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HomeMy WebLinkAboutG20-19 Ordinance No. G20-19 AN ORDINANCE CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT (2600 Mason Road) WHEREAS, the territory herein described has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify said territory in the PORI Planned Office Research Industrial District; and WHEREAS, after due notice in the manner provided by law the Planning and Zoning Commission conducted a public hearing on April 1, 2019 concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their written Findings of Fact and 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 classifying certain territory in the PORI Planned Office Research Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated April 1, 2019, 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the PORI Planned Office Research Industrial District the following described property: That part of the East Half of the Southwest Quarter of Section 30, Township 42 North, Range 8, East of the Third Principal Meridian, lying Southerly of land acquired by the Illinois State Toll Highway Commission by Proceedings filed in the Circuit Court of Kane County, Illinois as Case No. 56-1213 in the Township of Dundee, Kane County, Illinois. (commonly known as 2600 Mason Road). Section 3. That the City Council of the City of Elgin hereby classifies the subject property in the PORI Planned Office Research Industrial District, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PORI Planned Office Research Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting, subject to the provisions of Chapter 19.60 "Planned Developments", of the Elgin Municipal Code, as amended. A PORI zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol"[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code,as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PORI Planned Office Research Industrial District,the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended, unless a departure has been granted by the City Council. D. Zoning Districts; Generally. In this PORI Planned Office Research Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended, unless a departure has been granted by the City Council. E. Location and Size of District. PORI Planned Office Research Industrial Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PORI District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) acres. No departure from the required minimum size of a planned industrial district shall be granted by the City Council. F. Land Use. In this PORI Planned Office Research Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended. A. Permitted Uses. The following enumerated "land uses" [SR] shall be the only 2 land uses allowed as a "permitted use" [SR] in this PORI Planned Office Research Industrial District: 1. Municipal services division: Public parks, recreation, open space (UNCL) on a "zoning lot" [SR] containing less than two (2) acres of land. 2. Offices division: "Offices" [SR] (UNCL). 3. Finance, insurance, and real estate division: "Development sales offices" [SR] (UNCL). Finance, insurance, and real estate (H). 4. Services division: Advertising (731). Carpet and upholstery cleaning agents without plants on the premises (7217). Commercial, economic, sociological, and educational research (8732). Commercial physical and biological research(8731). Computer programming, data processing, and other computer related services (737). Computer rental and leasing (7377). Consumer credit reporting agencies, mercantile reporting agencies, and adjustment and collection agencies (732). Detective and guard services (7381). Electrical and electronic repair shops (7629). Engineering, accounting, research, management, and related services (87). Home healthcare services (808). "Hotels and motels" [SR] (701). 3 Job training and vocational rehabilitation services (833). Legal services (811). Libraries (823). Linen supply (7213). Mailing, reproduction, commercial art and photography, and stenographic services (733). Management and public relations services (874). Medical and dental laboratories (807). Motion picture distribution and allied services (782). Motion picture production and allied services (781). News syndicates (7383). Noncommercial research organizations (8733). Offices and clinics of dentists (802). Offices and clinics of doctors of medicine (801). Offices and clinics of doctors of osteopathy (803). Offices and clinics of other health practitioners (804). Other schools and educational services (829). Outdoor advertising services (7312). Personnel supply services (736). Photofinishing laboratories (7384). Professional sports operators and promoters (7941). Refrigerator and air conditioning service and repair(7623). Reupholstery and furniture repair(764). 4 Security systems services (7382). Tax return preparation services (7291). Testing laboratories (8734). Theatrical producers (792). Vocational schools (824). Watch, clock, and jewelry repair(763). 5. Retail trade division: Automatic merchandising machine operators (5962). Catalog and mail order houses (5961). Direct selling establishments (5963). 6. Agricultural division: Crop services (072). Farm labor and management services (076). Landscape counseling and planning(0781). Soil preparation services (071). 7. Construction division: "Contractor's office and equipment areas" [SR] (UNCL). General warehousing and storage, but not including "warehousing, self- storage" (4225). 8. Manufacturing division: Apparel and other finished products made from fabrics and similar materials (23). Computer and office equipment (357). Electronic and other electrical equipment and components (36). 5 Fabricated metal products (34). Furniture and fixtures (25). Industrial and commercial machinery and equipment (35). Leather and leather products (31). Measuring, analyzing, and controlling instruments; photographic, medical, and optical goods; and watches and clocks (38). Primary metal industries (33). Printing,publishing, and allied industries (27). Stone, clay, glass and concrete products (32). Tobacco products (21). Transportation equipment(37). 9. Wholesale trade division: Apparel piece goods and notions (513). Beer, wine and distilled alcoholic beverages (518). Chemicals and allied products (516). Drugs, drug proprietaries and druggists' sundries (512). Electrical goods (506). Farm product raw materials (515). Furniture and home furnishings (502). Groceries and related products (514). Hardware, and plumbing and heating equipment and supplies (507). Lumber and other construction materials (503). Machinery, equipment, and supplies (508). Metals and minerals, except petroleum (505). 6 Motor vehicles and motor vehicle parts and supplies (501). Paper and paper products (511). Petroleum and petroleum products (517). Professional and commercial equipment and supplies (504). 10. Transportation, communication and utilities division: "Accessory solar energy systems" [SR]. "Amateur radio antennas" [SR] (UNCL). Arrangement of passenger transportation (472). Arrangement of transportation of freight and cargo (473). Branch United States post offices (4311). Bus charter service operators' offices (414). Cable and other pay television services (484). "Commercial antenna tower" [SR] (UNCL). "Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL). Communication services not elsewhere classified (489). Courier services (4215). Freight forwarding in general (4731), including but not limited to fulfillment centers (including so-called last-mile fulfillment centers involving both warehousing and package delivery). Intercity and rural bus transportation operators' offices (413). Local and suburban passenger transportation operators' offices (411). Natural gas transmission and distribution (4922) (4924). Packing and crating (4783). 7 "Radio and television antennas" [SR] (UNCL). Radio and television broadcasting stations (483). Railroad operators' offices (401). "Satellite dish antennas" [SR] (UNCL). School bus operators' offices (415). Taxicab operators' offices (412). Telegraph and other message communications (482). Telephone communications (481). "Treatment, transmission and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains and valves" [SR] (UNCL). "Utility scale solar energy systems" [SR]. "Wind energy conversion system towers" [SR]. "Wind energy conversion systems" [SR]. 