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Home My WebLink AboutG40-19 Ordinance No. G40-19 AN ORDINANCE AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G36-16 (2701-2801 Galvin Drive) WHEREAS, the territory herein described has been classified in the PORI Planned Office Research Industrial District and is subject to the requirements of Ordinance No. G36-16;and WHEREAS, written application has been made to amend PORI Planned Office Research Industrial District Ordinance G36-16 to grant a variation from the stormwater ordinance requirements regarding the maximum side slope of stormwater detention facilities; and WHEREAS, the zoning lot containing the property commonly referred to as 2701-2801 Galvin Drive is legally described within Ordinance No. G36-16 (and hereinafter referred to as the "Subject Property");and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on July 1, 2019, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below: and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission;and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the 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 I HE CITY OF ELGIN,ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated July 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 Section 3. G. k. g. Tree Preservation of Ordinance No. G36-16. is hereby deleted in its entirety. Section 3. That Section 3. G. k. Additional Site Design Requirements of Ordinance No. G36-16, is hereby amended to include the following additional requirement: g. A variation from the stormwater ordinance is hereby granted to allow the installation of stormwater detention facilities with 3:1 side slopes. Section 4. That except as amended herein, the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G36-16. In the event of any conflict between this ordinance and Ordinance No. G36-16, 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. David J. Kap�'n, "<or Presented: August 14, 2019 Passed: August 14, 2019 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 14, 2019 X Published: August 16, 2019 Fuji,vs Attest: • fair 4111 Kimberly Dewis, Cit erk 2 FINDINGS OF FACT PETITION 19-19 2701-2801 Galvin Drive EXHIBIT A July 1, 2019 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 19-19, an application by McShane Construction Company, L.L.C., as applicant, and Conor Globe Elgin III, as property owner,are requesting a stormwater variation to increase the side slopes of the proposed stormwater detention facilities from 4:1 to 3:1, and other departures as may be necessary or desirable to construct two office and warehouse buildings with accessory parking lots and truck loading facilities at the property commonly referred to as 2701-2801 Galvin Drive. GENERAL INFORMATION Petition Number: 19-19 Property Location: 2701-2801 Galvin Drive Requested Action: Stormwater Variation Current Zoning: PORI Planned Office Research Industrial Proposed Zoning: No Change(PORI Planned Office Research Industrial) Existing Use: Vacant Proposed Use: Office, warehouse, and/or industrial Applicant: McShane Construction Company LLC Owner Conor Globe Elgin III Staff Coordinator: Denise Momodu, Associate Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petition 19-19 July 1, 2019 C. Parcel Map D. Site Location E. Stormwater Variation Application and Findings of Fact F. Draft Ordinance BACKGROUND McShane Construction Company L.L.C., as applicant, and Conor Globe Elgin III, as property owner,are requesting a stormwater variation to increase the side slopes of the proposed stormwater detention facilities from 4:1 to 3:1, and other departures as may be necessary or desirable to construct two office and warehouse buildings with accessory parking lots and truck loading facilities at the property commonly referred to as 2701-2801 Galvin Drive. The 20.5-acre property is located at the southeast corner of Galvin Drive and Route72/Higgins Road and is currently vacant. The properties to the south and west are zoned PORI Planned Office Research Industrial District and are improved with several one-story office,warehousing,and light industrial buildings and uses. The property located immediately to the east of the subject property is zoned AB Area Business District and is home to a landscape contractor business. The property located to the north of the subject property, across Illinois Route 72/Higgins Road, contains the Dundee Middle School, and it is located within the Village of West Dundee. The property immediately east of the school is vacant and is located within unincorporated Kane County zoned F Farming District. In 2016, the City approved a planned development on the subject property establishing a PORI Planned Office Research and Industrial District by Ordinance No. G36-16. The