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HomeMy WebLinkAboutG31-21 Ordinance No. G31-21 AN ORDINANCE GRANTING A MAP AMENDMENT FROM CI COMMERCIAL INDUSTRIAL TO PAB PLANNED AREA BUSINESS DISTRICT AND AMENDING ORDINANCE NO. G41-19 WHICH CLASSIFIED A TERRITORY IN THE CI COMMERCIAL INDUSTRIAL DISTRICT TO A PAB PLANNED AREA BUSINESS DISTRICT (955-1019 East Chicago Street) WHEREAS, by adopting Ordinance No. G41-19, the City Council of the City of Elgin classified the property commonly known as 1019 East Chicago Street to a PAB Planned Area Business District; and WHEREAS,written application has been made to reclassify certain property located at 955 East Chicago Street from CI Commercial Industrial District to PAB Planned Area Business District established by Ordinance No. G41-19 to expand the zoning lot and school bus operators' offices approved by Ordinance No. G41-19 at 1019 East Chicago onto the property commonly known as 955 East Chicago Street; and WHEREAS,the zoning lot with the building containing the premises at 955 East Chicago Street is legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on May 3, 2021, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from CI Commercial Industrial District to PAB Planned Area Business District and amending the Planned Area Business District established by Ordinance No. G41-19 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 May 3, 2021, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 2 of Ordinance No. G41-19 is hereby amended to further amend Chapter 19.07 Zoning Districts, Section 19.08.020 entitled"Official Zoning District Map" of the Elgin Municipal Code, as 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 PAB Planned Area Business District established by Ordinance No. G41-19, the Subject Property, legally described as follows: PARCEL ONE: That part of Lot 8 of the Plat of the County Clerk's Subdivision of unsubdivided lots in Section 18, Township 41 North, Range 9 East of the Third Principal Meridian, described as follows: Commencing at the intersection of the Westerly line of said Lot 8 with the Southerly right of way line of State Route 19 (said right of way line being 50.0 feet Southwesterly of, as measured perpendicularly to the center line of said highway); thence South 07 degrees 55 minutes 00 seconds West along the Westerly line of said Lot 8 a distance of 413.39 feet for the point of beginning; thence continuing South 07 degrees 55 minutes 00 seconds West along said Westerly line of Lot 8,a distance of 518.04 feet;thence North 89 degrees 07 minutes 30 seconds East 252.18 feet; thence North 0 degrees 49 minutes 27 seconds West 306.46 feet;thence North 0 degrees 19 minutes 20 seconds West 205.01 feet;thence South 89 degrees 17 minutes 00 seconds West 175.25 feet to the point of beginning, in the City of Elgin, Cook County, Illinois. PARCEL ONE-A Easement for the benefit of Parcel One for pedestrian and vehicular ingress and egress set forth in Document 09048307 recorded November 8, 1999. PARCEL TWO: That part of Lots 8 and 9 of the Plat of the County Clerk's Subdivision of unsubdivided lots in Section 18, Township 41 North, Range 9 East of the Third Principal Meridian, described as follows: Commencing at the intersection of the Westerly line of said Lot 8 with the Southerly right of way line of State Route 19 (said right of way line being 50.0 feet Southwesterly of, as measured perpendicularly to the center line of said highway); thence South 07 degrees 55 minutes 00 seconds West along the Westerly line of said Lot 8 a distance of 413.39 feet for the point of beginning;thence North 89 degrees 17 minutes 00 seconds East along the Easterly extension of the South line of said tract, 175.25 feet; thence North 0 degrees 19 minutes 20 seconds West 200.36 feet; thence North 8 degrees 02 minutes 45 seconds East 149.97 feet to the Southerly right of way of State Route 19 aforesaid to a point that is 150.0 feet Southeasterly of the point of commencement (as -2 - measured along said Southerly right of way line); thence North 67 degrees 05 minutes 12 seconds West 303.53 feet; thence South 07 degrees 55 minutes 00 seconds West 326.77 feet to the North line of a tract of land dedicated to the City of Elgin by Document No. 26348841 recorded September 13, 1982; thence North 89 degrees 17 minutes 00 seconds East along said North line 3.75 feet to a jog in said tract; thence South 67 degrees 56 minutes 36 seconds East along said tract 149.11 feet to a jog in said tract; thence South 07 degrees 55 minutes 00 seconds West along the East line of said tract and also along the West line of Lot 8 aforesaid,90.48 feet to the point of beginning,in the City of Elgin,Cook County, Illinois. (commonly known as 955 East Chicago Street), and Section 3. That Section 3. G. of Ordinance No. G41-19, which regulates"Site Design" in the PAB Planned Area Business District established by Ordinance No. G41-19,is hereby amended to allow the expansion of the zoning