11. Miscellaneous uses division: "Accessory structures" [SR] (UNCL) to the permitted uses allowed in the ORI office research industrial district, subject to the provisions of Section 19.12.500 "Accessory Structures and Buildings", of the Elgin Municipal Code, as amended. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PORI Planned Office Research Industrial District, subject to the provisions of Section 19.10.400 "Permitted, Conditional, and Similar Land Uses", of the Elgin Municipal Code, as amended. "Fences and walls" [SR] (UNCL). "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR] to a permitted use allowed in this PORI Planned Office Research Industrial District, subject to the provisions of Chapter 19.47 "Off Street Loading", of the Elgin Municipal Code, as amended. "Parking lots" [SR] (UNCL), including but not limited to truck and trailer parking, exclusively "accessory" [SR] to a permitted use allowed in the 8 PORI Planned Office Research Industrial District, subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. "Parking structures" [SR] (UNCL), exclusively "accessory" [SR] to a permitted use allowed in this PORI Planned Office Research Industrial District, subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. "Refuse collection area" [SR]. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 "Street Graphics", of the Elgin Municipal Code, as amended. "Storage tanks" [SR] (UNCL). "Temporary uses" [SR] (UNCL). B. Conditional Uses.The following enumerated"land uses" [SR] shall be the only land uses allowed as a "conditional use" [SR] in this PORI Planned Office Research Industrial District: 1. Agriculture division: "Medical cannabis cultivation center" [SR]. 2. Municipal services division: "Municipal facilities" [SR] (UNCL) on a zoning lot containing less than two (2) acres of land. 3. Public administration division: Public administration(J)on a zoning lot containing less than two (2) acres of land. 4. Services division: Armored car service (7381). Carpet or rug cleaning, dyeing, or repairing plants (7217). Child daycare services (835). Dry cleaning plants (7216). 9 Industrial launderers (7218). "Medical cannabis dispensing organization" [SR]. Power laundries (7211). Truck route laundry and dry cleaning not operated by laundries or cleaners (7212). 5. Retail trade division: Carryout restaurants (5812). Drinking places (alcoholic beverages) (5813). Eating places (5812). "Outdoor eating and drinking facilities" [SR] (UNCL). 6. Mining division: "Temporary mining" [SR] (UNCL). 7. Manufacturing division: Chemicals and allied products (28). Food and kindred products (20). Lumber and wood products (24). Paper and allied products (26). Rubber and miscellaneous plastics products (30). Textile mill products (22). 8. Transportation, communication and utilities division: "Conditional commercial antenna tower" [SR] (UNCL). "Conditional commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL). Heliports (458). 10 "Other radio and television antennas" [SR] (UNCL). "Other satellite dish antennas" [SR] (UNCL). Pipelines, except natural gas (461). Public warehousing and storage (422). Railroad tracks (401). "Treatment, transmission and distribution facilities: equipment, equipment buildings, towers, exchanges, substations, regulators" [SR] (UNCL). Water transportation(44). 9. Miscellaneous uses division: "Accessory package liquor sales establishment" [SR] (UNCL). "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PORI Planned Office Research Industrial District, subject to the provisions of section 19.12.500 "Accessory Structures and Buildings", of the Elgin Municipal Code, as amended. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PORI Planned Office Research Industrial District, subject to the provisions of section 19.10.400 "Permitted, Conditional, and Similar Land Uses", of the Elgin Municipal Code, as amended. "Commercial operations yard" [SR] (UNCL). "Master signage plan" [SR], subject to the provisions of Chapter 19.50 "Street Graphics", of the Elgin Municipal Code, as amended. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. "Parking structures" [SR], subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. "Planned developments" [SR] (UNCL) on a zoning lot containing less than two (2) acres of land, subject to the provisions of Chapter 19.60 "Planned Developments", of the Elgin Municipal Code, as amended. C. Similar Uses. The following enumerated "land uses" [SR] shall be subject to classification as a permitted use or as a conditional use in this PORI Planned 11 Office Research Industrial District, or in a less restrictive zoning district, pursuant to subsection 19.10.400 H of the Elgin Municipal Code, as amended: 1. Services division: Business services not elsewhere classified (7389). Laundry and garment services not elsewhere classified (7219). Miscellaneous health and allied services not elsewhere classified (809). Miscellaneous personal services not elsewhere classified (7299). Miscellaneous repair shops and related services (769). Services not elsewhere classified (899). Social services not elsewhere classified (839). 2. Manufacturing division: Miscellaneous manufacturing industries (39). 3. Transportation, communication and utilities division: Transportation services not elsewhere classified (4789). G. Site Design. In this PORI Planned Office Research Industrial District, the use and development of land and structures shall be subject to the provisions of Section 19.12,"Site Design", of the Elgin Municipal Code, as amended,except as provided within this section, and shall be in substantial conformance with the following documents: 1. General Conditions. 1) Substantial conformance to the Development Application submitted by CHI Development Operating, L.L.C., as applicant, and Bartel's Farming Corporation, as property owner,received February 15, 2019, and supporting documents including: a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District (over 2 acres), received March 26, 2019,with the exception of any reference to"Sidewalk Plan dated March 26, 2019"; b. ALTA/NSPS Land title Survey, prepared by Haeger Engineering, dated February 28, 2019, last revised March 15, 2019; 12 c. Preliminary Topographic Survey Exhibit 40, prepared by Haeger Engineering, dated December 21, 2018; d. Site Plan Sheet A1.1-A, prepared by Harris Architects Inc., dated February 15, 2019, last revised April 30, 2019, with such further revisions as required by Community Development Director; e. Three building elevation sheets all titled A2.0-A, A2.0-B, and A2.0-C, prepared by Harris Architects, Inc.,dated February 15, 2019, last revised April 30, 2019, with such further revisions as required by Community Development Director; f. Signage plans, including three sheet titled A1.1-A, A1.1-B, and A1.1-C, and three building elevation sheets titled A2.0-A, A2.0-B, and A2.0-C, prepared by Harris Architects,Inc., dated February 15,2019, last revised April 30, 2019, and Single Face Illuminated Monument Sign plans Option A and Option B and Single Face Illuminated Directional Sign plan, prepared by Parvin-Clauss Sign Company, dated March 13, 2019, last revised May 7, 2019, with such further revisions as required by Community Development Director; g. Plat of Annexation to the City of Elgin,prepared by Haeger Engineering, dated February 14, 2019, with such further revisions as required by City Engineer; h. Plat of Dedication for a portion of Alft Ln, prepared by Haeger Engineering, dated April 22, 2019, with such further revisions as required by City Engineer; i. Plat of subdivision titled "Final Plat of Crow Commerce Center in Elgin", prepared by Haeger Engineering, dated March 15, 2019, last revised June 6, 2019, with such further revisions as required by City Engineer; j. Site Photometric Plan,prepared by Jan Electric,dated February 15,2019, last revised March 22, 2019, with such further revisions as required by Community Development Director; k. Alft Lane Extension landscape plan, prepared by Wingren Landscape, dated March 15, 2019, with such further revisions as required by Community Development Director; 1. Final Landscape Plans, Sheets L1-L6, prepared by Wingren Landscape, dated February 15, 2019, last revised May 13, 2019, with such further revisions as required by Community Development Director; m. Final Engineering Plans Crow Commerce Center-Elgin NE of Alft Ln. & Mason Rd. Elgin, Illinois 60124, prepared by Kimley Horn, dated February 15, 2019, last revised April 30, 2019, with such further revisions as required by City Engineer; n. Alft Lane Extension Roadway Improvement Plans Section 30 Township 42 North Range 8 East Elgin, Illinois, prepared by Haeger Engineering, dated July 20, 2018, last revised April 19, 2019, with such further revisions as required by City Engineer; o. A stormwater management easement for the benefit of the City over a portion of the property immediately west of the Subject Property and 13 bearing Kane County tax parcel identification number 03-30-300-009 (the "Plote Parcel") relating to drainage from the Subject Alft Lane Improvement,in a form as required by the City Engineer and as approved by the Corporation Counsel. 