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HomeMy WebLinkAboutG51-17 Ordinance No. G51-17 AN ORDINANCE RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO PGI PLANNED GENERAL INDUSTRIAL DISTRICT (1600 Fleetwood Drive) WHEREAS, written application has been made to reclassify certain property located at 1600 Fleetwood Drive from GI General Industrial District to PGI Planned General Industrial District: and WHEREAS, the zoning lot with the building containing the premises at 1600 Fleetwood Drive is legally described herein (the "Subject Property'); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on November 6, 2017 following due notice by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from GI General Industrial to PGI Planned General Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated November 6, 2017, and the recommendations made by the Community Development Department and the Planning& Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That 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 PGI Planned General Industrial District the following described property: Lot 1 (except the west 530.00 feet thereof) and Lot 2 in Burnbridge Bros. Industries Park, Unit No 1,Block C Subdivision of the southwest quarter of the northwest quarter of Section 22, Township 41 North, Range 8 East of the Third Principal Meridian in Kane County, Illinois. (commonly known as 1600 Fleetwood Drive). Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI General Industrial District to PGI Planned General Industrial District at 1600 Fleetwood Drive which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PGI Planned General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district, subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended. A PGI zoning district is most similar to, but departs from the standard requirements of the GI 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 PGI Planned General 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. D. Zoning Districts; Generally. In this PGI Planned General 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. E. Location and Size of District. PGI Planned General Industrial Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PGI Planned General Industrial 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 PGI Planned General Industrial District,the use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land 2 Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the GI General Industrial District, Section 19.40.330 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses. Those land uses enumerated as similar uses within the GI General Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. G. Site Design. In this PGI Planned General 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, Section 19.40.335 "'Site Design" for GI General Industrial District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application and supporting documents submitted by Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC, as applicants and property owners, including the following materials: a. Letter regarding 1600 Fleetwood, Elgin—Planned Development signed by Pat Schaner, Director of Finance, Midwest Industrial Funds, dated September 18, 2017; b. Letter regarding 1600 Fleetwood, Elgin—Planned Development signed by MIT 1600 Fleetwood (Elgin) LLC, Justin P. Fierz, Co-Manager, dated September 18, 2017; c. Letter regarding 1600 Fleetwood, Elgin — Subdivision signed by Midwest Industrial Funds, Pat Shaner, Director of Finance, dated September 18, 2017; d. Letter from SPACECO Inc. regarding 1600 Fleetwood Drive Elgin, Illinois SPACECO Project No. 9201, dated September 12, 2017; e. Letter from Midwest Industrial Funds regarding 1600 Fleetwood, Elgin —Planned Development as a Map Amendment, dated October 31, 2017; f. Alta/ACSM Land Title Survey, prepared by Gremley & Biedermann, dated August 11, 2015; g. Illustrative Site Plan — Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017; 3 h. Building Plan, Sheet MK1.0, prepared by DesignHouse Architecture Inc., dated August 31, 2017; i. First Floor Office Plan, Sheet MK1.1, prepared by DesignHouse Architecture Inc., dated August 31, 2017; and j. Second Floor Office Plan, Sheet MK 1.2, prepared by DesignHouse Architecture Inc., dated August 31, 2017. 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 construct a commercial operations yard in the street yard north of the building in substantial conformance to the Illustrative Site Plan — Scheme `C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. 3. A departure is hereby granted to screen the commercial operation yard with a fence other than a six-foot high solid fence. A six-foot high, open-design decorative aluminum fence shall be installed in the street yard to enclose and screen the proposed commercial operations yard located in the street yard north of the building in substantial conformance to the Illustrative Site Plan — Scheme `C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. 4. A departure is hereby granted to install a six-foot high, open-design decorative aluminum fence in the street yard along Berkley Street in substantial conformance to the Illustrative Site Plan—Scheme `C', Sheet C- 1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. 