Loading...
HomeMy WebLinkAboutG15-20 Ordinance No. G15-20 AN ORDINANCE AMENDING ORDINANCE NO. G28-15 WHICH AMENDED PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G35-14 (2601 Mason Road) WHEREAS, the territory described herein has been previously classified in the PORI Planned Office Research Industrial District pursuant to Ordinance No. G35-14; and WHEREAS, by adopting Ordinance No. G28-15 on June 24, 2015, the City Council amended Ordinance No. G35-14, and granted development plan approval for the construction of a new light industrial, warehouse, distribution and office facility on the westerly 18.643 acres of Daching Business Park, commonly known as 2801 Alft Lane; and WHEREAS, Ordinance No. G35-14 requires that prior to any other or further development in the Daching Business Park,the owner of the Subject Property to be developed shall be required to submit a development plan to the city for a public hearing and City Council approval pursuant to the provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, 1976, as amended; and WHEREAS, written application has been made requesting development plan approval as required by Ordinance No. G35-14 to construct a new office, warehousing, and industrial building at 2601 Mason Road, which is legally described herein(the "Subject Property"); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on February 3, 2020 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & 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 & 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 development plan approval pursuant to the process required for a planned development as required by PORI Planned Office Research Industrial District Ordinance No. G35-14,as amended by Ordinance No. G28-15,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 February 3, 2020, and the recommendations made by the Community Development Department and the Planning&Zoning Commission,a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a development plan for an approximately 239,290-square foot one-story office, warehousing, and industrial building on the Subject Property, commonly known as 2601 Mason Road, be and is hereby granted, where said Subject Property is the following legally described parcel: A PART OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 31, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 31; THENCE SOUTH 00 DEGREES 36 MINUTES 14 SECONDS WEST ALONG THE EAST LINE OF SAID NORTHWEST QUARTER, A DISTANCE OF 40.01 FEET TO A LINE DRAWN PARALLEL WITH AND 40.00 FEET SOUTH OF THE NORTH LINE OF SAID NORTHWEST QUARTER SAID ALSO BEING THE SOUTH LINE OF MASON ROAD HERETOFORE DEDICATED PER DOCUMENT NUMBER 2015KO12561 RECORDED MARCH 16, 2015, FOR THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 39 MINUTES 17 SECONDS WEST ALONG SAID SOUTH LINE, A DISTANCE OF 1260.80 FEET TO A LINE DRAWN PARALLEL WITH AND 60.00' EAST OF THE EAST LINE OF THE BESAL SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 7, 1996 AS DOCUMENT 96KO71800 SAID LINE ALSO BEING THE EAST LINE OF ALFT LANE HERETOFORE DEDICATED PER DOCUMENT NUMBER 2015KO12561 RECORDED MARCH 16, 2015; THENCE SOUTH 00 DEGREES 37 MINUTES 42 SECONDS WEST ALONG SAID PARALLEL LINE, A DISTANCE OF 654.11 FEET TO A TANGENT CURVE; THENCE SOUTH ALONG SAID TANGENT CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 510.00 FEET SUBTENDING A CHORD BEARING SOUTH 05 DEGREES 22 MINUTES 48 SECONDS WEST, AN ARC DISTANCE OF 84.59 FEET TO A TANGENT LINE; THENCE SOUTH 10 DEGREES 07 MINUTES 54 SECONDS WEST ALONG SAID TANGENT LINE, A DISTANCE OF 72.37 FEET TO A TANGENT CURVE; THENCE SOUTH ALONG SAID TANGENT CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 390.00 FEET SUBTENDING A CHORD BEARING SOUTH 04 DEGREES 59 MINUTES I SECONDS WEST, AN ARC DISTANCE OF 70.05 - 2 - FEET TO A TANGENT LINE; THENCE SOUTH 00 DEGREES 09 MINUTES 32 SECONDS EAST ALONG SAID TANGENT LINE,A DISTANCE OF 412.14 FEET TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTHWEST QUARTER,ALSO BEING THE NORTH LINE OF RANDALL CROSSING BUSINESS PARK SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 25, 2005 AS DOCUMENT 2005KO22055 AND ALSO BEING THE NORTHEAST CORNER OF ALFT LANE AS DEDICATED BY DOCUMENT 2005K022055; THENCE NORTH 89 DEGREES 49 MINUTES 14 SECONDS EAST ALONG SAID NORTH LINE, A DISTANCE OF 1,279.90 FEET TO THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 31;THENCE NORTH 00 DEGREES 36 MINUTES 14 SECONDS EAST, A DISTANCE OF 1,294.93 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF DUNDEE, IN KANE COUNTY, ILLINOIS. CONTAINING APPROXIMATELY 1,642,010 SQUARE FEET (37.695 ACRES +/-) ALSO KNOWN AS 2601 MASON ROAD PIN: 03-31-126-001 Section 3. That the development plan approval 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 David Huang, as applicant and property owner, received January 14 2020, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Varation for 2601 Mason Road, received January 28, 2020; b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated January 3, 2020; c. Conceptual Site Plan, prepared by Ware Malcomb, dated February 12, 2020, with such further revisions as required by the Community Development Director; d. Preliminary Landscape Plan for Lone Oak-Elgin, LLC Building Southeast Corner of