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 installation of stonnwater detention facilities with a 3:1 side slopes. 3) A departure is hereby granted to allow the maximum allowable water level fluctuation (bounce)within a stormwater detention of 8.5 feet. 4) Compliance with all applicable codes and ordinances. 5) Reasonable modifications to the final engineering plans on which the Final Plat was based (the "Final Engineering Plans") to solve engineering, layout and/or design problems not reasonably foreseeable at the time of the execution of the Annexation Agreement, may be approved by the Development Administrator as "minor amendments" pursuant to Section 19.60.200 "Changes to Planned Developments", of the Elgin Municipal Code, as amended, provided that such changes are in substantial conformance with the approved Final Engineering Plans and are approved by City Engineer. 6) The proposed Building C depicted on Site Plan, Sheet A 1.I, prepared by Harris Architects Inc., dated February 15, 2019, may be reduced in size and repositioned as shown on Supplementary Site Plan, prepared by Kimley Horn, dated March 25, 2019, (or in any other substantially similar iteration) with associated parking and landscaping changes, and any other further revisions as required by Community Development Director. 7) The applicant may construct additional vehicle use areas for the purposes of establishing no more than 47 parking spaces for semi-trucks and/or semi- trailers north of Building "A"on Lot 1, and no more than 21 parking spaces for semi-trucks and/or semi-trailers north of Building "B" on Lot 2, subject to compliance with all requirements of this Ordinance and the Municipal Code, as amended. 2. Zoning Lots. In this PORI zoning district, "zoning lots" shall be subject to the provisions of Section 19.12.300 "Zoning Lots - Clarifications and Exceptions", of the Elgin Municipal Code, as amended. 3. Lot Area. In this PORI zoning district, the minimum required "zoning lot area" 14 shall be as follows: a. Limited Access Street: Where a zoning lot has frontage on a "limited access street" [SR], the minimum required lot area shall be one hundred twenty thousand (120,000) square feet. b. Collector Street: Where a zoning lot has frontage on a "major collector street" [SR] or on a "collector street" [SR], the minimum required lot area shall be eighty thousand (80,000) square feet. c. Local Street: Where a zoning lot has frontage on a "local street" [SR], the minimum required lot area shall be sixty thousand (60,000) square feet. 4. Lot Width. In the PORI zoning district, the minimum required lot width for a zoning lot shall be as follows: a. Limited Access Street: Where a zoning lot has frontage on a "limited access street" [SR], the minimum required lot width shall be three hundred (300) linear feet. b. Collector Street: Where a zoning lot has frontage on a "major collector street" [SR] or on a "collector street" [SR], the minimum required lot width shall be two hundred (200) linear feet. c. Local Street: Where a zoning lot has frontage on a "local street" [SR], the minimum required lot width shall be one hundred sixty (160) linear feet. 5. Setbacks - Generally. In this PORI zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400 "Setbacks - Clarifications and Exceptions", of the Elgin Municipal Code, as amended. 6. Setbacks by Lot Line. In this PORI zoning district, the minimum required "building setbacks"and"vehicle use area setbacks"from a"lot line"for a zoning lot shall be as follows: a. Building Setbacks. In this PORI zoning district, the minimum required "building setbacks" for a zoning lot shall be as follows: 1. Street Setback. The minimum required building street yard setback from a "street lot line" [SR] shall be as follows: From the Interstate 90 ROW 50 feet From Mason Road ROW 25 feet From the Alft Lane ROW 25 feet 2. Interior Setback. The minimum required building interior yard setback from an "interior lot line" [SR] shall be twenty (20) linear feet. b. Vehicle Use Area Setbacks by Lot Line. In this PORI zoning district, the minimum required"vehicle use area setbacks" [SR] for a zoning lot shall be as follows: 1. Street Setback. The minimum required vehicle use area setback from a 15 street lot line shall be ten (10) linear feet, except on Lot 1 along Alft Lane. The minimum required vehicle use area setback from a street lot line along Alft Lane on Lot 1 of Crow Commerce Center in Elgin subdivision shall be four(4) feet. 2. Interior Setback. The minimum required vehicle use area setback from an interior lot line shall be five (5) linear feet, except between Lot 1 and Lot 2 of Crow Commerce Center in Elgin subdivision where there shall be no minimum required vehicle use area setback from an interior lot line. 7. Accessory Structures and Buildings. In this PORI zoning district, "accessory structures and buildings" [SR] shall be subject to the provisions of Section 19.12.500 "Accessory Structures and Buildings", of the Elgin Municipal Code, as amended. 8. Yards - Generally. In this PORI zoning district, a "street yard" [SR], a "side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600 "Obstructions in Yards", of the Elgin Municipal Code, as amended. 9. Landscape Yards: In this PORI zoning district, landscape yards shall be as follows: 1. Vehicle Use Area Landscape Yards: The yards established by vehicle use area setbacks shall be used as "vehicle use area landscape yards" [SR] with the exception of access driveways as provided in Sections 19.45.110 "Access Driveways to a Public Right of Way", and 19.45.120 "Size of Driveways", of the Elgin Municipal Code,as amended.Vehicle use area landscape yards shall be subject to the provisions of Section 19.12.700 "Landscaping", of the Elgin Municipal Code, as amended. 2. Interior Landscape Yards: "Interior landscape yards" [SR] shall be installed on a zoning lot featuring a "vehicle use area" [SR], which exceeds five thousand (5,000) square feet in area, subject to the provisions of Section 19.12.700 "Landscaping", of the Elgin Municipal Code, as amended, with the following departure: a. A departure is hereby granted to allow a continuous vehicle use area in excess of 20,000 square feet with no interior landscape yards. 10. Floor Area: In this PORI zoning district, the maximum"floor area" [SR] for a zoning lot shall be 70%of the zoning lot area. 11. Building Coverage: In this PORI zoning district, the maximum "building 16 coverage" [SR] for a zoning lot shall be 55% of the zoning lot area. H. Off Street Parking. In this PORI Planned Office Research Industrial District, off- street parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended, and shall be in substantial conformance with the following: 1. Required Number of Parking Stalls. The required number of parking stalls shall be subject to provisions of Chapter 19.45.080 "Table of Required Parking", of the Elgin Municipal Code, as amended, except as follows: a. For Warehouse, storage, and distribution facilities, the number of parking spaces required shall be one parking stall per 1,500 square feet of floor area. 2. Collective Parking Facilities. Off street parking facilities for separate uses may be provided collectively, if the total number of stalls so provided is not less than the sum of the separate requirements of each "land use" [SR], and if all the regulations governing the location of accessory off street facilities in relation to the use served are observed. The off street parking facilities may be provided jointly or collectively within the property or on contiguous properties controlled by the owners of the zoning lots by written covenant or agreement between the owners of such zoning lots and adjacent properties. 