HomeMy WebLinkAboutG54-22 Ordinance No. G54-22
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A RECYCLING CENTER
(300 Corporate Drive)
WHEREAS, written application has been made requesting conditional use approval to
establish a recycling center at 300 Corporate Drive; and
WHEREAS, the zoning lot with the building containing the premises at 300 Corporate
Drive is legally described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the GI General Industrial District, and
a recycling center is listed as a conditional use within the GI General Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on August 1, 2022, 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 GI 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 1, 2022, 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 for a recycling center is hereby granted for the
property commonly known as 300 Corporate Drive, which is part of the property commonly
identified by Kane County Property Index Number 03-34-420-052, and legally described as
follows:
Lots 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23 AND 24, except that part of said lots 13 TO 18,
inclusive, heretofore dedicated for Corporate Drive per Document 2006K112217, of Fox River
Business Center, being a subdivision of part of Section 34, Township 42 North, Range 8 East of
the Third Principal Meridian, according to the plat thereof recorded in the Recorder's Office of
Kane County, Illinois on September 8, 1986 as Document Number 1792354, in the City of Elgin,
Kane County, Illinois.
(commonly known as 300-330 Corporate Drive)
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 Evterra
Recycling, LLC, as applicant,and Prologis, L.P., as property owner,received June 15,
2022, and supporting documents including:
a. A letter to City of Elgin Planning & Zoning Commission, prepared by Brian
Diesselhorst, evTerra Recycling, LLC, dated August 1, 2022, received July 22,
2022;
b. ALTA/ACSM Land Title Survey, prepared by Edward J. Molloy & Associates,
Ltd., dated August 30, 2013;
c. Undated Site Plan for Prologis Elgin 300 Corporate Drive Elgin, Illinois 102,843
Square Feet Industrial Space for Lease, received June 14, 2022, with such further
revisions as required by the Community Development Director;
d. Undated Overall Plan, Scheme 2, for 300 Corporate Drive Elgin, Illinois, received
June 14, 2022, with such further revisions as required by the Community
Development Director;
e. Undated Office Plan (West), Scheme 2, for 300 Corporate Drive Elgin, Illinois,
received June 14, 2022, with such further revisions as required by the Community
Development Director;
f. Undated, Annexation, Zoning, and Subdivision Development Application,
Application Form, Submitted by Evterra Recycling-Lease holder, received June
14, 2022.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The owner shall install any necessary mechanical equipment and/or filters so that no
odors are emitted from the facility.
3. All street graphics must comply with the zoning ordinance requirements.
2
4. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
David J. KaptAn, klZyor
Presented: September 14, 2022
Passed: September 14, 2022
Omnibus Vote: Yeas: 9 Nays: 0 's ,
Recorded: September 14, 2022
Published: September 14, 2022 ;FRS
A tes . ,e
by �` t
A, V, � , � �
Kimberly Dewis, Cdykler
3
EXHIBIT A
August 1, 2022
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 28-22, an application by
Evterra Recycling, LLC, as applicant, and Prologis, L.P., as property owner, are requesting a
conditional use to establish a recycling center within the existing multi-tenant light-industrial
building at the property commonly referred to as 300 Corporate Drive.
GENERAL INFORMATION
Petition Number: 28-22
Property Location: 300 Corporate Drive
Requested Action: Conditional Use
Current Zoning: GI General Industrial District
Proposed Zoning: No chame. GI General Industrial District
Existing Use: Partially pied office and warehousing building
Proposed Use: Recycling center
Applicant: Evterra Recycling,,LLC
Owner Prologis,LP
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location May
B. Zoning_Ma_p
Recommendation&Findings of Fact
Petition 28-22
August 1,2022
C. Parcel Map
D. Site Location
E. Development AAnlication and Attachments
F. Draft Ordinance
BACKGROUND
Evterra Recycling, LLC, as applicant, and Prologis, L.P., as property owner, are requesting a
conditional use to establish a recycling center within the existing multi-tenant light-industrial
building at the property commonly referred to as 300 Corporate Drive.