approval however did not include a specific site layout. Future development on the property needed to meet all requirements of Ordinance G36-16 and the Municipal Code. Stormwater Variation In January 2019,the applicant submitted an application and plans for a building permit to construct two spec office and warehousing buildings to be known as Northwest Pointe III. The overall site layout for the two one-story 163,800- and 186,000-sqaure foot buildings with 394 parking spaces and accessory truck loading areas meets all requirements of the PORI Ordinance. However,during the final design,it was determined that the proposed stormwater detention facility and several areas on the fringes of the site require a steeper side slope to accommodate all required - 2 - Recommendation & Findings of Fact Petition 19-19 July 1, 2019 -r:i .t- , _ — '.z•= -.° .7 + �'N , parking and loading areas. ''` =--- -- a I :.--ad.' f,-- ' ��`�>� Three of the four sides of , " *^ 4.` w the proposed stormwater p . At-- , detention facility, and .1,I I l rt f f / l.' 2, several areas along the A. "' k 1 I X11--._--,_ .,, �.I .: 1 ` south and east sides of the --air ,� IV It'= — — } -I.— "' property include 3:1 side ii ":47* � I Liiiri 1, 1.2r.i L � � - ., , ��' � � �, slopes to meet the grades i."' of adjacent properties. ! 2_ 4."'.4.."'- '''''h? , i�ili�riii�r tail 1j Per the stormwater >,i *' 7 ' sr , „4,'. ordinance, the maximum 1 .. .-•• . :::.;�wt l3,' • �s.0 AIWA-11 ..,/y:,,11 int....1; side slope of a I i -. '_ ; ..i__ - _ x � stormwater detention -. ----_—= =— - - -__ - - %Art facility is 4:1. As such, the applicant is requesting Figure 1.Proposed stormwater detention areas with 3:1 side slopes approval of a variation from the stormwater ordinance requirements. With the proposed variation, the stormwater detention would provide the required volume for stormwater management.Additionally,the variation is requested due to the significant topographic change on the property. The topography of the site rises approximately 12 feet from the west to the east. The requested variation would not increase the probability of flood damages or create an additional threat to public health, safety and welfare; but it will maximize the volume for stormwater runoff and allow for the topography of the site to meet the existing grades of the adjacent roadways. The requested variation is summarized in the table below. Table 1. Detail of Required Variation Site Design Regulation Standard Proposed Stormwater Detention Side Slope Max. side slope 4:1 Max. side slope 3:1 The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the city in 1997, and was zoned AB Area Business District by ordinances S1-97 and G4-97,respectively. In 2016,the City approved the PORI Planned Office Research Industrial District planned development on - 3 - Recommendation & Findings of Fact Petition 19-19 July 1, 2019 the property by Ordinance G36-16;however,a specific site layout was not approved at that time. The property is vacant and has never been developed. B. Surrounding Land Use and Zoning.The properties to the south and west are zoned PORI Planned Office Research Industrial District and are improved with several one-story office, warehousing, and light industrial buildings and uses. The property located immediately to the east of the subject property is zoned AB Area Business District and is home to a landscape contractor business. The property located to the north of the subject property, across lllinois Route 72/Higgins Road,contains Dundee Middle School,and it is located within the Village of West Dundee. The property immediately east of the school is vacant and is located within unincorporated Kane County zoned F Farming District. C. Comprehensive Plan.The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light-industrial uses and business parks consisting of a range of uses such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to a commercial district or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light-industrial uses and activities are conducted entirely indoors and are relatively low in intensity with limited impact on adjacent properties. D. Zoning District. The purpose of the PORI Planned Office Research Industrial District established by Ordinance No. G36-16 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 at the southeast corner of Galvin Drive and Illinois Route 72/Higgins Road, within the area that is generally referred to as the northwest industrial park. Illinois Route 72/Higgins Road is a state-controlled arterial street which provides connection to the northwest suburbs to the east and rural area to the west. Galvin Drive functions as the main collector street serving most industrial properties within Northwest Corporate Park and Northwest Business Park With the exception of several properties, including the subject property, the northwest industrial park is largely built out. The properties along N. Randall Road will continue to develop with primarily commercial uses relying on the heavily traveled Randall Road corridor, while other properties within the industrial park will continue to develop with -4 - Recommendation & Findings of Fact Petition 19-19 July 1, 2019 office, warehousing, and light industrial uses due to the area's close proximity to the N. Randall Road and I-90 Tollway interchange. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 19-19 on July 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 July 1, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane County Stormwater Ordinance: 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 E. 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 Petition 19-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by McShane Construction Company L.L.C.,as applicant,and Conor Globe Elgin III,as property owner, received May 13, 2019, and supporting documents including: a. Undated Conor Globe III Annexation Legal Description, dated received May 13, 2019; b. Undated Letter of Consent to McShane Constructions Company for the development application from Conor Commercial Real Estate,dated received May 15, 2019; c. Letter from Manhard Consulting LTD to Mr. Damir Latinovic, dated April 23, 2019, dated received May 13, 2019; d. Topographic Survey (Sheets 1 of 2 and 2 of 2), prepared by Manhard Consulting - 5 - Recommendation & Findings of Fact Petition 19-19 July 1, 2019 LTD, dated March 27, 2019; e. Final Engineering Plans - Northwest Point III, prepared by Manhard Consulting LTD, dated March 5, 2019; last revised May 6,2019; f. Permit Landscape Plan - Northwest Point III , prepared by Gary R. Weber Associates, Inc., dated April 17, 2019; g. Two building elevation sheets all titled A4.1, prepared by Ware Malcomb, dated January 16, 2019. 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 variation from the stormwater ordinance is hereby granted to allow the installation of stormwater detention facilities with a 3:1 side slopes. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no, and zero(0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 6 - 'ti: ...„...._111rIll • •1" : j . 1 iiiii : ,..., Recreation Dr----+• • 1 4011161CI . .,.......T....."c Subject Property 1. ---3 — ` ', Petition 19-19 • j -- Hiily,En0 :1° - 1 Hi• •ins"Rd :+.1,111 •nig - _ _illiji . — l' �Spectium Dr y _ 1 fr 1111111 ,I I J 111111x'iMO' 1 _ I Ii ' •.11il11nwR wow.. NPR . IX • 11 III III II L. . .0i7k "C) 'CO 4 I i moo 413 A. k i ®, %...': .e�►� 1 1`' Pinnacle Dr «t e to • I +i lF T CO r01 i .. Ct • - _...„......____ . _ _ ...Northwest Pkwy ]. -.Y �� iii _ _ , -lb ..;.it .1 . f . • it a- I _ -• old= EXHIBIT A Aerial/Location Map Ni W Ij,- F S Map prepared by City of Elgin 0 140 280 560 840 x,120 Feet Department of Community Development • Ic lco E Ie 3 Subject Property Petition 19-19 ft I a, Higgins Rd Legend //��/� ORC1 Residence Conservation 1 Spectrum RC2 Residence Conservation 2 ORC3 Residence Conservation 3 PRC Planned Residence Conservation O SFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 PSFR2 Planned Single Family Residence 2 PORI TRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence PMFR Planned Multiple Family Residence RB Residence Business OPRB Planned Residential Business AB MNNB Neighborhood Business PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 ®RI CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General hdustrial -CI Commercial Industrial CF Community Facility PCF Planned Community Facility EXHIBIT Zoning Map W+F. Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development ► Feet Subject Property 2701 Galvin Dr. Petition 19-19 Higgins Rd 0319400026 Spectrum Dr L Busse Pkwy I EXHIBITC Parcel Map N City of Elgin o 40 80 160 240 320 Department of Community Development Feet EXHIBIT D SITE LOCATION 2701 Galvin Drive Petition 19-19 elk 11. r. , ; 1 _,, Subject . , i s.' -..• t. t�► � . :�� *, .,. Property rt S ,. . .. p y 141/4:.meg, i iMrV4�- .. rililij P 1 , . . ,41LAr cilill Ir Bird's Eye View Looking North 111111. cr l ;. i M_ w 11 Bird's Eye View Looking West EXHIBIT D SITE LOCATION 2701 Galvin Drive Petition 19-19 . • • Looking North from adjacent property • • Looking East from Galvin Drive EXHIBIT D SITE LOCATION 2701 Galvin Drive Petition 19-19 • a. - - .;. .' .. ;'- �'A Vis,., ,,• , z•etfle t M -- 'r,- ,LGN ,f••0" A, lit- y., . 'fi;'•'# t*irxRZO ANG � �� { ..1 - . • . =- 06:/' I:4 / 20 19 Looking Southwest from Route 72/Higgins Road FM" IIP -4201111111ThEalowtzt 'aim. — f-...t'.t e2., • / Looking South from Route 72/Higgins Road