3. A departure is hereby granted to allow the construction of"Parking Stalls" (SR) with minimum nine (9) linear feet in width by minimum eighteen (18) linear feet in length. Off Street Loading. In this PORI Planned Office Research Industrial District,off- street loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of the Elgin Municipal Code, as amended. J. Signs. In this PORI Planned Office Research Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow one subdivision monument graphic not to exceed 10 feet in height and 100 square feet in area. No other subdivision entrance graphics shall be allowed for Crow Commerce Center in Elgin subdivision. 2. A departure is hereby granted to allow the installation of a total of six directional graphics not to exceed seven feet in height and 30 square feet in area (not including the base) each. 17 K. Nonconforming Uses and Structures. In this PORI Planned Office Research Industrial District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52 "Nonconforming Uses and Structures" of the Elgin Municipal Code, as amended. L. Amendments. In this PORI Planned Office Research Industrial District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. Planned Developments. In this PORI Planned Office Research Industrial District, the use and development of the land and structures shall be subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PORI zoning district. N. Conditional Uses. In this PORI Planned Office Research Industrial District, conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PORI zoning district. O. Variations. In this PORI Planned Office Research Industrial District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PORI zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. f ,/ David J. Kap in, ''yor 18 Presented: June 12, 2019 Passed: June 12, 2019 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: June 12, 2019 Published: June 14, 2019 Atteast: `��..OF 441,efri 4/ 6e46A ‘CiCs/ Kimberly Dewis, rty Clerk ' .1-- 11111 k, 4,,T' a 19 EXHIBIT A April 1, 2019 RECOIVIlVIENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning&Zoning Commission regarding Petitions 08-19, 09-19,and 10-19, an application by CHI Development Operating, L.L.C, a TX limited liability company, as applicant, and Bartel's Farming Corporation, as property owner, are requesting annexation, preliminary and final plat of subdivision, and planned development as a map amendment with departures from the Elgin Municipal Code for signage, minimum building street yard setback, building interior yard setback, vehicle use area street yard setback, vehicle use area interior yard setback, minimum number of parking spaces, interior landscape yard, side slopes of the detention basin, and other departures as may be necessary or desirable to construct three office, industrial, and/or warehouse buildings at the property commonly referred to as 2600 Mason Road. GENERAL INFORMATION Petition Number: 08-19, 09-19 & 10-19 Property Location: 2600 Mason Road Requested Action: Annexation, Planned Development as a Map Amendment, Preliminary and Final Plat of Subdivision Current Zoning: F - Farming (unincorporated Kane County) Proposed Zoning: PORI Planned Office Research Industrial Existing Use: Vacant, undeveloped Proposed Use: Office, warehouse, and/or industrial Applicant: CHI Development Operating,L.L.C,a TX limited liability company Owner Bartel's Farming Corporation Staff Coordinators: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact • Petitions 08-19, 09-19, and 10-19 April 1, 2019 Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Stormwater Variation Application and Findings of Fact F. Development Application, Annexation Agreement, and Attachments G. Draft Ordinances and Resolution BACKGROUND CHI Development Operating, L.L.C, a TX limited liability company, as applicant, and Bartel's Farming Corporation, as property owner, are requesting annexation, preliminary and final plat of subdivision, and planned development as a map amendment with departures from the Elgin Municipal Code for signage,minimum building street yard setback,building interior yard setback, vehicle use area street yard setback, vehicle use area interior yard setback, minimum number of parking spaces, interior landscape yard, side slopes of the detention basin, and other departures as may be necessary or desirable to construct three office, industrial, and/or warehouse buildings at the property commonly referred to as 2600 Mason Road. The 42.8-acre subject property,located in unincorporated Kane County with frontage along Mason Road and I-90 Tollway is currently vacant, undeveloped, and used for farming purposes. The property is encumbered by a gas pipeline and the corresponding 49.5-foot wide easement located across the center of the property.No construction of any type of improvements,except for parking lots and other paved areas, is permitted over the easement area. The property is adjacent to a 52.7- acre vacant property located immediately to the west, also used for farming purposes, and the Com-Ed transfer station located to the east, both of which are also unincorporated. The 37.4-acre vacant property located to the south across Mason Road,part of Daching Business Park, is located in the City and is zoned PORI Planned Office Research Industrial District.The Randall Point West Business Park subdivision,zoned PORI Planned Office Research Industrial, is located to the north across 1-90 and is home to New Haven Display International, Inc. office and manufacturing -2 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 building. Q ) vop !H + i • 17 iikocr ,4; SUBJECT PROPERTY } --"4110/00411‘ 1. Pig 't ,- . _....40i I.Aq 41.111 vo 4/ ' "4'.,4- t, 4. tli. I - "' mod. 'i• dis, 1 Figure 1.Site aerial map with zoning overlay Proposal The applicant is proposing to annex the property, subdivide it into five new lots, and construct a new corporate business park Crow Commerce Center with three new office, warehouse and/or industrial buildings. Each building would be located on its own lot with stormwater detention facilities on the remaining two lots. The speculative one-story buildings are expected to be occupied by last-mile fulfillment center companies, but would be designed to accommodate one or more tenants. Buildings A and B would be located along Mason Road and would be 155,029 square feet and 106,138 square feet respectively. Building C, with 376,647 square feet, would be located in rear along I-90 Tollway. The exterior of the buildings would feature pre-cast concrete panels and glass curtain walls at building corners for future tenant offices. Truck loading docks and truck parking spaces are located in rear of each building so that they are not readily visible from the adjacent - 3 - Recommendation & Findings of Fact Petitions 08-19,09-19, and 10-19 April 1,2019 roadways. The business center would have a total of 572 regular parking spaces and 144 truck parking spaces, which meets the proposed one parking space per 1,500 square feet of floor area parking requirement (425 parking spaces total required) commonly applied to new corporate business parks which are primarily occupied by warehousing and light-industrial uses. Y=r% The proposal includes the i ._ T�Rs `\ extension of Alft Lane north of ? .- Mason Road that would ' ;;mom '9?F 90 •�'• terminate in a cul-de-sac. Alft r �_ , \ Lane would be constructed by R r ` \ ,. the applicant to provide access LOT 3 ".� 1 to Building C along the PROPOSED RUILOING-C' *375 547 SF - \ • ' Tollway, but would be FRE=W8.40 .._\ "F.' dedicated dedicated as a public roadway. • ce I �� . Alft Lane would meet all City a , \ t I requirements for new R tli )1 ,� i roadways with 36-foot wide �u) \� ; two-lane street within a 60- 1 �. - -_ 1 I foot wide right-of-way. New J f„ a "" - 1 public sidewalk, street lights, • �Ai> ; and street trees would be 14 I;--=-- installed on both sides of Alft Ir PROp°gELOT 1 D eUIIDING•A• : :;7,,. x f .z : Lane extension. A new public IIt =,u�9 -� sidewalk and street trees (on 1 fFE-908.75 ' LOT z private property due to I m 'NOVOStU RULLJIV(V•R' 1' !108,138 Sr 1! i I ��•: ,, - F*t-9a,ll I I existing overhead utility lines) • _ >�.