Alft Lane and Mason Road Village of Elgin, Illinois, prepared by Manhard Consulting Ltd., dated January 17, 2020, last revised February 19, 2020, with such further revisions as required by the Community Development Director; e. Undated two-page Exterior Elevations plans Sheets A4.1 and A4.2, prepared by Ware Malcomb, received January 16, 2020, with such further revisions as required by the Community Development Director; f. Undated sign plan, received January 16, 2020, with such further revisions as required by the Community Development Director; g. Site engineering plans titled "Proposed Improvements for Lone Oak-Elgin, L.L.C. Industrial Building Southeast Corner of Mason Road and Alft Lane City of Elgin, Illinois", Sheets 1 of 23, 5 of 23,8 of 23, and 13 of 23, prepared by Manhard Consulting Ltd., dated February 3, 2020, last revised February 14, 2020, with such further revisions as required by the City Engineer, and - 3 - h. Site Layout Plan, prepared by Manhard Ltd., dated January 27, 2020, 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 wall graphic on the north side of the building with a maximum sign surface area of 175 square feet. 3. A departure is hereby granted to allow the construction of a monument graphic on the property with a maximum sign surface area of 100 square feet. 4. A departure is hereby granted to allow the construction of one directional graphic near the Alft Lane entrance driveway with a maximum height of five feet and maximum surface area of 25 square feet including the base. 5. A departure is hereby granted to allow the construction of a six-foot high, open design, decorative, aluminum fence in the north and west street yards. 6. A departure is hereby granted to allow the screening of a commercial operations yard on the property with a six-foot high, open design, decorative, aluminum fence and landscape screening. 7. A departure is hereby granted to allow vehicle use areas in excess of 20,000 square feet with no interior landscape yards. 8. A departure is hereby granted to allow the installation of a transformer in the street yard on the north side of the building. 9. Compliance with all applicable codes and ordinances. Section 4. That Section 3. F. A. of Ordinance No. G35-14, which regulates "Permitted Uses" is hereby amended to include the following additional use: 8. Manufacturing division: Bottled and Canned Soft Drinks and Carbonated Waters (2086) Section 5. That Section 3. G. 5. of Ordinance No. G35-14,which requires that,prior to any development of the Subject Property,the Owner of the Subject Property shall be required to submit a development plan to the City for a public hearing and city council approval, be and is hereby deleted in its entirety. - 4 - Section 6. That Section 3. G. 6. of Ordinance No. G35-14 be and is hereby amended in its entirety to read as follows: The architecture, exterior building materials, landscape design and configuration of all buildings constructed on individual lots within the Subject Property shall be designed in conformance with Chapter 19. 14, Architectural Review and Design, of the Elgin Municipal Code, 1976, as amended. No "loading facility" [SR] shall be located between a "building" [SR] and a "street lot line" [SR] along Mason Road or Alft Lane. Similarly, doors appurtenant to a "loading facility" [SR] or other like building features shall not be located along a fagade of a"building" [SR] facing a"street lot line" [SR] created by Mason Road or Alft Lane. Section 7. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinances No. G35-14 and No. G28-15. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 3, and Ordinances No. G35-14 and No. G28-15, this ordinance and associated documents shall control and prevail. Section 8. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. baviJ I inA4ayor Presented: March 4, 2020 Passed: March 4, 2020 Vote: Yeas: 9 Nays: 0 Recorded: March 4, 2020 Published: March 6, 2020 '4 ` Attes ;w Kimberly Dewis, CVy Clerk - 5 - EXHIBIT A February 3, 2020 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 05-20, an application by David Huang, as applicant and property owner, requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G35-14, as amended by Ordinance No. G28-15, and development plan approval with departures from the Elgin Municipal Code for height and/or sign surface area of wall graphics, monument graphic, and directional graphic, height and style of the fence in street yards, vehicle use area interior landscape yard requirements, commercial operations yard screening requirements, and the permitted location for a mechanical transformer, to construct a 239,290-square foot light-industrial and warehousing building with accessory parking at the property commonly known as 2601 Mason Road. GENERAL INFORMATION Petition Number: 05-20 Property Location: 2601 Mason Road Requested Action: Development Plan Approval and Map Amendment to Planned Development Ordinance No. G35-14,as amended by Ordinance No. G28-15 Current Zoning: PORI Planned Office Research Industrial District established by Ordinance No. G35-14, as amended by Ordinance No. G28-15 Proposed Zoning: No change (PORI Planned Office Research Industrial District) Existing Use: Vacant, undeveloped Proposed Use: Manufacturer