lot and school bus operators' offices at 1019 East Chicago Street onto the Subject Property, subject to the following additional conditions: 9. Substantial conformance to the Development Application submitted by School District U-46, as applicant, and property owner, received January 25, 2021, and supporting documents including: a. Undated Application for Map Amendment Statement of Purpose and Conformance, received March 18, 2021; b. Plat of Survey,prepared by Alan J. Colson, P.C., dated December 11, 2012; c. Building floor plan, Sheet 4, dated July 13, 1983, received March 18, 2021, with such further revisions as requested by the Community Development Director; d. Site engineering plans titled: "School District U-46 Project #2055 Site Reconstruction 955 E. Chicago Street,Elgin,Illinois 2021",prepared by Hampton, Lenzini and Renwick, Inc., dated April 13, 2021, with such further revisions as required by the City Engineer; e. Landscaping Plan, prepared by Hampton, Lenzini and Renwick, Inc., dated February 15, 2021, with such further revisions as required by the Community Development Director; f. Tree Removal Map, prepared by Hampton, Lenzini and Renwick, Inc., dated November 17, 2020, with such further revisions as required by the Community Development Director; g. Tree Inventory Letter, prepared by Hampton, Lenzini and Renwick, Inc., dated November 17, 2020; and h. 9-page lighting specifications for Viper L Large Viper Luminaire,received January 22, 2021. 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. 10. A departure is hereby granted to allow the minimum interior yard setback of ten feet - 3 - for a refuse collection area at 955 East Chicago Street property. toallow the construction of an eight-foot-high solid fence 11. A departure is herebygranted p in the side yard west of the building, and in the rear yard south of the building at 955 East Chicago Street. 12. A departure is hereby granted to allow two principal buildings on the zoning lot commonly known as 955-1019 East Chicago Street. 13. The existing free-standing sign located at 955 East Chicago Street shall be removed. All street graphics must comply with the zoning ordinance requirements. 14. Notwithstanding the Land Use provisions in Section 3. G. of Ordinance No. G41-19, as amended, the building premises at 955 East Chicago Street may be used for administrative and other general offices and accessory storage by the Community School District U-46. 15. Compliance with all applicable codes and ordinances. Section 4. That the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G41-19, as amended herein. In the event of any conflict between this ordinance and Ordinance No. G41-19, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. eld _ David J. Ka in, ayor Presented: June 9, 2021 Passed: June 9, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: June 9, 2021 Published: June 10, 2021 ',,�`' ', JdomisFw„ , 1. 44t Kimberly Dewis, y erk .144 *----11?'`,:w -4 - May 3, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 03-21, an application by School District U-46,as applicant and property owner,is requesting approval of a map amendment and amendment to planned development established by Ordinance No. G41-19 with departures from the Elgin Municipal Code requirements for a maximum permitted fence height, transition yard setback for a refuse collection area,and any other departures as may be necessary or desirable to expand School District U-46 bus operator's offices with parking lot expansion at the property commonly known as 955 E. Chicago Street. The subject properties are commonly referred to as 955-1019 East Chicago Street. GENERAL INFORMATION Petition Number: 03-21 Property Location: 955 E. Chicago Street Requested Action: Planned Development as a Map Amendment Current Zoning: CI Commercial Industrial and ARC Arterial Road Corridor Overlay District Proposed Zoning: PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant Proposed Use: School Bus Operators' Offices Applicant: School District U-46 Owner School District U-46 Exhibit A Recommendation & Findings of Fact Petitions 03-21 May 3,2021 Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments including Ordinance No. G41-19 F. Draft Ordinance and Resolution BACKGROUND School District U-46,as applicant and property owner,is requesting approval of a map amendment and amendment to planned development established by Ordinance No. G41-19 with departures from the Elgin Municipal Code requirements for a maximum permitted fence height, transition yard setback for a refuse collection area,and any other departures as may be necessary or desirable to expand School District U-46 bus operator's offices with parking lot expansion at the property commonly known as 955 E. Chicago Street. The subject properties are commonly referred to as 955-1019 East Chicago Street. In 2019, the City approved establishment of Community School District U-46 (U-46) school bus operators' offices at the 10-acre property commonly known as 1019 E. Chicago Street by Ordinance No. G41-19. The approval allowed U-46 to renovate the existing 79,500-square foot building for the use by school bus operators' offices and other administrative offices, and to reconstruct and expand the existing on-site parking lot for school bus parking. U-46 completed the construction and started using the property in spring 2020. 