�, '=i s would also be constructed - : .� 'E .: µ.- I.R,,-r,;= I- along the north side of Mason 1 I --- ----- — — - ---- --— --- Road Figure 3. Proposed business park site plan The overall development includes extensive • landscaping throughout the site. The applicant would also extend sewer and water utilities within Alft Lane which will enable development of the 52.7-acre vacant property adjacent to the west(Plote Property). The proposed PORI Planned Office Research Industrial zoning classification includes several departures (Table 1 below) from the typical site design requirements of the ORI Office Research • Industrial District. 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 proposal also includes a request for two departures(variance)from the requirements of the stormwater ordinance to construct the two stormwater detention facilities with a steeper slope(3:1 slope proposed,where a maximum 4:1 slope is permitted) and a higher maximum water level (8.5 feet proposed, where -4 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 a maximum of 7.5 feet is permitted). The requested departures are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures and Variations Site Design Regulation Standard Proposed ORI District PORI District 70 ft. along 1-90 50 ft. along 1-90 Building Street Yard Setback 38-49 ft. along local street 25 ft. along local street Building Interior Yard Setback 32—36 ft. 20 ft. Vehicle Use Area Street Yard 37—43 ft. 10 ft. Setback (4 ft. from Alft Lane property line on Lot 1) Vehicle Use Area Interior Yard 7— 10 ft. 5 ft. Setback (0 ft. between Lots A and B) Interior Landscape Yard within One landscape island for No landscape islands Vehicle Use Area every 20,000 sq. ft. of paved within truck loading dock area areas _ 1 / 1,000 sq. ft. of floor area, or 1 / 1.5 employees, 1 / 1,500 sq. ft. of floor Parking whichever is greater area (638 total required) (574 total proposed) 10 ft. high 10 ft. high Subdivision Monument Graphic 80 sq. ft. max. 100 sq. ft. 3 ft. high 7 ft. high Directional Graphic 2 sq. ft. max. 30 sq. ft. Five total Six total Stormwater Detention Water Max. 7.5 ft. 8.5 ft. Level (Bounce) Stormwater Detention Max. detention slope 4:1 Max. detention slope 3:1 Supplementary Site Plan As part of the proposed development,the applicant is also requesting approval of a supplementary (alternate) site plan. The proposed supplementary site plan is essentially the same as the original proposal,except that the proposed building C on Lot 3 would be reduced from 376,647 square feet to 249,600 square feet with a total of 827 regular parking spaces and 45 truck parking spaces across all three lots.The layout of the development,number of lots,and the extension of Alft Lane would all remain the same. There would also be no changes to the proposed building elevations and site - 5 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 layouts of Lot 1 and Lot 2. Building A on Lot 1 would remain 155,029 square feet in area with a total of 156 regular parking spaces and 47 truck parking spaces.Building B on Lot 2 would remain 106,138 square feet in area with a total of 118 regular parking spaces and 21 truck parking spaces. The approval of the supplementary site plan as part of the planned development would allow the applicant to construct a smaller Building C, if a specific tenant so desires, without the need to amend the planned development through a new public hearing process. The Community Development Department offers the following additional information: A. Property History. The subject property is located in unincorporated Kane County and is zoned F Farming District. The property is vacant and used for farming purposes. B. Surrounding Land Use and Zoning. The 52.7-acre vacant property adjacent to the west, used for farming purposes, and the Com-Ed transfer station located to the east are located in unincorporated Kane County and are zoned F Farming District. The 37.4-acre vacant property located to the south across Mason Road,part of Daching Business Park,is located in the City and is zoned PORI Planned Office Research Industrial District. The Randall Point West Business Park subdivision,zoned PORI Planned Office Research Industrial, is located to the north across I-90 and is home to New Haven Display International,Inc.office • and manufacturing building. 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 proposed PORI Planned Office Research Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting, subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended,A PORI zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. E. Trend of Development.The subject property is located along I-90 Tolway west of Randall Road. 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. - 6 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 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, warehouse, and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that vacant farm land in the surrounding area would be developed with similar light-industrial uses when annexed into the City. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 08-19, 09-19, and 10-19 on April 1, 2019. 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 April 1, 2019. 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, planned developments outlined in § 19.60.040, and standards for variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane County Stormwater Ordinance: 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 42.8-acre property is currently vacant and undeveloped. As the property is used for farming purposes, there are only a few non • - significant trees along the edges of the property. The property slopes down from north to south with the southwest corner of the property having an elevation approximately 33 feet lower than the northwest corner of the property. 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 • - 7 - • Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 • facilities.All existing municipal water, sanitary sewer,and stormwater utilities are located in Mason Road or Alft Lane rights-of-way. The extension of Alft Lane would include the extension of water and sanitary sewer utilities which would enable connections for the future development of the vacant property adjacent to the west. The on-site stormwater detentions would connect to the existing storm sewer infrastructure in Alft Lane south of Mason Road.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 of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage along Mason Road and I-90 Tollway. Access to the property is provided via Mason Road, but the applicant is proposing the extension of Alft Lane, which would terminate in a cul-de-sac to provide access to the proposed Building C along I-90.Alft Lane extension would also improve the access to the vacant property adjacent to the west. Mason Road is a local road which turns into Capital Street east of the site with a connection to Alft Lane and thereby to N.Randall Road. The property enjoys easy access to 1-90 Tollway via N. Randall Road interchange, which 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 zoning ordinance, warehouse and light-industrial uses are required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees during peak demand shift, whichever is greater. As a speculative development with no known number of employees, the one parking space per 1,000 square feet of floor area would be applied, which would result in a total of 638 parking spaces required. The applicant is proposing to reduce the parking requirement to one parking space per 1,500 - 8 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 square feet of floor area, which results in a total of 425 parking spaces required. With a total of 574 parking spaces proposed,the business park would meet the proposed parking requirement for the entire planned development. The proposed requirement for one parking space per 1,500 square foot of floor area is consistent with several recent planned developments including the Huang property at the northwest corner of Big Timber Road and N.Randall Road,and 2701 Galvin Drive planned development located west of N. Randall Road and south of IL Route 62 (Higgins Road). Those planned developments require that additional banked parking spaces are planned that could be constructed in the future to meet the standard parking requirement of one parking space per 1,000 square feet of floor area. Similarly, the proposed development includes a total of 125 banked parking spaces that, if constructed, could bring the total • number of parking spaces to 692 (five existing parking spaces would be lost to provide connections to the new parking lot in the northwest corner of the site, which exceeds the standard zoning requirement for 638 parking spaces (one parking space per 1,000 square feet). 