposed development would not have any negative effect on the existing off-site traffic circulation. The property is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during the peak shift,whichever is greater. With a total of 34,120 square feet of floor area proposed and 70 employees, the parking requirement is based on the number of employees. The property is required 47 parking spaces.The applicant is proposing to have a total of 77 parking spaces on site.As such,the property would meet its 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 in 1965. Upon annexation, the property was zoned M2 General Manufacturing. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. The existing maintenance building and the southern office building were constructed in the late 1990s when the first manufacturer and wholesaler of mobile trailers for commercial use was established on the property.The northern office building was constructed in 2005. In May 2022,the City established a PGI Planned General Industrial District(Ordinance No. G21-22)granting the approval for the construction of a 26,800-square foot addition to the existing maintenance building at 1425 Gifford Road. Willscot has,however, decided not to proceed with those plans and no construction has commenced. 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 - I 0 - Recommendation & Findings of Fact Petition 36-23 December 4,2023 consistency and compatibility with surrounding land uses and zoning. The property to the north across Spaulding Road is zoned GI General Industrial District and is used for mulching operations. The property adjacent to the east is zoned GI General Industrial and is vacant and undeveloped. The property adjacent to the south is zoned PCF Planned Community Facility District and is home to Elgin Energy Center, an electrical power station. Most other properties beyond those adjacent to the site are improved and occupied by heavy industrial users such as Waste Management transfer station, material recycling center, and others. The properties to the west across Gifford Road are improved with single-family homes part of Herons Landing residential subdivision in the Village of Bartlett. 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 southeast industrial park.Uses that have historically located in the southeast industrial park include both light- industrial and warehousing uses as well as heavy industrial uses such as a motor-vehicle recycling facility and a waste-management transfer station.Over the last ten years the trend of development in this and other industrial parks in the City has been towards establishment of smaller light-industrial/warehousing buildings with large surface parking lots and commercial operations yards for storage of semi-trucks and trailers. Staff anticipates the southeast industrial park will continue to serve the heavy industrial users in the future. 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 and intent of the proposed 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. This PGI Zoning District is most similar to,but departs from the standard requirements of the GI Zoning District. The PGI District is subject to the provisions of Chapter 19.60, "Planned Development". 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 - 11 - Recommendation & Findings of Fact Petition 36-23 December 4,2023 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 Industrial by the City's 2018 Comprehensive Plan. Industrial land uses include more intense industrial uses capable of generating excessive noise, traffic, odor, and other nuisances. Example uses include manufacturing, food processing, distribution, and businesses requiring significant areas dedicated to the storage of materials or whose operations are performed in the open-air. Given the potentially intense nature of businesses within industrial areas, they should be well- buffered from residential and commercial areas to eliminate potential impacts on property values and quality of life. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation. There are no significant natural features including topography, watercourses, wetlands or vegetation. The applicant would remove seven existing trees along the south side of Spaulding Road to accommodate the proposed modifications to the stormwater detention facilities. Six additional trees would be removed near the existing office buildings along Gifford Road to accommodate the proposed infrastructure improvements.The applicant would however install a total of 190 new trees, 174 of which would be evergreen trees,to enhance the screening of the existing commercial operations yard. 