1019 E. Chicago Street property can accommodate parking for 174 school buses and 248 passenger vehicles(422 parking spaces total). In 2019, U-46 also acquired the 4.95-acre property adjacent to the west that is commonly known as 955 E. Chicago Street. That property is improved with two one-story commercial buildings,the 17,200-square foot front building and 14,400-square foot building in the rear, and accessory parking lots. The property has two access driveways to E. Chicago Street and was most recently home to a used motor vehicle dealership. -2 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 The 955 E. Chicago Street property is zoned CI Commercial Industrial District and is part of the ARC Arterial Road Corridor Overlay District as it is located along E. Chicago Street, an arterial roadway. The properties to the west and north are also zoned CI Commercial Industrial District and are improved with motor-vehicle dealerships: McGrath Nissan to the west and Elgin Auto Sales and Services to the north. The properties to the southwest are zoned MFR Multiple Family Residence District and are improved with mobile home dwellings. The property immediately to the south, zoned PRC Planned Residence Conservation District, is part of the Oakwood Hills residential townhouse community and is currently vacant.The property adjacent to the east is 1019 E. Chicago Street,zoned PAB Planned Area Business District established by Ordinance No. G41- 19. The property is home to U-46 school bus operators' offices. i ,Qo°' 1019 E.Chicago St 955 E. Chica.o St .' " ' 4or !, r 1 ` Figure 1.Site area map with zoning overlay Proposal School District U-46 is proposing to expand its school bus operators' offices at 1019 E. Chicago Street to also include 955 E. Chicago Street property. The two properties would be considered as one zoning lot. U-46 is proposing to demolish the existing 14,400-square foot building in the rear of the property and expand the existing parking lot to accommodate 292 parking spaces. The rear parking lot would be used for parking of school bus drivers' personal vehicles. The drivers would then walk to the 1019 E. Chicago Street facility. The applicant would maintain the two existing access driveways to E. Chicago Street. A new sidewalk connection would provide a pedestrian connection from the public sidewalk along E. Chicago Street to the building. -3 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 igiii:, 1 E47,1W.7„_...... • i it Oti - .i _- _-e -. D_ fi ' — w •--- '- ry''.•~w Q( wI .--- .....e....�.p f4��" M" �'ii -sSc� S7F..• ( L,d ,y3• fy. Q \ ,, [A'w �j.� Wit ' .„ ,,, wr '• tw .. �� co — '' 'ti �i • . ,„;1. _...,„.,:__ -- ____ ,s :.,-\ , wr „.,.. «n _ -, y } 4 N,r,' ,„„, ..,...4_ :-;4_ .,4 ,,..u..1„17......4,.__ - ir.,...,..i.„,:,..- , .,... 4 ,_ \ , 00,..._,__. —.is. 0 -:::::,-„, ' II S. ' ww _ -m..."nn.-mr 4EOElIQ IliMi&r,nr. a-� .. O ouE .. . i�b, Figure 2.Proposed landscape plan In addition to the existing trees and shrubs that would remain and the new landscaping materials to be installed, the applicant would install a new 8-foot high fence along the south and west propertylines of the roe toprovide adequate screeningfor the residential properties subjectproperty rtY q P P adjacent to the southwest. The 8-foot high, composite fence is one of the departures requested for the site,but is necessary to match the fence installed on the 1019 E. Chicago Street site. No fence would be installed along the perimeter of the parking lots west and north of the front building. The existing 17,200-square foot front building would remain and would be used for additional school bus operators' offices and other U-46 offices. Approximately one half of the front building includes service bays previously used for automobile repairs by the motor vehicle dealer, which will be used for parking of U-46 service vehicles. The parking lots north and west of the front building would be resurfaced with the addition of new interior landscape islands with the required trees and shrubs to meet the zoning ordinance requirements. As part of the parking lot expansion, the applicant would remove 56 trees to accommodate the parking lot expansion. The existing trees were not planted and are low quality trees considered weedy and opportunistic trees. Due to the low quality of those trees, the applicant is required to install only 9 new replacement trees. Overall,the applicant will install a total of 47 new shade trees and 268 new shrubs to comply with all landscaping requirements. -4 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 