The 7.2 acre property, zoned GI General Industrial District, is part of the Fox River Business
Center generally located at the northeast corner of State Street (IL Route 31) and 1-90 Tollway.
The property is improved with a 152,000-square foot office and warehousing building and 48
parking spaces in two parking lots. The northern 49,134 square feet of the building, commonly
known as 330 Commerce Drive, is occupied by Printpack, a warehousing use. The building
includes 15 overhead doors for loading docks on the east side and 18 overhead doors for loading
docks on the west side of the building.
The properties to the east, south and west are all zoned GI General Industrial District and are
improved with office and warehousing buildings with accessory parking lots and loading docks.
The property adjacent to the north is open green space part of the Village of West Dundee.
Su 'eCt Pr rt
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Figure 2:Site area map with zoning overlay
- 2 -
Recommendation& Findings of Fact
Petition 28-22
August 1,2022
Proposal
Evterra Recycling is proposing to establish an electronic scrap (eScrap)recycling services center
within the southern portion of the building. The applicant proposes to occupy the remaining
102,843-square foot tenant space which is currently vacant.
The facility accepts end-of-life electronics including household appliances, children's toys, IT
office equipment,printers,copiers.,cable boxes,modems,routers,personal computers,flat-screen
monitors, and televisions. Escrap materials are separated into ferrous metals, nonferrous metals,
plastics, and circuit boards. Plastics and aluminum are delivered to local vendors for further
recycling. Ferrous metals and circuit boards are shipped to smelting facilities where they are
repurposed as raw material for new products. The company also provides services such as hard
drive wiping and destruction to prevent the leak of sensitive business or consumer information,
serialization of electronics products for tracking and accountability,redeployment of products for
continued use, and the environmentally sound destruction of products in preparation for sale to
other recyclers. All material loading, unloading, sorting, and processing is conducted entirely on
the interior of the building.
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Figure 3:Existing building floor plan Figure 4:Evterra's processing and storage plan
Evterra does not process or recycle Bio-Waste, Hazardous Waste, or Cathode Ray Tubes. The
facility will accept certain universal wastes such as lightbulbs and batteries, however,these items
will not be processed at this facility. The operation can process up to 52.5 tons of materials per
day. The applicant anticipates that the facility will receive on average 83 cubic yards of materials
per day and will export approximately 74 cubic yards of sorted materials daily. No water is used
in recycling process and less than 1%of materials that enter the facility would be sent to landfills.
-3 -
Recommendation& Findings of Fact
Petition 28-22
August 1,2022
There would be no outside storage of any kind.
The facility operation is driven by electric motors.The facility would include air filtration systems
that remove particulates at the point of separation mitigating any particulates from the air. After
all particulates are captures and removed, the air passes through a HEPA filtration system. No
odors are expected to be generated by the facility.
The applicant is proposing only interior renovation to accommodate the necessary equipment for
the proposed use.The hours of operation would be 7 a.m.to 3:30 pm Monday through Friday with
up to 40 employees.
The proposed recycling center is required to provide one parking space 1,000 square feet of floor
area or one parking space per 1.5 employees during peak demand shift,whichever is greater. With
102,843 square feet of floor area and 40 employees, the facility is required to have 103 parking
spaces. The existing building with the proposed use and the existing 49,134-square foot
warehousing use is required to have a total of 152 parking spaces. With 48 parking spaces on site,
the building,constructed in 1989,is lawful nonconforming regarding parking.
The existing warehousing tenant(Printpack)has only 4 employees,which leaves 44 parking spaces
available for the employees of the propose recycling center. With 48 parking spaces on site, the
existing parking lot can meet the needs of the existing tenant and the proposed recycling center.
The proposed recycling center is listed as a conditional use in the GI General Industrial District
and requires the review and recommendation by the Planning and Zoning Commission and
approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History.The subject property is part of an area that was annexed in 1984.Upon
annexation, the property was zoned M2 General Manufacturing. The property is part of
Fox River Business Center subdivision recorded in 1986.
The existing 151,977-square foot office and warehousing building was completed in 1989.