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. - 12 - Recommendation & Findings of Fact Petition 36-23 December 4, 2023 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 property is already developed and used for the manufacturer and wholesaler of prefabricated metal buildings and mobile buildings for commercial use. The business operations and the use of the property is not expected to change with the expansion of the maintenance building. The proposed building addition would complement the existing maintenance building in style and architecture,with the maximum height of 28 feet to the top of the roof ridge.The applicant would also substantially improve the existing landscape screening of the commercial operations yard, which would be moved east and away from Gifford Road in a compliance location. A total of 190 new trees would be installed primarily along the perimeter of the 6-foot-high fence, 174 of those would be evergreen trees, which will provide screening year-round. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.14.700, "Additional Architectural And Exterior Building Material Requirements For Commercial, Industrial Or Institutional Development". The maximum permitted amount of nontraditional materials is 25 per cent per building elevation. The applicant is proposing to install metal panels in excess of 25 per cent per building elevation. 2. Section 19.12.720,"Landscape Yards".The proposed development is required to have a minimum of 12,321 square feet (5% of vehicle use area) of vehicle use area interior landscape yard. The applicant is proposing approximately 1,400 square feet (0.6% of vehicle use area). 3. Section 19.90.015, " Definitions and Regulations". The maximum permitted type and height of a fence in the street yard is four-foot high, open design fence. The applicant is proposing to keep the existing 6-foot high solid privacy fence in the street yard along Spaulding Road. Staff finds the proposed departures are appropriate and necessary to allow for a desirable development and re-investment in an existing industrial facility. The exterior materials of the proposed addition to the maintenance facility match the exterior materials of the existing building. However, the applicant will also incorporate an 8-foot-high - 13 - Recommendation& Findings of Fact Petition 36-23 December 4, 2023 masonry base on the building addition.The remainder of the building addition would feature metal wall panels to match the metal panels on the existing building. The proposed departure for the six-foot high fence would allow the applicant to keep the existing six-foot high solid wood fence along Spaulding Road. The fence is located five feet closer than the existing office building and as such is non-conforming. The proposed departure would make the existing fence lawful and would allow the applicant to replace the fence in the future, if necessary,to screen the commercial operations yard. The majority of the site is used as a commercial operations yard for storage of mobile office trailers and portable storage containers. The applicant is not proposing the full vehicle use area interior land scape yard as required by code to maximize the storage area. The applicant will however install more than the required number of trees to compensate for the departures requested. The applicant is proposing to add 190 new trees most of which would be evergreen trees, and most of which would be installed around the perimeter of the fence to enhance the screening of the commercial operations yard. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 36-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by 1425 Gifford Partners,LLC,as applicant and property owner,received October 30,2023,and supporting documents including: a. A letter titled:"Map Amendment for a Planned Development Statement of Purpose and Conformance",prepared by Cobu Architecture Studio,dated October 14, 2023; b. Architectural plan set titled:"Willscot Industrial Building Addition 1425 Gifford Road, Elgin, Illinois 60120", prepared by Cobu Architecture Studio, dated October 6, 2023, with such further revisions as required by the Community Development Director; c. Engineering plans titled:"Civil Construction Plans for Willscot Elgin,IL 1425 Gifford Road, Elgin, IL 60120", prepared by Kimley Horn and Associates, Inc., dated November 29,2023,with such further revisions as required by the City Engineer; In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of an addition to the existing