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 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 is located in unincorporated Kane County and is zoned F Farming District.The property is vacant,has never been developed,and is used for farming purposes. 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 52.7-acre vacant property adjacent to the west, used for farming purposes, and the Corn-Ed transfer station located to the east are located in unincorporated Kane County and are zoned F Farming • District. The 37.4-acre vacant property located to the south across Mason Road, part of Daching Business Park, is located in the City and is zoned PORI Planned Office Research Industrial District. The Randall Point West Business Park subdivision, zoned PORI Planned Office Research Industrial, is located to the north across I-90 and is home to New Haven Display International, Inc. office and manufacturing building. -9 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1,2019 F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along I-90 Tolway west of Randall Road. The property enjoys easy access to 1-90 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. Because of the easy access to 1-90, most properties west of N. Randall Road, both north and south of 1-90 have been developed with light-industrial office, warehouse, and manufacturing buildings. As forecast by the 2018 Comprehensive Plan, which designates the subject property for light-industrial use, it is anticipated that vacant farm land would be developed with similar light-industrial uses when annexed into the City. 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 proposed PORI Planned Office Research Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting,subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended, A PORI zoning district is most similar to, but departs from the standard requirements of the ORI zoning district. 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 - 10 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 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 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 42.8-acre property is currently vacant and undeveloped.As the property is used for farming purposes, there are only a few non-significant trees along the edges of the property. The property slopes down from north to south with the southwest corner of the property having an elevation approximately 33 feet lower than the northwest corner of the property. 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 a speculative business park with three buildings for office, warehouse, and manufacturing uses. It is anticipated, the business park would be occupied by one or more last mile fulfillment centers or similar light-industrial uses. All buildings are equipped with loading docks and truck parking spaces. In addition, all proposed parking spaces could be shared by future tenants. All other surrounding business - 11 - Recommendation & Findings of Fact Petitions 08-19,09-19, and 10-19 April 1,2019 parks are occupied with light-industrial uses,all of which function with no negative effects on each other. Similarly, all uses proposed to be allowed within the planned development would not have any negative effect on the other uses located within the business park. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning and stormwater ordinances: 1. Sections 19.40.135,"Site Design". The minimum required building street yard setback is 70 feet from I-90, and 38-49 feet from a local road(Mason Road and Alft Lane)based on the lot area. The applicant is proposing a building street yard setback of 50 feet from I-90 and 25 feet both Mason Road and Alft Lane extension. 2. Sections 19.40.135, "Site Design". The minimum required building interior yard setback is 32-36 feet based on the lot area. The applicant is proposing a 20-foot building interior yard setback. 3. Sections 19.40.135, "Site Design". The minimum required vehicle use area street yard setback is 37-43 feet based on lot area. The applicant is proposing a 10-foot vehicle use area street yard setback, except on Lot 1 along the Alft Lane property line where the proposed vehicle use area street yard setback would be four feet. 4. Sections 19.40.135, "Site Design". The minimum required vehicle use area interior yard setback is 7-10 feet based on the lot area. The applicant is proposing a five-foot vehicle use area interior yard setback, except for between Lot 1 and Lot 2 where there would be no required vehicle use area interior yard setback. 5. Sections 19.12.720, "Landscape Yards". A minimum of one interior landscape yard • (parking lot island) for each 20,000 square feet of total vehicle use area on a lot. The applicant is proposing loading dock area in excess of 20,000 square feet in area with no landscape islands. 6. Sections 19.45.080, "Table of Required Parking". The minimum number of parking spaces required is one parking space per 1,000 square feet, or one parking space per 1.5 • employees during peak demand shift, whichever is greater(638 parking spaces required). The applicant is proposing a requirement of one parking spaces per 1,500 square feet of floor area with a total of 572 parking spaces proposed. 7. Sections 19.50.090, "Special Street Graphics". The maximum permitted size of a subdivision graphic is 10 feet high and 80 square feet in sign surface area. The applicant is • proposing one subdivision entrance graphic which would be 10 feet high and 100 square feet in area. - 12 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 . 8. Sections 19.50.090, "Special Street Graphics". The maximum number of directional graphics is one for each driveway entrance to the property (a total of five would be permitted on the subject property).A directional graphic is permitted to be three feet high and two square feet in area. The applicant is proposing a total of six directional graphics that would be seven feet high and 30 square feet in sign surface area each. 9. Sections 203(h)(12), "Site Runoff Storage Requirements (Detention)" of the Municipal Code. The maximum allowable water level fluctuation within a stormwater detention shall be 7.5 feet. The applicant is proposing 8.5 feet of water level fluctuation. 10. Sections 203(h)(13), "Site Runoff Storage Requirements (Detention)" of the Municipal Code. The maximum permitted slope within a stormwater detention facility is 4:1. The applicant is proposing a slope of 3:1. Staff finds the proposed departures are appropriate to achieve a desirable development of a long vacant property located within City of Elgin's planning boundary. The proposed building and vehicle use area setbacks would establish consistent setbacks across all three lots. Currently building and vehicle use area setbacks vary based on the area of the zoning lot. This could result in an irregular development pattern.Consistent building and vehicle use area setbacks are preferred as they provide for a more attractive business park environment with a consistent development pattern across all zoning lots. The proposed departure from the required spacing of parking lot islands is necessary to achieve a restriction-free flow of traffic for easy access to the loading docks.The proposal meets the overall total interior landscape yard area requirement, and the applicant would install street trees (one every 40 feet)along the north side of Mason Road,both sides of Alft Lane extension,and extensive and landscaping throughout the proposed business park. The proposed departures from the sign ordinance are appropriate due to the size of the subject property. The proposed