of bottled and canned soft drinks and carbonated waters Applicant: David Huang Recommendation & Findings of Fact Petition 05-20 February 3, 2020 Owner David Huang Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location May B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND David Huang, as applicant and property owner, is requesting a map amendment to PORI Planned Office Research Industrial District Ordinance No. G35-14, as amended by Ordinance No. G28-15, and development plan approval with departures from the Elgin Municipal Code for height and/or sign surface area of wall graphics, monument graphic, and directional graphic, height and style of the fence in street yards, vehicle use area interior landscape yard requirements, commercial operations yard screening requirements, and the permitted location for a mechanical transformer, to construct a 239,290-square foot light-industrial and warehousing building with accessory parking at the property commonly known as 2601 Mason Road. The 37.68-acre subject property is located at the southeast corner of Alft Lane and Mason Road and is currently vacant and undeveloped. The property is part of the 59.9-acre Daching Business Park, which was annexed in 2014. The 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. Three office and warehousing buildings on that property with a total of approximately 638,000 square feet of floor area are currently under construction. The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building (2700-2712 Alft Lane) and a 225,205-square foot building (2750-2758 Alft Lane)both occupied with office and warehousing uses. Two properties are located across Alft Lane to the west. The southern property (2801 Alft Lane) is part of Daching Business Park zoned PORI District. It is - 2 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to Better Shots Golf Driving Range facility. a Daching Business Park MJ)wl Nd Ad r' Subject F Property 2801 Alft Ln '� -• -- �+o[a,,, q flngntm In AIM C1 �* Figure 1.Site aerial map with zoning overlay Proposal The applicant is proposing to construct a 239,290-square foot building with a total of 312 parking spaces for automobile and 87 parking spaces for semi-trucks and semi-trailers. The proposed plans contemplate for a future addition on the east side of the building that would add 48,980 square feet of floor area, which could bring the grand total floor area of the building to 288,270 square feet. Similarly, the applicant is planning for a potential parking lot expansion in the future on the north side of the building that could add up to 94 parking spaces for automobiles, which would bring the grand total number of 406 parking spaces for automobiles. The proposed building would be situated on the northern 20-acre portion of the property (northern zoning lot) with the remaining southern portion of the property(17.6-acre southern zoning lot)available for another development in the future. The proposed one-story building with a maximum height of 41'-10" would be occupied by Great Lakes Coca-Cola Bottling.The proposed building would include approximately 13,000 square feet of office space primarily near the northwest corner of the building, with the remainder of the building to be used for warehousing and distribution. 35 loading docks would be located on the south side of the building,with five of those loading docks used as internal truck service bays. The - 3 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 exterior of the building would feature concrete precast panels, glass, and accent aluminum panels around the office portion of the building. I i I - :L:: L 11,1 :_1-1: . r _* I mIII[ElFf�11 U Figure 3.Proposed north(top)and west(bottom)elevations of the building Access to the site would be provided via three driveways to Mason Road and one driveway to Alft Lane. The two western driveways on Mason Road would access the automobile parking areas, while the eastern-most driveway to Mason Road and the one access driveway to Alft Lane would serve truck traffic. One additional driveway to Alft Lane is planned for future construction near the south property line if another development is proposed on the southern portion of the property. The required stormwater detention facilities would be located along Alft Lane. Per the conversations with staff, the applicant will install a six-foot high, open design, aluminum, decorative fence surrounding the truck parking areas south and east of the building. Portions of the fence would extend into the street yards north and west of the building to accommodate truck access gates at most appropriate entrance points. The exterior of the fence would include extensive landscaping materials to screen the truck parking areas from public view. As part of the development,the applicant would complete the construction of the public sidewalks along the west side of Alft Lane and south side of Mason Road, which were originally contemplated at the time of Daching Business Park approval. The proposed development requires several departures from regulations in Ordinances No. G35- 14 and G28-15, and the zoning ordinance. The proposed departures are consistent with other corporate business parks approved by the City west of Randall Road and north of Big Timber Road. 