B. Surrounding Land Use and Zoning. The properties to the east, south and west are all
zoned GI General Industrial District and are improved with office and warehousing
buildings with accessory parking lots and loading docks.The property adjacent to the north
is open green space part of the Village of West Dundee.
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
-4-
Recommendation &Findings of Fact
Petition 28-22
August 1, 2022
scale and intensity of these uses should vary based on context and respect the scale and
character of nearby housing when located near a residential area. When adjacent to a
commercial district or residential neighborhoods, buffering and screening should be in
place to appropriately mitigate potential negative impacts and nuisances. Generally
speaking, light-industrial uses and activities are conducted entirely indoors and are
relatively low in intensity with limited impact on adjacent properties.
D. Zoning District.The purpose of the GI General Industrial District is to provide an alternate
industrial environment for those industrial uses that do not require the location or
environment of an ORI zoning district.
E. Trend of Development. The subject property is part of the Fox River Business Center
located on the north side of I-90 Tollway and east of State Street(IL Route 31). The area
includes the multi-tenant River Ridge commercial area, which includes Life Storage self-
storage facility and several other commercial service uses. A row of commercial uses with
restaurants and hotels, including Holiday Inn, Super 8, and Hampton Inn was developed
along State Street serving the needs of nearby residents, employees and businesses in the
surrounding area. The properties on the interior of the business park further away from
State Street are improved with office and warehousing buildings.
Several vacant lots remain on the interior of the business center, which are expected to be
developed with office and warehousing uses due the proximity to I-90 Tollway.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 28-22 on August 1, 2022. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings &Recommendation to the Planning&
Zoning Commission dated August 1, 2022.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for conditional uses outlined
within § 19.65.030:
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
- 5 -
Recommendation & Findings of Fact
Petition 28-22
August 1, 2022
its size,shape,significant features including topography,watercourses,and vegetation,and
existing improvements. The property is fully improved with a 151,977 square foot office
and warehousing building and accessory parking lot and loading areas. The applicant is
proposing to occupy the vacant 102,843-square foot tenant space and will complete the
necessary interior renovation to accommodate the proposed recycling center,however,no
exterior changes will be made to the building or the site. All proposed recycling center
operations, including loading and unloading would take place on the interior of the
building, which is consistent with other light-industrial users in the business park. No
existing site features including topography, watercourses, vegetation, and property
improvements exist that would have a negative impact on the proposed conditional use.
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 property and the existing building are currently served by municipal water, sanitary
sewer,and storm water systems.The applicant is not proposing any changes to the existing
water,sewer,and stormwater facilities. The existing water and sanitary sewer facilities can
adequately serve the proposed use.
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
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The property is located on the interior of the Fox River
Business Center commercial and light-industrial park. The business park functions with
safe and efficient traffic circulation with the access to State Street via Tollgate Road
signalized intersection.
The subject property has two access driveways to Corporate Drive, one on the east side
and one on the west side of the building. Both driveways provide access to the loading
docks on the east and west sides of the building. As such, the subject tenant space with
loading docks on two sides of the building is well suited for the proposed recycling
operations. Used materials would be delivered via the loading docks on the east side of the
building, while the processed and sorted recycling materials would be picked up on the
west side of the building.
The proposed use will not have any negative effect on the existing safe and efficient on-
site vehicular circulation, and will not have any impact on the off site traffic circulation.
- 6 -
Recommendation & Findings of Fact
Petition 28-22
August 1,2022
The proposed recycling center is required to provide one parking space 1,000 square feet
of floor area or one parking space per 1.5 employees during peak demand shift,whichever
is greater.With 102,843 square feet of floor area and 40 employees,the facility is required
to have 103 parking spaces. The existing building with the proposed use and the existing
49,134-square foot warehousing use is required to have a total of 152 parking spaces.With
48 parking spaces on site, the building, constructed in 1989, is lawful nonconforming
regarding parking.
The existing warehousing tenant (Printpack) has only 4 employees, which leaves 44
parking spaces available for the employees of the propose recycling center. With 48
parking spaces on site, the existing parking lot can meet the needs of the existing tenant
and the proposed recycling center.