U-46 would remove the existing non-conforming pylon sign along E. Chicago Street and install three new shade trees along the frontage of the property along E. Chicago Street. A new refuse collection area would be constructed in rear of the building and enclosed with a masonry wall matching the building in compliance with the zoning ordinance requirements. New parking lot light fixtures in the expanded south parking lot would match the light fixtures on the adjacent 1019 E. Chicago Street property and would meet the lighting standards of the zoning ordinance. The school bus operators' offices is required to provide one parking space per 250 square feet of floor area. With the two buildings on the new, larger zoning lot (79,500 square foot building at 1019 E. Chicago Street and 17,200-square foot building at 955 E. Chicago Street), the entire property is required to provide a total of 387 parking spaces. With a total of 714 parking spaces, the property will continue to meet the parking requirement. The proposed development requires several departures from the requirements of the zoning ordinance. The proposed resurfacing of the existing parking lot west of the front building which is located without a setback from the west property line and 5.7 feet from the south property line is allowed to remain as a continuation of a legal nonconforming condition and it does not meet the required 6-foot vehicle use area interior yard setback. Similarly, portions of the existing rear parking lot to be resurfaced and located 3.2 feet at the closest point from the west property line is allowed as a continuation of the existing nonconforming condition because it does not meet the required 37-foot transition yard setback. The requested departures are summarized in Table 1 below, and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures—955 E. Chicago Street Site Design Regulation Required Proposed Refuse collection area interior 15 ft. Aprox. 10 feet yard setback along west property line along the west property line Fence in Side and Rear Yards Max. 6 ft. high 8 ft. high Number of principal buildings Max. one Two The Community Development Department offers the following additional information: A. Property History.The subject property was annexed in 1963, and upon annexation it was zoned B3 Service Business District and M1 Limited Manufacturing District. By 1992 the entire property was zoned B4 General Service District. In 1992,the property was classified CI Commercial Industrial District with the adoption of the current zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. - 5 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 The existing front building on site was constructed in 1984. The existing building in the rear was completed in 1985. The property has always been used by new and/or used motor vehicle dealers. B. Surrounding Land Use and Zoning. The subject property is zoned CI Commercial Industrial District and is part of the ARC Arterial Road Corridor Overlay District as it is located along E. Chicago Street, an arterial roadway. The properties to the west and north are also zoned CI Commercial Industrial District and are improved with motor-vehicle dealerships: McGrath Nissan to the west and Elgin Auto Sales and Services to the north. The properties to the southwest are zoned MFR Multiple Family Residence District and are improved with mobile home dwellings. The property immediately to the south, zoned PRC Planned Residence Conservation District, is part of the Oakwood Hills residential townhouse community and is currently vacant. The property adjacent to the east is 1019 E. Chicago Street, zoned PAB Planned Area Business District established by Ordinance No. G41-19. The property is home to U-46 school bus operators' offices. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District. The purpose of the PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended. A PAB zoning district is most similar to, but departs from the standard requirements of the AB zoning district. E. Trend of Development. The subject property is located along the East Chicago Street arterial corridor. The development along East Chicago Street between Willard Avenue on the west and Shales Parkway on the east has been characterized by automobile dealerships, auto-oriented businesses, and stand-alone retail and restaurant buildings. The applicant is not proposing to make any exterior changes to the existing front building or the configuration of the accessory parking lot. The proposed bus operators' offices and school bus parking is consistent with other existing auto-oriented uses along E. Chicago Street. 6 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 03-21 on May 3, 2021. 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 May 3, 2021. 