5. When the proposed commercial operations yard is constructed in the street yard north of the building, the applicant shall install the landscaped screening for the commercial operations yard as follows: a) The total number of trees installed along the perimeter of the commercial operations yard shall equal the total number of trees required for screening of a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amendment, multiplied by two (2). b) The total number of shrubs installed along the perimeter of the commercial operations yard shall equal five (5) shrubs for each ten (10) feet of the perimeter of the commercial operations yard. The perimeter of the commercial operations yard shall be landscaped with shrubs along one hundred percent (100%) of the north, east and west sides of the commercial operations yard. 4 c) The landscaped screening of the commercial operations yard shall meet all other landscaping requirements for a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amended. d) The above listed landscape screening requirements shall satisfy the vehicle use area landscaping requirements adjacent to the commercial operation yard listed in Section 19.12.720 "Landscape Yards" B. 3. a. and Section 19.12.720 `'Landscape Yards" B. 3. b. of the Elgin Municipal Code, as amended. 6. Compliance with all applicable codes and ordinances. H. Off Street Parking. In this PGI Planned General 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, with the following departures: 1. A departure is hereby granted to permit a total of 93 parking spaces on the property for the existing distributor of packaging and shipping supplies use on the property, specifically Stamar Packaging, Inc. If the demand for parking by the current user exceeds the number of parking spaces available on the property, either by construction of additional "floor area" [SR],by the increase in the number of employees during peak demand shift from the current number of 30 employees, and/or by adding additional employee shifts,then additional parking spaces shall be constructed to meet the additional parking demand. The amount of additional parking shall be determined by a parking study provided by the existing distributor of packaging and shipping supplies, and the location of additional parking shall be in substantial conformance to the Illustrative Site Plan — Scheme `C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. Prior to obtaining a certificate of occupancy, any future use on the property shall submit a parking supply and demand analysis specifying the total number of employees during peak demand shift. If the development administrator finds that the parking supply does not meet the parking demand, additional parking spaces shall be constructed to meet the parking demand in substantial conformance to the Illustrative Site Plan — Scheme `C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. At the time of construction of any additional parking spaces, the existing parking lot east of the building shall be modified to meet the required vehicle use area street setback from the east property line along Shepard Drive. 5 I. Off Street Loading. In this PGI Planned General 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 PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended. K. Nonconforming Uses and Structures. In this PGI Planned General 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 PGI Planned General 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 PGI Planned General 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 PGI zoning district. N. Conditional Uses. In this PGI Planned General 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 PGI zoning district. O. Variations. In this PGI Planned General Industrial District, variations shall be subject to the provisions of Section 19.10.500 "Authorized Land Use Variations", Section 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 PGI 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. Davi J. kepKin, Nfayor 6 Presented: December 20, 2017 Passed: December 20, 2017 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 20, 2017 Published: December 21, 2017 Attest, _ Kimberly Dewis, City C'fdrk 7 x 's f Viz• - Sol �, • its' :tY l :...--.n- v� �oS_�� S •� t •r W A SLOW OVI •Zy l -J tzr ICa y. CJt tr ��,3`, ,fin ,*,� _,,,q.✓?� � a ,} ,J; f1�:� ff, o0e cr` duo° ) t �� Al `�. w . ' .y { �'�jy- "� .. - q -p. S7'yJ' o,p•.�'.t`""!�@.o�¢YC`^'{�o '�� :-�! _--'-..-� ` _ it Y.'w�• x- S sY43 x It h � � •�• ,.R� '�'� o;-.`mac �sx Noffer ow � •xv y " 1. F�,. 