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.
All recycling operations,including loading and unloading would take place on the interior
of the building. There would be no storage of any kind on the exterior of the building.The
facility would not produce any emissions or odors.The proposed hours of operations would
be 7:00 a.m. to 3:30 p.m Monday through Friday, which is comparable to other light-
industrial users in the business park. The applicant would complete some interior
renovation,but exterior changes are proposed to the building or the site. The proposed use
and the operations conducted entirely on the interior of the building is compatible with
other office and warehousing uses in the immediate area. No evidence has been submitted
or found that the proposed use will be located or operated in a manner that will exercise
undue detrimental impact on 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.
-7-
Recommendation& Findings of Fact
Petition 28-22
August 1,2022
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 28-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Evterra Recycling,
LLC, as applicant, and Prologis, L.P., as property owner, received June 15, 2022, and
supporting documents including:
a. A letter to City of Elgin Planning & Zoning Commission, prepared by Brian
Diesselhorst, evTerra Recycling, LLC, dated August 1, 2022, received July 22,
2022;
b. ALTA/ACSM Land Title Survey, prepared by Edward J. Molloy & Associates,
Ltd., dated August 30,2013;
c. Undated Site Plan for Prologis Elgin 300 Corporate Drive Elgin, Illinois 102,843
Square Feet Industrial Space for Lease, received June 14, 2022, with such further
revisions as required by the Community Development Director;
d. Undated Overall Plan, Scheme 2, for 300 Corporate Drive Elgin, Illinois,received
June 14, 2022, with such further revisions as required by the Community
Development Director;
e. Undated Office Plan (West), Scheme 2, for 300 Corporate Drive Elgin, Illinois,
received June 14, 2022, with such further revisions as required by the Community
Development Director;
f. Undated, Annexation, Zoning, and Subdivision Development Application,
Application Form, Submitted by Evterra Recycling—Lease holder, received June
14,2022.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The owner shall install any necessary mechanical equipment and/or filters so that no odors
are emitted from the facility.
3. All street graphics must comply with the zoning ordinance requirements.
4. Compliance with all applicable codes and ordinances.
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined above,was seven(7)yes,zero(0)no,zero(0)abstentions. All members
were present.
- 8 -
Recommendation & Findings of Fact
Petition 28-22
August 1, 2022
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning &Zoning Commission
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EXHIBITA Aerial/Location Map N
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Map prepared by City of Elgin 0 137.5 275 550 825 1' Feet
Department of Community Development
Subject Property
Petition 28-22
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Legend
ORC1 Residence Conservation 1
QRC2 Residence Conservation 2 -�
QRC3 Residence Conservation 3
QPRC Planned Residence Conservation
OSFR1 Single Family Residence 1
QPSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
QTRF Two Family Residence
PTRF Planned Two Family Residence
Q MFR Multiple Family Residence
QPMFR Planned Multiple Family Residence
QRB Residence Business
PRB Planned Residential Business
-NB Neighborhood Business
-PNB Planned Neighborhood Business
-AB Area Business •� Airport Rd
-PAS Planned Area Business TO//3'N
-CC1 Center City 1 Rmp
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial C.
_ w River Rd_
-PORI Planned Office Research Industrial V
-GI General Industrial
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-PGI Planned General Industrial W Aa N:B]
PRC �\
-CI Commercial Industrial 01.C •` G I _ OKe C` _
-CIF Community
Community Facility �+r a
- Parkwood Rd
PCF Planned Community Facility �e�p
EXHIBIT Zoning Map
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Map prepared by City of Elgin 0 120 240 480 720 96Feet
Department of Community Development
Subject Subl rate Or.
300 G°.r PO
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EXHIBIT D
SITE LOCATION
300 Corporate Drive
Pet 28-22
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Sub'ect Pro art
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Bird's eye view looking north
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
300 Corporate Drive
Pet 28-22
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Southeast corner of the building as seen from Corporate Drive
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Southwest corner of the building as seen from Corporate Drivel