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 5-acre 955 E. Chicago Street property is improved with two commercial buildings and accessory parking lots previously occupied by a used motor vehicle dealer. The majority of the property is improved with buildings and vehicle use areas. A portion of the southwest corner of the property includes low quality trees considered weedy and opportunistic trees. There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property. The applicant would install all required replacement trees and other trees and landscaping as part of the vehicle use area landscape yards. The existing street trees along E. Chicago Street would be preserved and the applicant would add three more shade trees to fill in the gap in the existing street trees. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is served by municipal water, sanitary sewer, and stormwater utilities located in E. Chicago Street. The existing utilities can adequately service the subject property. The applicant is not proposing to make any changes to the existing utility infrastructure. -7 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 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 two full access driveways to E. Chicago Street that will remain unchanged. The two driveways will adequately serve the proposed use. The applicant would construct a new pedestrian connection from the public sidewalk along E. Chicago Street to the building. E. Chicago Street is a three-lane roadway adjacent to the property with one travel lane in each direction and a center turn-lane. The center-turn lane serves to minimize any traffic backups due to left-turning vehicles along the corridor.E.Chicago Street corridor functions without any backups or traffic congestion and has adequate capacity to absorb any additional traffic associated with the new use. The proposed use will not have any negative effect on the existing traffic circulation in the area. The school bus operators' offices is required to provide one parking space per 250 square feet of floor area. With the two buildings on the new, larger zoning lot(79,500 square foot building at 1019 E. Chicago Street and 17,200-square foot building at 955 E. Chicago Street), the property is required to provide a total of 387 parking spaces. With a total of 714 parking spaces, the property will continue to meet the parking requirement. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 1963, and upon annexation it was zoned B3 - 8 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 Service Business District and M1 Limited Manufacturing District. By 1992 the entire property was zoned B4 General Service District. In 1992, the property was classified CI Commercial Industrial District with the adoption of the current zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The existing front building on site was constructed in 1984. The existing building in the rear was completed in 1985. The property was always used by new and/or used motor vehicle dealers. 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 subject property is zoned CI Commercial Industrial District and is part of the ARC Arterial Road Corridor Overlay District as it is located along E.Chicago Street,an arterial roadway. The properties to the west and north are also zoned CI Commercial Industrial District and are improved with motor-vehicle dealerships: McGrath Nissan to the west and Elgin Auto Sales and Services to the north. The properties to the southwest are zoned MFR Multiple Family Residence District and are improved with mobile home dwellings. The property immediately to the south, zoned PRC Planned Residence Conservation District, is part of the Oakwood Hills residential townhouse community and is currently vacant. The property adjacent to the east is 1019 E. Chicago Street, zoned PAB Planned Area Business District established by Ordinance No. G41-19. The property is home to U-46 school bus operators' offices. 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 the East Chicago Street arterial corridor. The development along East Chicago Street between Willard Avenue on the west and Shales Parkway on the east has been characterized by automobile dealerships, auto-oriented businesses, and stand-alone retail and restaurant buildings. The applicant is not proposing to make any exterior changes to the existing front building or the configuration of the accessory parking lot. The proposed bus operators' offices and school bus parking is consistent with other existing auto-oriented uses along E. Chicago Street. 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 -9 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 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 PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A PAB zoning district is most similar to, but departs from the standard requirements of the AB zoning district. Other properties along E. Chicago Street corridor, such as the Ford motor vehicle dealership east of 1019 E. Chicago Street property, have been rezoned to PAB Planned Area Business Districts. The proposed PAB District would allow the applicant to reconstruct and expand the existing parking lot and use it for primarily school bus drivers' personal vehicles. The proposed school bus operators' offices are consistent use with other auto-oriented uses along the corridor. 