20 e Zbo 140 EXH�g�T P d by G�1 U� y9pe�e\oP're�'t Map ptepeW of Comm OePalllm MFR a iRB1 — 4, r �3 su. Subject Property a } Petition 21 -17 0 R Q C PGI NB r Legend ORC1 Residence Conservation 1 PRC QRC2 Residence Conservation 2 e '' QRC3 Residence Conservation 3 NB OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 ° =` PSFR1 Planned Single Family Residence 1 Q SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 � 5 O TRF Two Family Residence SP t OPTRF Planned Two Family Residence ° a O MFR Multiple Family Residence CF+ OPMFR Planned Multiple Family Residence QRB Residence Business PRB Planned Residential Business _ I ONB Neighborhood Business OPNB Planned Neighborhood Business ®AB Area Business ©PAB Planned Area Business ° n , ®CC1 Center City 1 ®CC2 Center City 2 ° } ®PCC Planned Center City OORI Office Research Industrial OPORI Planned Office Research Industrial ° ®GI General Industrial - ®PGI Planned General Industrial QCI Commercial Industrial ° OCF Community Facility QPCF Planned Community Facility EXHIBIT Zoning Map W+E S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet Rd Subject Property 1600 Fleetwood Dr. Petition 21 -17 Berkley St CO a � o N 4 0622152001 CO Fleetwood r CO Hoffer Dr EXHBIIT C Parcel Map N City of Elgin 0 55 110 220 330 440 Department of Community Development Feet EXHIBIT D SITE LOCATION 1600 Fleetwood Drive Petition 21-17 ',yam'r ;�?�, �:� �`,"�,�z .F _ - �- ' r c — ;�• �a.. .'� `•s�a. —•'_"--._.�. �.--+�.— ,. a ce wo'P— - _-...-�`-�-- z �;° � <�,,,.,..�.�.—ti. :t -mot - '•t.=L � --.�• Q.t;L9+u�-'.'S w .� tt ...• _ � ; .,may. � {�S 1�f .P 1L? ���- � y'� �� E+ -�-' ." '1 2 :$ ._r��F WIC d --may G ',i�IF�����i���i��.• ...T 3D Aerial View from the North Wp- ,,Y 6•~.�Q,•...G..,AY B ,��by.. F� � - '1 rte`_„t7t1 '"t t1Y� - ��:4' _ :�` _ .s_ - r�� �` Io modO eo o °O4io - '�'� PO oP � - ��_• 1 � - � - ,o°°000 ooa v �.o o a. � -' - •.-.z _ _ 75 t,1 Y ' x _s �}kE�'�-�.--t � -.., t. _ _� .� _ � '"• �..r�-,. gar. 3D Aerial View from the South • ' • r � r itl { 6i 00 0 G - i EXHIBIT D SITE LOCATION . 11 Fleetwood Drive Petition E, r V� }��,: •'2``�-�Lt�i14I J4'u.t' iwtc'. .�yA -�- a �' A „�.. �' �r •BSy��s"��S''.y rs `'at��OV�`��•,�;,,.�t�931��.� ��1 `.. : TTT�` c i�'.,% l� r•r v Existing underutilized parking lot on western portion of property Vacant western porti on of the property November 6, 2017 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 21-17, an application by Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood- MM, LLC as applicants and property owners, requesting approval of a Planned Development as a Map Amendment from GI General Industrial District to PGI Planned General Industrial District with departures from (1) Section 19.45.080, "Table of Required Parking', specifically to allow a plan for future construction of parking spaces to satisfy the parking requirement, (2) Section 19.90.015, "Definitions and Regulations", specifically to allow a 6-foot high fence in the street yard, (3) Section 19.90.015, "Definitions and Regulations", and Section 19.12.600, "Obstructions in Yards", specifically to allow a commercial operations yard in the street yard, and (4) Section 19.90.015, "Definitions and Regulations'', specifically to allow for screening of a commercial operations yard with a fence other than a"solid fence(SR)",all of which are necessary to establish a plan for future construction of additional parking and a commercial operations yard at the property commonly referred to as 1600 Fleetwood Drive. The property is zoned GI General Industrial District. GENERAL INFORMATION Petition Number: 21-17 Requested Action: Planned Development as a Map Amendment Current Zoning: GI General Industrial District Proposed Zoning: PGI Planned General Industrial District Existing Use: Distributor of packaging and shipping supplies (Stamar Packaging Inc.) Proposed Use: No Change(Distributor of packaging and shipping supplies) Property Location: 1600 Fleetwood Drive Recommendation & Findings of Fact Petition 21-17 November 6, 2017 Applicant: Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC Owner Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner LIST OF EXHIBITS A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND The subject property, commonly known as 1600 Fleetwood Drive, is approximately 21.68 acres in area. The property, zoned GI General Industrial District, is adjacent to four streets: Berkley Street on the north, Shepard Drive on the east, Fleetwood Drive on the south, and Second Street on the west side. The property is improved with a 246,243-square foot warehouse and office building located on the eastern portion of the property occupied by Stamar Packaging Inc., a distributor of packaging and shipping supplies. Two existing parking lots with a total of 93 parking spaces are also located on the eastern portion of the property adjacent to the building. The western portion of the property is partially improved with a surface parking lot with approximately 242 parking spaces, bringing the total number of parking spaces on site to 335. The parking lot on the western portion of the property is not in use. The applicant is proposing to sell the western 7.3 acres of the property which includes the existing 242-space parking lot. If the property is sold, the remaining property and building at 1600 Fleetwood Drive would become nonconforming regarding parking. Per the zoning ordinance, the existing use is required to have a total of 310 parking spaces. With a total of 335 parking spaces on the property,the use currently meets the parking requirement. However,with the proposed sale of the western portion of the property, the existing parking lot with 242 parking spaces would be lost leaving the property with only 93 parking spaces. The applicant has submitted a