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. - 4 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 Table 1. Detail of Required Departures Site Design Regulation Requirement Proposed Wall Graphic Max. 120 sq. ft. 175 sq. ft. Sign Surface Area on north facade on north facade Monument Graphic 40 sq. ft. 100 sq. ft. Sign Surface Area Directional Graphic 3 ft. high 5 ft. high Sign Surface Area 2 sq. ft. Aprox. 15 sq. ft. (6 sq. ft. with base) (25 sq. ft. with base) Open design style Open design style Fence in Street Yard max. 4 ft. high max. 6 ft. high Screening of Commercial 6-ft. high solid fence and 6-ft. high open design Operations Yard landscape screening fence and landscape screening Vehicle Use Area Interior One landscape island for No landscape islands Landscape Yard every 20,000 sq. ft. of paved within truck loading dock area areas Mechanical transformer not Mechanical transformer in Street Yard Encroachments permitted in street and north street yard The Community Development Department offers the following additional information: A. Property History. The subject property is part of a larger 59.9-acre land annexed to the City in 2014. Upon annexation, the land was approved for a planned development known as Daching Business Park and zoned PORI Planned Office Research Industrial District by Ordinance No. G35-14. In 2015, the City granted development plan approval for the construction of a 307,840- square foot office and warehousing building at 2801 Alft Lane, the first development within Daching Business Park,by approval of the Ordinance No. G28-15. At that time,the developer constructed Alft Lane extension to Mason Road with a "T-intersection", and completed the reconstruction of Mason Road to City roadway standards. B. Surrounding Land Use and Zoning. The 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. Three office and warehousing buildings on that property with a total of approximately 638,000 square feet of floor area are currently under construction. The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings - 5 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building(2700-2712 Alft Lane) and a 225,205-square foot building (2750-2758 Alft Lane) both occupied with office and warehousing uses. Two properties are located across Alft Lane to the west. The southern property (2801 Alft Lane) is part of Daching Business Park zoned PORI District. It is improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to Better Shots Golf Driving Range facility. 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. D. Zoning District. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G35-14, as amended by Ordinance No. G28-15,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 Developments" of the zoning ordinance. 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 in the light-industrial area generally located west of N. Randall Road and south of I-90 Tollway. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road. The N. Randall Road and I-90 Tollway interchange is located only one half mile to the east. Because of the easy access to I-90, most properties west of N. Randall Road,both north and south of I-90 have been developed with light-industrial office, warehousing, and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that remaining vacant farm land in the surrounding area would be developed with similar light-industrial uses. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 05-20 on February 3, 2020. Testimony was presented at the - 6 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 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 February 3, 2020. 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. 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 37.68-acre property is currently vacant and undeveloped. The property is used for farming purposes with no significant natural vegetation. The grade slopes down gently from east to west. There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All existing municipal water, sanitary sewer, and stormwater utilities are located in Mason Road or Alft Lane rights-of-way. The applicant would connect to the existing sanitary sewer line in Alft Lane and to existing water mains in both Mason Road and Alft Lane. The on-site stormwater detentions proposed to be located on the west side of the property would connect to the existing storm sewer infrastructure in Alft Lane.All existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision ofsafe 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 - 7 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is located at the southeast corner of Alft Lane and Mason Road The applicant is proposing three access driveways to Mason Road and one access driveway to Alft Lane. The two western driveways on Mason Road would serve the automobile parking areas,while the eastern-most driveway to Mason Road and the one access driveway to Alft Lane would serve the truck traffic. One additional driveway to Alft Lane is planned for future construction near the south property line if another development is proposed on the southern portion of the property. The proposed driveways would allow for efficient truck circulation around the building's east and south sides, while the automobile traffic would be isolated to the north and west sides of the building. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road. The N. Randall Road and 1-90 Tollway interchange is located only one half mile to the east. Mason Road and Alft Lane have adequate capacity to accommodate the additional traffic associated with the proposed development. The proposed use will not have any negative effect on the existing traffic circulation in the area. Per the parking requirements established in Ordinance No. G28-15, the proposed facility is required to provide one parking space per 1.5 employees during the peak demand shift, or one parking space per 2,500 sq. ft. of floor area, whichever is greater. In this case, the parking requirement is based on the number of employees. With 240 employees during the peak demand shift, the facility is required to provide a total of 160 parking spaces. With a total of 312 parking spaces proposed, the facility will meet and exceed its parking requirement. The proposed number of parking spaces can also meet the facility's parking needs if the potential building expansion by 48,980 square feet is completed in the future. Still,the applicant is planning for additional 94 parking spaces that could be constructed in the future and bring the total number of parking spaces on site to 406 parking spaces for automobiles. Therefore, the proposed development would have an adequate number of parking spaces and would not have any negative effect on the surrounding properties. 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 - 8 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 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 has never been developed. It is part of a larger 59.9-acre land annexed to the City in 2014. Upon annexation, the land was approved for a planned development known as Daching Business Park and zoned PORI Planned Office Research Industrial District by Ordinance No. G35-14. In 2015, the City granted development plan approval for the construction of a 307,840- square foot office and warehousing building at 2801 Alft Lane, the first development within Daching Business Park, by approval of the Ordinance No. G28-15. At that time, the developer constructed Alft Lane extension to Mason Road with a"T-intersection" and completed the reconstruction of Mason Road to City roadway standards. 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 42.8-acre property to the north, also known as Crow Commerce Center, was annexed to the City in 2019 and is zoned PORI Planned Office Research and Industrial District. Three office and warehousing buildings on that property with a total of approximately 638,000 square feet of floor area are currently under construction. The property adjacent to the east is part of Capital Corporate Center subdivision zoned PORI Planned Office Research Industrial District and is vacant and undeveloped. The two properties adjacent to the south are part of Randall Crossings Business Park subdivision also zoned PORI Planned Office Research Industrial District. Those properties are improved with a 319,043-square foot building (2700-2712 Alft Lane) and a 225,205-square foot building (2750-2758 Alft Lane) both occupied with office and warehousing uses. Two properties are located across Alft Lane to the west. The southern property (2801 Alft Lane) is part of Daching Business Park zoned PORI District. It is improved with a 307,840-square foot office and warehousing building. The northern property is located in the Village of Gilberts and is home to Better Shots Golf Driving Range facility. 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 in the light-industrial area - 9 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 generally located west of N. Randall Road and south of I-90 Tollway. The property enjoys easy access to I-90 via Mason Road, which turns into Capital Street, and Alft Lane which has a signalized intersection with N. Randall Road. The N. Randall Road and I-90 Tollway interchange is located only one half mile to the east. Because of the easy access to I-90, most properties west of N. Randall Road,both north and south of I-90 have been developed with light-industrial office, warehousing, and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that remaining vacant farm land in the surrounding area would be developed with similar light-industrial uses. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G35-14, as amended by Ordinance No. G28-15, 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 Developments" of the zoning ordinance. A PORI 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 - 10 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 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. There are no significant natural features,including topography, watercourses, wetlands, and vegetation located on the property. The 37.68- acre property is currently vacant and undeveloped. The property slopes down gently from east to west. There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant is proposing to construct a 239,290-square foot light-industrial building similar to other office and warehousing buildings in the surrounding area. The proposed