business park is 42.8-acres in size. Per the sign ordinance, two smaller subdivision graphics are allowed at the main entrance to the subdivision. However, the proposed subdivision does not have one main entrance where such typical subdivision graphics could be installed on both sides of the entrance roadway.Instead,the applicant is proposing only one,larger, subdivision graphic which would enhance the business park identity along Mason Road. Finally, the proposed variations from the stormwater ordinance requirements are necessary to achieve a desirable site layout with Alft Lane extension. The property is encumbered by a gas pipeline and the corresponding 49.5-foot wide easement located across the center of the property. No construction of any type of improvements, except for parking lots and other paved areas, is permitted over the easement area. In addition the topography of the site necessitates the location of the stormwater detention facilities near the west side of the property.To accommodate adequate site access for truck maneuvering,the two proposed stormwater detention areas are designed to be - 13 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1,2019 deeper and with a smaller footprint than typically desired, and therefore the detention facilities have a steeper slope than normally permitted. STANDARDS FOR STORMWATER ORDINANCE VARIATIONS Applications for variations from the stormwater ordinance requirements must meet the standards outlined in § 904 of the Kane County Stormwater Ordinance. The applicant has provided the application for stormwater variations including the findings of fact attached as Exhibit F. Staff concurs with applicants findings of fact against the standards for variations from the stormwater ordinance requirements. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend • approval of Petitions 08-19, 09-19, and 10-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by CHI Development Operating, L.L.C., as applicant, and Bartel's Farming Corporation, as property owner, received February 15, 2019, and supporting documents including: a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District (over 2 acres), received March 26, 2019, with the exception of any reference to"Sidewalk Plan dated March 26, 2019"; b. ALTA/NSPS Land title Survey, prepared by Haeger Engineering, dated February 28, 2019, last revised March 15,2019; c. Preliminary Topographic Survey Exhibit 40, prepared by Haeger Engineering, dated December 21,2018; d. Site Plan Sheet A1.1,prepared by Harris Architects Inc., dated February 15,2019, last revised March 23, 2019, with such further revisions as required by Community Development Director; e. Three building elevation sheets all titled A2.0, prepared by Harris Architects, Inc., dated February 15, 2019, last revised March 22, 2019, with such further revisions as required by Community Development Director; f. Signage plans, including sheet A1.1, three building elevation sheets all titled A2.0, a concept plan for subdivision monument graphic, and a concept plan for a wayfinding graphic, prepared by Harris Architects, Inc., dated February 15, 2019, last revised March 23, 2019, with such further revisions as required by Community Development Director; g. Plat of Annexation to the City of Elgin, prepared by Haeger Engineering, dated February 14, 2019,with such further revisions as required by City Engineer; h. Plat of Dedication,prepared by Haeger Engineering, dated March 25, 2019,with such - 14 - • Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 April 1, 2019 further revisions as required by City Engineer; i. Plat of subdivision titled"Final Plat of Crow Commerce Center in Elgin",prepared by Haeger Engineering, dated March 15, 2019, with such further revisions as required by City Engineer; j. Site Photometric Plan,prepared by Jan Electric, dated February 15, 2019, last revised March 22, 2019, with such further revisions as required by Community Development Director; k. Alft Lane Extension landscape plan,prepared by Wingren Landscape,dated March 15, 2019,with such further revisions as required by Community Development Director; 1. Final Landscape Plans,Sheets L1-L6,prepared by Wingren Landscape,dated February 15, 2019, last revised March 22, 2019, with such further revisions as required by Community Development Director; m. Final Engineering Plans Crow Commerce Center—Elgin NE of Alft Ln. &Mason Rd. Elgin, Illinois 60124,prepared by Kimley Horn, dated February 15, 2019, last revised March 25, 2019,with such further revisions as required by City Engineer; and n. Alft Lane Extension Roadway Improvement Plans Section 30 Township 42 North Range 8 East Elgin, Illinois,prepared by Haeger Engineering,dated July 20,2018, last revised March 25, 2019,with such further revisions as required by 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. The applicant shall construct public and private sidewalk within Mason Road and Alft Lane rights-of-way, and on the subject property as depicted on the "Required Sidewalk Layout Plan, dated March 27, 2019"; 3. A departure is hereby granted to allow a building street yard setback of 50 feet from the • north property line along 1-90 Tollway and 25 feet from property lines adjacent to Mason Road or Alft Lane extension. 4. A departure is hereby granted to allow a building interior yard setback of 20 feet. 5. A departure is hereby granted to allow vehicle use area street yard setback of 10 feet, with • the exception of Lot 1 where along Alft Lane the required vehicle use area street yard setback shall be four feet. 6. A departure is hereby granted to allow a vehicle use area interior yard setback of five feet, except between Lot 1 and Lot 2 where no vehicle use area interior yard setback shall be required. • 7. A departure is hereby granted to allow vehicle use areas in excess of 20,000 square feet with no interior landscape yards. - 15 - Recommendation & Findings of Fact Petitions 08-19, 09-19, and 10-19 • April 1, 2019 8. A departure is hereby granted for manufacturing,warehousing, and storage land uses to be required to provide one parking space per 1,500 square feet of gross floor area. 9. A departure is hereby granted to allow one subdivision monument graphic not to exceed 10 feet in height and 100 square feet in area. No other subdivision entrance graphics shall be allowed. 10. A departure is hereby granted to allow the installation of a total of six directional graphics not to exceed seven feet in height and 30 square feet in area each. 11. A departure is hereby granted to allow the installation of stormwater detention facilities with a 3:1 side slopes. 12. A departure is hereby granted to allow the maximum allowable water level fluctuation (bounce) within a stormwater detention of 8.5 feet. 13. The proposed Building C depicted on Site Plan, Sheet A1.1, prepared by Harris Architects Inc., dated February 15, 2019, may be reduced in size and repositioned as shown on Supplementary Site Plan,prepared by Kimley Horn,dated March 25,2019,(or in any other substantially similar iteration) with associated parking and landscaping changes, and any other further revisions as required by Community Development Director. 14. 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 six (6)yes, zero(0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 16 - ..A,togiall11111));WPinnacle Dr C. ..„ , !W1I —r . I, ... '�� truzannei Northwest Pkwy C . hiyiJoanlens Ct� St C9 c, MINI MOREICOMMIIIMI ' kr trAii, till., _, veret,Amommia _ — , 4 14 till 41 ► gill • / . , ,,A,._..., kodoo..iiirr , ° Technology Dr Cimmerlil Mil • C.) . 1 , I ' 0* 4 ir . I, 0 _ 11111 }h411VPvii �- �tSubject Propert 90 c��`j' Petition 08-19,09-19,10-19 Ii iiiwil Kildare'St• air Wig. a. �a 441011,1111 -, .... WV.4*,V11 ' , ■ -1LN deb 4e,,b In adi # )4 r1 Eta -Point Bland 441 ,_ �4:4-4.o imilibi .... • ,,0 Mason Rd o• ♦f I� s: iii :11111 • Hennessyai 1111111116 C'7 illiii, ill Ell la ■1 i .t,,,:i.,T...,:i7.444..,j44,:',.,-, , .,,, i.,,,, :. AIN Natzr, u �r * Gm i.. *Ana � P�YM limm 2111=1 ■...p.,-.. C� 1111 opll �rAllt Ln�s IIIIIIIII .r 4 72. D .. ils Dill BIM II= 111.11M kir EXHIBIT Aerial/Location Map W+E 0 205 410 820 1,230 1,640 Map prepared by City of Elgin Feet Department of Community Development 41 *,,,, , 1 . 4,,„,,, ,,i ihiiii...