parking analysis letter demonstrating that with only one working shift with 30 employees, the existing parking lots adjacent to the building with 93 parking spaces more than satisfy the parking demand of the existing use. - 2 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 Planned Development Proposal In order to be able to sell the western portion of the property, the applicant is requesting approval of a planned development with a departure from: O Section 19.45.0808, "Table of Required Parking" to allow for future parking lot construction to meet the parking requirement. The existing aerial map and the proposed site plan(figures 1 and 2 below) show future parking lot construction west, north and east of the existing building that would bring the total number of parking spaces on site to 344 spaces. J Y— .St 1732 1700 X 1616 °450 450 fi 1730 tJ1 ! _ 450150 a ss {t.` - I i ',�q,•. `& - IBerkley;St 9 425 1 �i .r 450 � z S 1 L- 4i Do s9-Aoo3>:yy92jy'00''Ci0 of Qb>Qt�'•Q ;o s- r ID4b 460 fteetwood D, 0 1751 1751 1625 — 1591 n°� 1741 17zs fx x ,. 168s o E duY �F ..151565 4c r ? �a � f `o Figure 1:Existing Aerial Map :j1jjjTjj-jjjjj-jjUj JIMI-111-117'111111111 11a — fDTI` I re`.'-�:i.Z EJUSiIhG BUU MGlOTiou �iIM 11:in Sul i 5 C . ° a -_f rr , 6�-_------- f - a _ RBI-1�11_ � — �� � _l Figure 2: Proposed Site Plan - 3 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 The future construction would also include a commercial operations yard on the north side of the building along Berkley Street, a new stormwater detention facility at the northwest corner of the site, and a modification to the existing parking lot along Shepard Drive to meet the vehicle use area street setback. The additional parking would be constructed if the existing use on the property expands its operation by adding additional employees and thereby increasing its demand for parking in excess of 93 parking spaces available on site. Similarly, any future use on the property would have to submit a parking analysis demonstrating that the available parking on site meets the parking requirement during the peak demand shift. A certificate of occupancy would only be issued if the applicant demonstrates that adequate parking is available on site or, if not, after the additional parking is constructed consistent with the approved Site Plan for future parking. Commercial Operations Yard Proposal As mentioned above, as part of the planned development, the applicant is also requesting approval to locate a commercial operation yard in the street yard north of the building along Berkley Street. A commercial operations yard for parking and storage of semi-trucks and trailers is not permitted to be located in a street yard, and requires screening by a six-foot high solid fence, while only a four-foot high fence is typically allowed in the street yard. Because the property is bound by streets on four sides, no location exists for this industrial property to lawfully locate this common, customary and traditional feature. Therefore, the proposed commercial operations yard requires approval of three additional departures from: • Section 19.90.015, "Definitions and Regulations", and Section 19.12.600, "Obstructions in Yards", specifically to allow a commercial operations yard in the street yard. A commercial operations yard is only allowed in side or rear yards; • Section 19.90.015, "Definitions and Regulations", specifically to allow for screening of a commercial operations yard with a fence other than a "solid fence (SR)". The applicant is proposing to install a six-foot high open-design decorative aluminum fence with enhanced landscaped screening to meet the intent of the ordinance; and • Section 19.90.015, `'Definitions and Regulations", specifically to allow a 6-foot high fence in the street yard where only a four-foot high open design fence is allowed. To meet the intent of the ordinance for proper screening of a commercial operations yard, in addition to installing a six-foot high open-design decorative aluminum fence, the applicant is proposing to double the amount of landscaping that is typically required by the zoning ordinance. Per the zoning ordinance, the proposed commercial operations yard would be required to have a total of 18 trees along the 892 feet of the commercial operations yard perimeter (approximately one tree every 50 feet). The applicant has agreed to install 36 trees along the perimeter of the commercial operations yard(approximately one tree every 25 feet). The applicant has also agreed to install five shrubs (instead of three shrubs as required by the zoning ordinance) for every ten feet of the perimeter of the commercial operations yard. Per the zoning ordinance, shrubs are - 4 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 required to be installed along 50% of the commercial operations yard perimeter. Instead, the applicant will install the shrubs along 100% of the commercial operations yard perimeter. All other typical landscaping requirements around the perimeter of parking lots and vehicle use areas will be met. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City of Elgin in 1962. Upon annexation, the property was zoned M1 Limited Manufacturing District. The existing building on the property was constructed in 1968. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. B. Surrounding Land Use and Zoning. The properties to the north across Berkley Street are zoned GI General Industrial and Cl Commercial Industrial.The properties are improved with a variety of light-industrial and warehouse buildings. Most properties to the east across Shepard Drive are zoned GI General Industrial District, while the northern most property is zoned Cl Commercial Industrial District. The properties are improved with light-industrial and warehouse buildings. The CI-zoned property is improved with a one- story commercial building home to Elgin Lanes bowling alley. The properties to the south across Fleetwood Drive are zoned GI General Industrial District and PCF Planned Community Facility District. The GI-zoned properties are improved with a variety of light- industrial and warehouse buildings and uses. The PCF-zoned property is improved with a two-story office and industrial building part of Elgin Community College. And finally, the properties to the west across Second Street are zoned GI General Industrial District. The properties are improved with light-industrial and warehouse buildings home to a freight and cargo transportation company. C. Comprehensive Plan.The subject property is designated as Office/Research/Industrial by the City's 2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee-serving retail uses. These activities typically locate in business parks.Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. D. Zoning District. The purpose and intent of the proposed GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location of environment of an ORI zoning district. The ORI districts provide for an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. - 5 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 E. Trend of Development. The subject property is located in the light-industrial area in the southwest part of the city near the intersection of South McLean Boulevard and US Route 20. The southern part of the industrial park is home to Elgin Community College campus, while the properties along S. McLean Boulevard have developed with general commercial auto-oriented uses and restaurants. There has been no new development within the industrial park in recent years, other than minor interior renovations of buildings to accommodate new users over time. That being said, staff is noting a renewed interest in the area following the completion of the Route 20 and S. McLean Boulevard intersection and the improved access that this project has provided for this industrial area. Several properties to the north and west of the subject property have developed with freight and cargo transportation and distribution companies. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 21-17 on November 6, 2017. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Map Amendment Review and Written Findings & Recommendation to the Planning & Zoning Commission dated November 6, 2017. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, and the standards for planned developments outlined within § 19.60.040: STANDARDS FOR MAP AMENDMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 21.68-acre property is improved with a 246,243-square foot building and the accessory parking lots. The western portion of the property, with a 242- space parking lot,is underutilized and is well suited to accommodate an infill development. The applicant is proposing to maintain 14.38-acres as part of 1600 Fleetwood Avenue property with a plan to add a commercial operations yard with 108 parking spaces for semi- trucks and trailers, and a total of 344 regular parking spaces to meet future parking needs. The proposed site plan also includes a stormwater detention facility in the northwest portion of the site. The western 7.3 acres would be sold off for another development which - 6 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 far exceeds the 40,000-square foot minimum lot size for a property in GI General Industrial District. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is served with municipal, sanitary and water services. The applicant is not proposing to make any changes to the existing water and sewer infrastructure at this time. The proposed site plan for future construction of parking and other vehicle use areas includes a proposed stormwater detention facility in the northwest portion of the site. The stormwater detention facility and related infrastructure would be designed at the time of new parking lot construction. The existing facilities can adequately serve the current warehousing and distribution use on the property. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district 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. The subject property is suitable for the intended zoning district 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 on all four sides. The existing two parking lots nearest to the building have access to Shepard Drive on the east and Fleetwood Drive on the south. At this time, the applicant is not proposing to make any changes to the current on-site or off-site vehicular circulation. - 7 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 Future parking lot expansion will result in additional access points to Fleetwood Drive, Shepard Drive and Berkley Street. Fleetwood Drive serves as a collector road while Berkley Street and Shepard Drive are local roads. On-street parking is not permitted on any of the surrounding streets. All streets have adequate capacity to absorb additional traffic as a result of future parking lot expansion and will maintain congestion-free vehicular circulation. The applicant is proposing to have a total of 93 parking spaces for the existing warehousing and distribution use as the current user only has 30 employees in one shift. The proposed site plan for future parking construction will provide additional parking spaces for a total of 344 parking spaces on site.Any future use will have to demonstrate the projected parking demand based on the peak demand shift. Additional parking will have to be constructed if the existing use expands, or any new use is proposed, which would increase the parking demand beyond the existing 93 parking spaces on site. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. This standard is not applicable. The property has been improved since 1968 when the existing building was constructed. However, the size of the property exceeds the need of the existing warehouse and distribution use. The western portion of the property remains underutilized. The proposed planned development for future parking lot construction will enable the applicant to market the underutilized western portion of the property for a new infill development. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The applicant is seeking approval of a PGI Planned General Industrial District with a plan for future parking construction that enables the applicant to market and sell the western,underutilized portion of the property. All surrounding properties are zoned GI General Industrial or CI Commercial Industrial District, except for the property at the southeast corner of Second Street and Fleetwood Drive, home to Elgin Community College industrial training facility. The applicant's proposal would create an additional property for general industrial development. Both the 14.38-acre 1600 Fleetwood Drive property and the western 7.3-acre property far exceed the minimum 40,000-square foot zoning lot area for a new development in the GI General Industrial District. - 8 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 F. Trend of Development Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. As mentioned above, the property is located in the industrial park in the southwest area of the city near the S. McLean Boulevard and US Route 20 interchange. Most surrounding properties in the industrial park are developed with light-industrial and general warehouse buildings and developments. The industrial park is also home to two large freight and cargo transportation and distribution companies (R+L Carriers and XPO Logistics). The proposed planned development for future construction of additional parking and a commercial operations yard for storage of semi-trucks and trailers is consistent with the existing uses in the industrial park. G. Zoning Districts/Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. Findings. The property is suitable for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose of the GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location of environment of an ORI zoning district,which fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. With the PGI Planned General Industrial District,the applicant is proposing a future construction of additional parking, if necessary, and a commercial operations yard, while at the same time enabling the sale and development of the underutilized western portion of the property for another light-industrial, warehouse, or distribution development that can benefit from being in the industrial park. The establishment of the PGI District will assure the property will remain to be used for general industrial uses. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Office/Research/Industrial by the City's 2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited - 9 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 employee-serving retail uses. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. The establishment of the PGI District will allow for development of another industrial, manufacturing, warehousing, distribution or a similar use on the western portion of the property consistent with the goals and objectives set by the Comprehensive Plan. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS L 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 district with respect to the preservation of all significant natural features including topography, watercourses,wetlands, and vegetation.There are no significant natural features, including topography, watercourse, wetlands, or vegetation, located on the property. The 21.68-acre property is improved with a 246,243-square foot building and accessory parking lots. The proposed site plan for future construction of parking and other vehicle use areas includes a planned stormwater detention facility in the northwest portion of the site. The applicant has also agreed to enhance the landscaped screening along the perimeter of the proposed commercial operations yard located north of the building in the street yard at a rate two times of what is otherwise required by the zoning ordinance. J. 