development would include parking and truck loading areas which meet its demand and will have no negative effect on surrounding light-industrial uses. In 2016, the applicant completed the extension of Alft Lane and improvements to Mason Road to meet City roadway standards. The roadway improvements allow for adequate access to the property and provide multiple roadways intersecting with N. Randall Road,which provides access to I-90 and beyond. The proposed bottling and distribution company will operate in a similar fashion to and will not have any negative effect on other office, warehousing and distribution uses in the immediate area. - 11 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of PORI Planned Office Research Industrial District Ordinance No. G35-14, as amended by Ordinance No. G28-15, and the zoning ordinance: 1. Section 19.50.080, "Wall Graphics". The maximum permitted size of a wall graphic on the north side of the proposed building is 120 square feet. The applicant is proposing a 175- square foot wall graphic on the north side of the building. 2. Section 19.50.070,"Monument Graphics".The maximum permitted sign surface area of a monument graphic on the subject property is 40 square feet. The applicant is proposing one monument graphic with a sign surface area of 100 square feet. 3. Section 19.50.090, "Special Street Graphics". The property is permitted one directional graphic near each of the four proposed driveway entrances with a maximum height of three feet and maximum sign surface area of two square feet(six square feet with the base). The applicant is proposing only one five foot high directional graphic near the truck driveway entrance off of Alft Lane with a sign surface area of 25 square feet including the base. 4. Section 19.90.015,"Definitions and Regulations". The maximum permitted height of an open design fence in the street yard is four feet. The applicant is proposing a six foot high open design fence in the north and west street yards. 5. Section 19.90.015, "Definitions and Regulations". The commercial operations yard (parking and storage of semi-trucks and semi-trailers) must be enclosed with a six-foot high solid fence and landscape screening. The applicant is proposing to enclose the area for parking and storage of semi-trucks and semi-trailers with a six-foot high, open design, aluminum, decorative fence and landscape screening. 6. Section 19.12.720, "Landscape Yards". A minimum of one interior landscape yard (parking lot island)is required for each 20,000 square feet of total vehicle use area on a lot. The applicant is proposing a loading dock area and semi-truck and semi-trailer parking area south of the building in excess of 20,000 square feet in area with no landscape islands. 7. Section 19.12.600, "Obstructions in Yards". Miscellaneous equipment such as heating, ventilation and air conditioning equipment is not permitted in the street yards. The applicant is proposing a mechanical transformer in the north street yard. Staff finds the proposed departures are appropriate and necessary to achieve a desirable development of a vacant property in an established industrial area. - 12 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 The proposed departures from the sign ordinance are appropriate based on the size of the property and the proposed building. The 175-square foot wall graphic on the north side of the building is only 21'-10" long, while the building's north fagade is 728 feet long. The proposed monument graphic is larger than permitted due to its location. Because of the existing 40-foot wide easements along Mason Road and Alft Lane rights-of-way, the monument graphic will be located approximately 60-65 feet from Mason Road. Similarly, the proposed directional graphic would be located approximately 60-65 feet from Alft Lane and needs to be higher and larger than typically allowed for adequate visibility. Because the proposed fence, which encloses the truck parking and loading areas for security purposes, extends into the street yards north and west of the building, the applicant has agreed to install a six-foot high, open design, aluminum, decorative fence. For a consistent look, this fence is extended to enclose all truck parking and loading areas on site, but does not meet the screening requirements for a commercial operations yard. However, the applicant will install extensive landscaping around the entire truck parking and loading area to achieve adequate screening from public view and adjacent properties. A similar arrangement has been successfully implemented at other newer light-industrial facilities with commercial operations yards. Finally, the proposed mechanical transformer is located in the street yard on the north side of the building due to the size of the proposed building. Because the building is 728 feet long and 310 feet wide,the required transformer could not be located in a side or rear yard,where it is permitted by Code, and still maintain the required proximity to the office area located at the northwest corner of the building, which it serves. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 05-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by David Huang, as applicant and property owner, received January 14 2020, and supporting documents including: a. Undated Statement of Purpose and Conformance in Support of Varation for 2601 Mason Road, received January 28, 2020; b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated January 3, 2020; c. Conceptual Site Plan, prepared by Ware Malcomb, dated January 14, 2020, with such further revisions as required by the Community Development Director; d. Preliminary Landscape Plan for Lone Oak-Elgin, LLC Building Southeast Corner of Alft Lane and Mason Road Village of Elgin, Illinois,prepared by Manhard Consulting Ltd.,dated January 17,2020,with such further revisions as required by the Community - 13 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 Development Director; e. Undated two-page Exterior Elevations plans Sheets A4.1 and A4.2, prepared by Ware Malcomb, received January 16, 2020, with such further revisions as required by the Community Development Director; f. Undated sign plan, received January 16, 2020, with such further revisions as required by the Community Development Director; g. Utility Plan Sheet 13 of 24, prepared by Manhard Consulting Ltd., dated January 24, 2020, with such further revisions as required by the City Engineer; and h. Site Layout Plan, prepared by Manhard Ltd., dated January 27, 2020, 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 wall graphic on the north side of the building with a maximum sign surface area of 175 square feet. 3. A departure is hereby granted to allow the construction of a monument graphic on the property with a maximum sign surface area of 100 square feet. 4. A departure is hereby granted to allow the construction of one directional graphic near the Alft Lane entrance driveway with a maximum height of five feet and maximum surface area of 25 square feet including the base. 5. A departure is hereby granted to allow the construction of a six-foot high, open design, decorative, aluminum fence in the north and west street yards. 6. A departure is hereby granted to allow the screening of a commercial operations yard on the property with a six-foot high, open design, decorative, aluminum fence and landscape screening. 7. A departure is hereby granted to allow vehicle use areas in excess of 20,000 square feet with no interior landscape yards. 8. A departure is hereby granted to allow the installation of a transformer in the street yard on the north side of the building. 9. Any future development proposal within Daching Business Park shall not be required to submit a development plan to the City for a public hearing and city council approval provided the proposal complies with all requirements of the Municipal Code, 1976, as amended. - 14 - Recommendation & Findings of Fact Petition 05-20 February 3, 2020 10.No"loading facility" [SR] shall be located between a"building" [SR]and a"street lot line" [SR] along Mason Road or Alft Lane. Similarly, doors appurtenant to a"loading facility" [SR] or other like building features shall not be located along a fagade of a"building" [SR] facing a"street lot line" [SR] created by Mason Road or Alft Lane. 11. 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 four(4) yes,one(1)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 - SEEK"7 w \ Auto Mall Dr �- - Subject Property Petition 05-20 I � � Mason Rd r ® er Brighton LnAlft Ct a IN EXHIBIT Aerial/Location Map w'+e s 0 145 290 580 870 1,160 Map prepared by City of Elgin Feet Department of Community Development V row g Go�'�o cf �S PORI Auto Mall Dr te9� a.r� Subject Property Petition 05-20 —�� Mason Rd �o Legend o H w GI S.DBO.StreetCenterlinesKane ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 QPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 � Q PSFR1 Planned Single Family Residence 1 t O SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 PORI O TRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence OR1 Q PMFR Planned Multiple Family Residence O O RB Residence Business Alft Cf QPRB Planned Residential Business -- W -NB Neighborhood Business 3 -PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC Center City 1 -CC2 Center City 2 C J -PCC Planned Center City G -ORI Office Research Industrial Bath Rd -PORI Planned Office Research Industrial �p -GI General Industrial C -PGI Planned General Industrial ig Timber Rd -CI Commercial Industrial m -CF Community Facility PGI -PCF Planned Community Facility EXHIBIT Zoning Map W+E S Map prepared by City of Elgin 0 170 340 680 1,020 1,360 Department of Community Development Feet Subject Property 2601 Mason Rd. Petition 05-20 Mason Rd c J Q 0331126001 �\ EXHIBIT C Parcel Map N A City of Elgin 0 55 110 220 330 440 Department of Community Development Feet EXHIBIT D SITE LOCATION 2601 Mason Road Petition 05-20 � s �b4i�i0 � 2 •1�" - s.de�auc vwwy ��� 'c�i� �c PimLco PMwy r3 e� J R' Daching Business Park 9y °d'ii Ro Msson Rd ay C, Subject z 1 Property �o 2801 Alft Ln -- voc 1 BNghMr1 l Z AM Ln 3 �- ei4T o Bah Rd Fo.Ln ELGIN Site area map with zoning overlay 1 EXHIBIT D SITE LOCATION 2601 Mason Road Petition 05-20 e u f Sub ect Prope 2019 Aerial Map EXHIBIT D SITE LOCATION 2601 Mason Road Petition 05-20 Subject property as seen from Alft Lane looking east r . y���•�Iss!!wl�.x • i • O O • Subject property as seen from Mason Road looking south