„ eC f "4.. ...., PORI Ga,`. .... ,,,,,, c,.,,g,. rIP Subject Property Cf Petition 08-19,09-19,mu .10-19 Auto Mall Dr . /...90 4 90 Legend ORC1 Residence Conservation 1 1=1 RC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 Q PSFR1 Planned Single Family Residence 1 SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 "' 1M TRF Two Family Residence -PTRF Planned Two Family Residence __ MIMFR Multiple Family Residence - Mason,Rd -PMFR Planned Multiple Family Residence -RB Residence Business 110 PRB Planned Residential Business -NB Neighborhood Business -PNB Planned Neighborhood Business • -AB Area Business • -PAB Planned Area Business I 111.1 CC1 Center City 1 I -CC2 Center City 2 PORI -PCC Planned Center City -ORI Office Research Industrial MIPORI Planned Office Research Industrial 1111111GI General Industrial 111111PGI Planned General Industrial - - -CI Commercial Industrial ORI IMI CF Community Facility _.111 -PCF Planned Community Facility EXHIBITS Zoning Map A" W+E S Map prepared by City of Elgin 0 120 240 480 720 960FeetDepartment of Community Development / Subject Property 2600 Mason Rd. Petition 08-19,09-19,10-19 90 Mr 90 • 03-30-300-009 • , - Mason Rd J Q EXHIBITC Parcel Map N City of Elgin 0 62 5 125 250 375 500 Department of Community Development Feet EXHIBIT D SITE LOCATION 2600 Mason Road Petitions 08-19, 09-19, and 10-19 _ .,.SSP, -•rT - - , ••... A Subject Property ,, .48..., -7 ,' . - f ii • M _..._ _-. ._-- -- ,.may, .,s: : ,�„ •„ it 2013 Bird's eye view looking north _ • ' " � Sub=ct Pro _ , .\ini.mwie'**''"43 ,: 1.01111140111. 1 s . °Z , %pp. . '' 2013 Bird's eye view looking south EXHIBIT D SITE LOCATION 2600 Mason Road Petitions 08-19, 09-19, and 10-19 • k ler View of subject property from Alft Lane and Mason Road intersection 40.414, 41.0k 041001101, 4 44, 2 Area of proposed Alft Lane extension EXHIBIT E State of Illinois ) County of Kane )SS APPLICATION FOR STORMWATER VARIATION PURSUANT TO SECTION 9-204 OF THE KANE COUNTY STOPRMWATER ORDINANCE The undersigned CHI Development Operating, L.L.C., a Texas limited liability company ("Applicant"), being the proposed developer of the land described on Exhibit A attached hereto, does hereby request the following two(2)variances(collectively,the"Variances"): 1. Increase the allowable differential between the normal water level of the two(2) proposed detention ponds on the site vs. the maximum high water level in said ponds (commonly referred to as"bounce")from 7.5 feet to 8.5 feet; and 2. Allow the maximum sidewall slope to exceed 4:1 (as shown on the engineering plans). This application is being filed with the City of Elgin ("City") contemporaneously with the filing of an application for a stormwater management permit. In support of this variance request, the Applicant provides the following information: 1. The common address and legal description of the site are as set forth on Exhibit A attached hereto. 2. The persons identified in subsections 9-104A1 and A2 of the Kane County Stormwater Ordinance; (a) The Owner is Bartel's Farming Corporation, a Delaware corporation (b) The Developer is the Applicant identified in the opening paragraph of this Application. 3. The names and addresses of all consultants retained in connection with the application for a variance; (a) Scott M. Willson, P.E. Kimley-Horn 111 W Jackson Blvd., #1320 Chicago, IL 60604 630-487-5564 Scott.willson@kimley-horn.com 4. The names and addresses of all owners of record of land within two hundred fifty feet (250') of the site; See Exhibit B attached hereto 5. The specific feature or features of the development that require a variance; (a) The site has significant elevation changes from north to south (b) A pipeline bisects the site; and (c) A public road is being constructed upon the site 6. The specific provisions of the Kane County Stormwater Ordinance from which a variance is sought and the precise extent of the variance therefrom; S:\wpdocs\Work\40816\Stormwater Variance\Stormwater Variance Application-vl.docx • (a) An increase by one (1) foot of the maximum differential between the normal water level and the high water level of both detention ponds proposed for the site (from 7.5 feet to 8.5 feet maximum bounce); and • (b) Allow the maximum sidewall slope to exceed 4:1 (as shown on the engineering plans). 7. A statement of the characteristics of the development that prevent compliance with the provisions of the Kane County Stormwater Ordinance; • See answer to #5 above. 8. The Variances requested are the minimum variances necessary to permit the development; In support of this variance request, the Applicant states that the requested Variances satisfy the standards set forth in section 9-205 of the Kane County Stormwater Ordinance as follows: 1. The Variances will not increase the probability of flood damage or create an additional threat to the public health, safety and welfare. 2. The Variances are the minimum required considering each of the following statements of policy underlying this chapter and there are no means other than the requested Variances by which the demonstrated hardship can be avoided or remedied to a degree sufficient to permit the reasonable continuation of the development: a. Site runoff storage of stormwater shall contribute to the improvement of the quality of stormwater runoff. • b. The volume of site runoff storage provided in open air vegetated facilities is maximized consistent with other site constraints on land use, including zoning requirements essential for the proposed development. c. Conveyance of stormwater shall not disproportionately absorb the design capacity of existing off site • conveyance facilities for any storm event from the 2-year to the 100-year flood frequency. d. High quality natural areas shall be preserved on the site, including,without limitation, stands of native trees, existing wetlands, natural floodplain storage or other valuable environmental and biological resources. 3. The Variances are not requested solely for the purpose of increasing the density of the development nor impervious areas on the site. 4. The Variances are not requested solely as a result of economic hardship. 5.The Variances are required due to unique, natural topographical features of the site. S:\wpdocs\Work1408161Stormwater Variance\Stormwater Variance Application-vl.docx 6. The Applicants circumstances are not self-imposed. IN WITNESS WHEREF, the Applicant, being first duly sworn on oath, attests that(i) it has read and understands the provisions of the Kane County Stormwater Ordinance and agrees to bind itself to the permitting authority to comply therewith,and (ii) that the statements made in this Application for Variance or true and correct in all material respects. Dated this 27"'day of March,2019 . CHI Development Operating,L.L.C., a Texas limited liability company By: CHI Development GP, L.L.C., a Delaware limited liability company, its Manager By: / 4/ kVA i. . . Matthew J. Kurucz, Vi 7 r si•ent , Subscribed and sworn to before mc,this L16day of March,2019. 1 . !'49fr1I4ksilI Notary Publi , State of T inois il "OFFICIAL SEAL" Y AILEEN K WILSON-YOUNG Notary Public.State of Illinois My Commission Expires 6/5/2022 EXHIBIT A LEGAL DESCRIPTION OF SUBJECT PROPERTY That part of the East Half of the Southwest Quarter of Section 30, Township 42 North, Range 3, East of the Third Principal Meridian, lying Southerly of land acquired by the Illinois State Toll Highway Commission by Proceedings filed in the Circuit Court of Kane County, Illinois as Case No. 56-1213 in the Township of Dundee, Kane County, Illinois. Common Address: 2600 Mason Road, Elgin, Illinois S:\wpdocs\Work\40816\Stormwater VariancelStormwater Variance Application-vl.docx EXHIBIT B NAMES AND ADDRESSES OF ALL OWNERS OF RECORD OF LAND WITHIN TWO HUNDRED FIFTY FEET (250') OF THE SITE Trust# CLTC 008002350424 PO Box 957856 Hoffman Estate, IL 60195-7856 • Philip J. Wencek Dclrn of Tr 6910 Cambria CV Lakewood, IL 60014-6652 Commonwealth Edison Company • 3 Lincoln Cntr Fl 4 Oakbrook Terrace, IL 60181-4204 Chicago Title &Trust Co 10 S La Salle St., Suite 2750 Chicago, IL 60603-1108 • David Huang 2505 Bath Road Elgin IL 60124-7894 Cherry Hill HF LLC • 5060 River Road Schiller Park, IL 60176-1076 Current Resident/Occupant 37W478 Mason Road Dundee, IL 60118 S:\wpdocs\Work\408I6\Stormwater Variance\Stormwater Variance Application-vl.docx