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 district 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 proposed PGI District would allow the same uses as the GI General Industrial District. No evidence has been submitted or found that the existing use on the property exercises any undue detrimental influence on surrounding properties. The use and development on the property will continue to be operated with no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: - 10 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 1. Section 19.45.080, "Table of Required Parking. The applicant is proposing a plan for future construction of parking to meet future parking demand, should it materialize. The existing use on the property(a distributor of packaging and shipping supplies) is required to have a total of 310 parking spaces. There are 335 parking spaces currently on the property, but the applicant is proposing to sell the western 7.3 acres which includes a surface parking lot with 242 parking spaces leaving the property with only 93 parking spaces. The proposed plan for future parking construction would bring the total number of parking spaces on site to 344. 2. Section 19.90.015, "Definitions and Regulations", and Section 19.12.600, "Obstructions in Yards". The applicant is proposing a commercial operations yard in the street yard north of the building along Berkley Street. Commercial operations yards are only allowed within side and rear yards. Because this property is bound by streets on four sides, zoning relief in some form would be required for the applicant to add this common industrial and warehousing feature anywhere on the property. 3. Section 19.90.015, "Definitions and Regulations". The applicant is proposing to screen the proposed commercial operations yard with a six-foot high open-design decorative aluminum fence and enhanced landscaping. A commercial operations yard is required to be screened with a six-foot high solid fence. 4. Section 19.90.015, "Definitions and Regulations". The applicant is proposing a six-foot high open-design fence in the street yard, where a maximum four-foot high open-design fence is permitted. Staff finds the proposed departures are appropriate and necessary to accommodate a desirable infill development within an existing industrial park. The applicant has submitted a parking analysis which demonstrates that the remaining 93 parking spaces are more than sufficient to meet the need of the existing use on the property which operates with one shift of 30 employees. The applicant's plan for future parking lot construction could bring the total number of parking spaces on the property to 344. If the existing use on the property generates more parking demand by adding additional employees beyond what currently exists, the use will have to construct the additional parking spaces consistent with the approved parking plan. Similarly, any new use on the property in the future will have to submit a parking supply and demand analysis demonstrating there is adequate parking supply for the proposed use. If a new use requires more parking than what currently exists, the new use will have to construct additional parking per the approved site plan. The location of the commercial operations yard in the street yard screened by a six-foot high open- design fence and enhanced landscaping is also appropriate for the area. The properties to the north and west have nonconforming commercial operations yards in street yards established prior to the current zoning ordinance with much less screening than what is proposed. The proposed six-foot high,open-design decorative aluminum fence is more appropriate and more desirable along a street I - 11 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 than a six-foot high solid fence. The applicant has agreed to enhance the landscaped screening and will install twice as many trees (36 trees (1 every 25 feet) instead of 18 trees) and twice as many shrubs (along 100% of the perimeter instead of 50%) along the perimeter of the commercial operations yard. The proposed PGI Planned General Industrial District with the four departures regarding parking and the commercial operations yard are necessary to enable an infill development on the western, underutilized portion of the property. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 21-17, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC, as applicants and property owners, including the following materials: a. Letter regarding 1600 Fleetwood, Elgin — Planned Development signed by Pat Schaner,Director of Finance,Midwest Industrial Funds,dated September 18,2017; b. Letter regarding 1600 Fleetwood, Elgin — Planned Development signed by MIF 1600 Fleetwood (Elgin) LLC, Justin P. Fierz, Co-Manager, dated September 18, 2017; C. Letter regarding 1600 Fleetwood,Elgin—Subdivision signed by Midwest Industrial Funds, Pat Shaner, Director of Finance, dated September 18, 2017; d. Letter from SPACECO Inc. regarding 1600 Fleetwood Drive Elgin, Illinois SPACECO Project No. 9201, dated September 12, 2017; e. Letter from Midwest Industrial Funds regarding 1600 Fleetwood, Elgin—Planned Development as a Map Amendment, dated October 31, 2017; f. Alta/ACSM Land Title Survey,prepared by Gremley&Biedermann,dated August 11, 2015; g. Illustrative Site Plan — Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017; h. Building Plan, Sheet MK1.0, prepared by DesignHouse Architecture Inc., dated August 31, 2017; i. First Floor Office Plan, Sheet MK1.1,prepared by DesignHouse Architecture Inc., dated August 31, 2017; and j. Second Floor Office Plan, Sheet MK 1.2, prepared by DesignHouse Architecture Inc., dated August 31, 2017. - 12 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 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 permit a total of 93 parking spaces on the property for the existing distributor of packaging and shipping supplies use on the property, specifically Staniar Packaging, Inc. If the demand for parking by the current user exceeds the number of parking spaces available on the property, either by construction of additional "floor area" [SR], by the increase in the number of employees during peak demand shift from the current number of 30 employees, and/or by adding additional employee shifts,then additional parking spaces shall be constructed to meet the additional parking demand. The amount of additional parking shall be determined by a parking study provided by the existing distributor of packaging and shipping supplies, and the location of additional parking shall be in substantial conformance to the Illustrative Site Plan— Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. Prior to obtaining a certificate of occupancy, any future use on the property shall submit a parking supply and demand analysis specifying the total number of employees during peak demand shift. If the development administrator finds that the parking supply does not meet the parking demand, additional parking spaces shall be constructed to meet the parking demand in substantial conformance to the Illustrative Site Plan— Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. At the time of construction of any additional parking spaces, the existing parking lot east of the building shall be modified to meet the required vehicle use area street setback from the east property line along Shepard Drive. 3. A departure is hereby granted to construct a commercial operations yard in the street yard north of the building in substantial conformance to the Illustrative Site Plan—Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. 4. A departure is hereby granted to screen the commercial operation yard with a fence other than a six-foot high solid fence. A six-foot high, open-design decorative aluminum fence shall be installed in the street yard to enclose and screen the proposed commercial operations yard located in the street yard north of the building in substantial conformance to the Illustrative Site Plan — Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. - 13 - Recommendation & Findings of Fact Petition 21-17 November 6, 2017 5. A departure is hereby granted to install a six-foot high, open-design decorative aluminum fence in the street yard along Berkley Street in substantial conformance to the Illustrative Site Plan— Scheme 'C', Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017. 6. When the proposed commercial operations yard is constructed in the street yard north of the building, the applicant shall install the landscaped screening for the commercial operations yard as follows: a. The total number of trees installed along the perimeter of the commercial operations yard shall equal the total number of trees required for screening of a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amendment, multiplied by two (2). b. The total number of shrubs installed along the perimeter of the commercial operations yard shall equal five(5) shrubs for each ten (10) feet of the perimeter of the commercial operations yard. The perimeter of the commercial operations yard shall be landscaped with shrubs along one hundred percent (100%) of the north, east and west sides of the commercial operations yard. C. The landscaped screening of the commercial operations yard shall meet all other landscaping requirements for a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amended. d. The above listed landscape screening requirements shall satisfy the vehicle use area landscaping requirements adjacent to the commercial operation yard listed in Section 19.12.720 "Landscape Yards" B. 3. a. and Section 19.12.720 "Landscape Yards" B. 3. b. of the Elgin Municipal Code, as amended. 7. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 21-17 for a Planned Development as a Map Amendment from GI General Industrial District to PGI Planned General Industrial District, subject to the conditions outlined by the Community Development Department, was seven(7) yes, zero (0) no, and zero (0) abstentions. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary _ Planning& Zoning Commission - 14 -