maintenance building at 1425 Gifford Road with non-traditional exterior building materials in excess of twenty-five(25)per cent per building elevation in substantial conformance to the following: - 14- Recommendation &Findings of Fact Petition 36-23 December 4,2023 a. Architectural plan set titled: "Willscot Industrial Building Addition 1425 Gifford Road,Elgin,Illinois 60120",prepared by Cobu Architecture Studio,dated October 6, 2023, with such further revisions as required by the Community Development Director; 3. A departure is hereby granted to allow the construction of the proposed building addition and property improvements with the minimum of 1,400 square feet of vehicle use area interior landscape yard in substantial conformance to the Engineering plans titled: "Civil Construction Plans for Willscot Elgin, IL 1425 Gifford Road, Elgin, IL 60120", prepared by Kimley Horn and Associates, Inc., dated November 29, 2023, with such further revisions as required by the City Engineer. 4. A departure is hereby granted to allow the installation of the six-foot high fence in the street yard along Spaulding Road in substantial conformance to the Engineering plans titled: "Civil Construction Plans for Willscot Elgin, IL 1425 Gifford Road, Elgin, IL 60120", prepared by Kimley Horn and Associates,Inc.,dated November 29,2023,with such further revisions as required by the City Engineer. 5. 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 five(5)yes,zero(0)no, and one(1) abstention. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 15 - IIIi. III' 4 0 1,,r, -...... n.1141101' ' ' , N. R A y 1 a1,,1 =�a. • /'V^U LCAN BLVD _ �t j `� _ i . i /II, * .,,, r, t [ #L 'lYi4Ji • „h. • -. . -!' n It, 1( pp . -� .# •;r• . .'1• 1 1 1 w- Subject Property I _ , • . 1 ***lir 1101.100 Petition 36-231 ' ANGELICA LN� 1 JI IT' . i 2 _ SPAUDING RD„... , _ rr2r . ,._. .. :, W 110. ' 1114 ramilill '41.- ims ,-- ....4-.. _ 1` . ` ��- I I 1111 11t Itfr .c.... v Q rrrrii • . ' it y Imo.- : t 1111117111111:1 O _ , %Clip,t 1 ,, Itilioir It ph,. , .. , 1 , ,, .�T. , .,. ..,_. < °— ___ gill ., ... i: - ' .. .. . r. , ' I ! `�,� I �r , ._ r .` GASKET DR _ EXHIBITA Aerial/Location Map N ro ��\\,'// Mapprepared byCityof Elgin 0 100 200 400 600 800 P P 9 Feet Department of Community Development N. PGI VULCAN BLVD _// Subject Property Petition 36-23 .4* *4 ' PNG0,GPvN ,„. imi ..: .:__ ,. 1 2C SPAULD/NG RD W ~ CC PGI /_—W 1 m k k Legend p u. QRC1 Residence Conservation 1 0 ORC2 Residence Conservation 2 ' QRC3 Residence Conservation 3 . OPRC Planned Residence Conservation SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 Q SFR2 Single Family Residence 2 , GI Q PSFR2 Planned Single Family Residence 2 . QTRF Two Family Residence PCF , PTRF Planned Two Family Residence O MFR Multiple Family Residence QPMFR Planned Multiple Family Residence ORB Residence Business - -- - O PR8 Planned Residential Business • — -.. - - .. r- ONB Neighborhood Business KIPNB Planned Neighborhood Business T -AB Area Business t➢ -PAB Planned Area Business -CC 1 Center City 1 ` GASKET DR -CC2 Center City 2 , -PCC Planned Center City 1.11 ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial - -CI Commercial Industrial ' -CF Community Facility r -PCF Planned Community Facility EXHIBITS Zoning Map " w /Iv- E S Map prepared by City of Elgin 0 120 240 480 720 960 Department of Community Development Feet Subject Property 1425 Gifford Rd. Petition 36-23 SPAULDING RD 00 00 06304000130000 o�ti 00 Co 06312010170000 EXHBIIT C Parcel Map City of Elgin 0 55 110 220 330 440 Department of Community Development Feet EXHIBIT D SITE LOCATION 1425 Gifford Road Petition 36-23 > e '; - - ' • pau .'raj .r,T �� IA n 1 . ,, ,,,,, ... _ tt11 ,..,II. t.r. r. 1 rlat ��� c I t! � -->f�t � ' Subject F pit-betty I. 41 1; IL.I r,,11, ,.Y R. ' .r ' .. • • •I r �" '11,-ie+- . - - `// Or J 1 r lull w, Q ,, ' '� R30t IL . ...... '7 rr77-r �6'r 'A' fr!f1 �� . • . ram. • _--_ - c All Rctometry Bird's eye view looking north 'tiubiect property 'p A 7-7 gr 114 N ram, Gifford Road(V40) "7"74 Bird's eye view looking east EXHIBIT D SITE LOCATION 1425 Gifford Road Petition 36-23 lig tir* . �" �r it ..ram .i • r. y' vJ� 0 savi a I I I jai giiiii ii I hi 111 I North end of the property as seen from Gifford Rd i .1._ __ .. x.r: ilk : , :,,,-,. - -- tir_ i :re . ...,... ..._ . . _ _ . ., South end of the property as seen from Gifford Rd 2 EXHIBIT D SITE LOCATION 1425 Gifford Road Petition 36-23 i.:-1600 i. _ _ liar -v West end of the property as seen from Spaulding Rd East end of the property as seen from Spaulding Rd 3