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 Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. 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 - 10 - Recommendation & Findings of Fact Petitions 03-21 May 3 2021 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 majority of the property is improved with buildings and vehicle use areas.A portion of the southwest corner of the property includes low quality trees considered weedy and opportunistic trees. The applicant would remove 56 of those low quality trees to accommodate the expansion of the parking area. The applicant would install all required replacement trees and other required trees and landscaping as part of the vehicle use area landscape yards. The existing street trees along E. Chicago Street would be preserved and the applicant would add three more shade trees to fill in the gap in the existing street trees. No existing watercourses or property improvements exist 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 proposal constitutes the expansion of the existing school bus operators' offices currently located at 1019 E. Chicago Street. The subject 955 E. Chicago Street property would complement the existing facility by providing parking for school bus drivers' personal vehicles. The southern half of the existing front building that would remain,that was previously used for automobile repairs part of the motor vehicle dealer services would be used for parking of U-46 service vehicles. The existing offices in the building would serve as floating office space for U-46 staff. The proposed use of the property is similar to other motor vehicle dealerships and other auto-oriented uses along E. Chicago Street corridor and will not have any negative effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS - 11 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.90.015,"Definitions and Regulations". The minimum required interior yard setback for a refuse collection area is 15 feet. The applicant is proposing to construct a new refuse collection area located approximately 10 feet from the west interior lot line. 2. Sections 19.90.015"Definitions and Regulations".The maximum height of a solid fence within the required side and rear yards is six feet. The applicant is proposing an eight-foot high solid fence along the south and west property lines. 3. Sections 19.12.300, "Zoning Lots; Clarifications and Exceptions:". The maximum permitted number of principal buildings per zoning lot is one. The applicant is proposing to keep the front building on the 955 E. Chicago Street property which will become the 2nd principal building on the zoning lot with the existing building at 1019 E. Chicago Street. Staff finds the proposed departures are appropriate to achieve a desirable redevelopment of a vacant property. The proposed interior yard setback for the new refuse collection area is the result of the existing parking lot location. The applicant is placing the new refuse collection area so that it does not obstruct the flow of vehicles around the southwest corner of the front building. As a result, the refuse collection area is located approximately ten feet from the west property line, which does not meet the minimum required 15-foot setback. However, the refuse collection area enclosure would meet other zoning ordinance requirements. The applicant would construct a 6-foot high masonry enclosure with split-face concrete masonry block matching the exterior of existing building. The proposed eight-foot high fence is necessary to provide adequate security, and screening for the residential properties to the south and west. The fence is consistent with other fences recently installed on non-residential properties and would match the 8-foot high fence installed at 1019 E. Chicago Street property. Finally, the departure for the two principal buildings on one zoning lot would allow the applicant to maintain the front building at 955 E. Chicago Street and use it as additional office space with indoor parking for U-46 vehicles. The proposal is actually an improvement from the existing condition as the applicant would remove the existing building in the rear. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 03-21, subject to the following conditions: - 12 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 1. Substantial conformance to the Development Application submitted by School District U- 46,as applicant,and property owner,received January 25,2021,and supporting documents including: a. Undated Application for Map Amendment Statement of Purpose and Conformance, received March 18, 2021; b. Plat of Survey,prepared by Alan J. Colson, P.C., dated December 11, 2012; c. Building floor plan, Sheet 4, dated July 13, 1983, received March 18, 2021, with such further revisions as requested by the Community Development Director; d. Site engineering plans titled: "School District U-46 Project #2055 Site Reconstruction 955 E. Chicago Street, Elgin,Illinois 2021",prepared by Hampton, Lenzini and Renwick, Inc., dated April 13, 2021, with such further revisions as required by the City Engineer; e. Landscaping Plan, prepared by Hampton, Lenzini and Renwick, Inc., dated February 15, 2021, with such further revisions as required by the Community Development Director; f. Tree Removal Map, prepared by Hampton, Lenzini and Renwick, Inc., dated November 17, 2020, with such further revisions as required by the Community Development Director; g. Tree Inventory Letter, prepared by Hampton, Lenzini and Renwick, Inc., dated November 17, 2020; and h. 9-page lighting specifications for Viper L Large Viper Luminaire, received January 22, 2021. 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 minimum interior yard setback of ten feet for a refuse collection area. 3. A departure is hereby granted to allow the construction of an eight-foot high solid fence in the side yard west of the building, and in the rear yard south of the building. 4. A departure is hereby granted to allow two principal buildings on the zoning lot commonly known as 955-1019 E. Chicago Street. 5. The existing free-standing sign along E. Chicago Street shall be removed. All street graphics must comply with the zoning ordinance requirements. 6. Compliance with all applicable codes and ordinances. - 13 - Recommendation & Findings of Fact Petitions 03-21 May 3, 2021 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. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 14 - Wv ,, Bruce Dr .. "E 111.1 , , ,.1: , MN ft 11. el, , i',./ ,'.. .:-. ' i. - lit A,, • cif�': O'c4. Subject Property ,. , ° Petition 03-21 a �:!,,,,r a - ^. pip' .,.., , , _, .„4 . :::: ,-.. ,_....• ... ... ' : I ' i � t. ' 4 6 Joyce Ln., . k •.. ;'� . 1. r 4 , . Nancy Ann Ln MI = = o ."' .• "lii � ' - • ' .ye a M ?0 A C w i , _.____________________________ �� XV '^ „- t r:to . ei fir► .z y I , Q 11111111.1111 . . , . ; �1 A . ,,,. o - V Ci Ara m ,.. ;.. 'Julie Ann m o' 0 EXHIBITA Aerial/Location Map N ---(4),,,..- Map prepared by City of Elgin 0 65 130 260 390 520 Feet Department of Community Development i PMFR PCF"---SFR1 CF ; . SFR1Q Mii 0 m CI �c Subject Property h®ciIgo St Petition 03-21 PAB • i Legend / RC1 Residence Conservation 1 RC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 PAB Q PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence Q MFR Multiple Family Residence PMFR Planned Multiple Family Residence ORB Residence Business QPRB Planned Residential Business - Q NB Neighborhood Business OPNB Planned Neighborhood Business MI AB Area Business Suzanne Ln -PAB Planned Area Business -CC1 Center City 1-CC2 Center City 2 PRC / / -PCC Planned Center City 9)' ®ORI Office Research Industrial yy �� Cif PORI Planned Office Research Industrial \ � -GI General Industrial �r �oadV 6 -PGI Planned General Industrial L -Cl Commercial Industrial 0 a -CF Community Facility > j rB -PCF Planned Community Facility 0 .. EXHIBITS Zoning Map N w—��— e r S Map prepared by City of Elgin 0 60 120 240 360 480 Feet Department of Community Development 1 I Subject Property Fchica 1 p go st 955 E. Chicago St Petition 03-21 ,I 06183020730000 W x Joyce Ln ';� 06183020740000 ,P Nancy Ann Ln I Suzanne Ln . N 1 EXHIBIT C Parcel Map A City of Elgin 0 25 50 100 150 200 Department of Community Development Feet EXHIBIT D SITE LOCATION 955 E. Chicago Street Petition 03-21 " .., 1019 E. Chica u o St 4 ' it . 955 E. Chicago •St , ` 1� • { # " } I.I • 1 A 7. i l a A r f 1 (401 ! ' li I I . 1112MECIV- _ * ;..r... POINTS ,y��, - .�"," ,„+pi „)..• rr„, Seat.t•'.22o.e Site area map with zoning overlay I • ` i- r y Nr µ ...� ri bg 'f. ( .;✓,' w . • 3 O5113120 R 7 - -+Y r� any � 11 �^� *' a / f. v % r _ , • v ..,r r. • . : .. .4r °' cam„» 'a ,.-.... , . 'Ciy Bird's eye view of the 1019 E. Chicago Street and 955 E. Chicago Street properties looking south EXHIBIT D SITE LOCATION 955 E. Chicago Street Petition 03-21 Front elevation of the front building at 955 E. Chicago Street • r NA` . n Southeast portion of the front -. ��35,. building at 955 E. Chicago rt Street 2 EXHIBIT D SITE LOCATION 955 E. Chicago Street Petition 03-21 The rear building at 955 E. r,„ ' .^ Chicago Street that is proposed •; to be demolished I ti M , ` 1 ill i Fr 4 If ill In rk , k •,< ems„`""'---- ... - iK +a to y/.'l t ,O . - l , f a N } f Ltd f J 'T'N lir i \„, k\ r ' �zs 1 \11 i\ View of the southwest w , corner of the 955 E. Chicago w. Street property adjacent to :;., residences 3 I EXHIBIT D SITE LOCATION 955 E. Chicago Street Petition 03-21 i4. dry: Pedestrian connection between 1019 E. Chicago St and 955 E. Chicago Street properties 'i. ,.ter _ + ' «me, .,......,....,rm...,. ,.. jlluglllluwlftl - -s Existing solid and open design fence at 1019 E. Chicago St