Loading...
HomeMy WebLinkAboutG12-18 Ordinance No. G12-18 AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCES NO. G37-97 and G21-12 (921-927 N. State Street) WHEREAS, the territory herein described has been classified in the PGI Planned General Industrial District pursuant to Ordinances No. G37-97; and WHEREAS, by adopting Ordinance No. G21-12 on April 25, 2012, the City Council of the City of Elgin, Illinois (hereinafter"the City Council") amended Ordinance No.G37-97; and WHEREAS, written application has been made to amend the PGI Planned General Industrial District Ordinances No. G37-97 and G21-12 to allow for the expansion of the vehicle use area east of the building with a departure from Section 19.40.335, "Site Design", specifically to reduce the depth of the transition landscape yard; and WHEREAS, the zoning lot with the building containing the premises at 921-927 N. State Street is legally described in Ordinance No. G37-97 (the "Subject Property"); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said applications on January 8, 2018 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the 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 January 8, 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 Section 2 F. of Ordinance No. G37-97, which regulates "Site Design" for the PGI Planned General Industrial District of the Subject Property, is hereby amended to include the following additional conditions: 4. A minimum of 15-foot transition landscape yard shall be provided along the east property line. 5. Substantial conformance to the Development Application and supporting documents submitted by Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner, including the following materials: a. Undated Statement of Purpose and Conformance 921-927 N State Street-Route 31, received September 26, 2017; b. Alta/NSPS Land Title Survey, prepared by Compass Surveying, Ltd., dated May 8, 2017; c. Site Plan,prepared by Scheflow Engineers,dated July 28,2017, last revised January 2, 2018; d. Stormwater Pollution Prevention Plan, prepared by Scheflow Engineers, dated July 28, 2017, last revised November 14, 2017; e. Demolition and Landscaping Plan, prepared by Scheflow Engineers, dated July 28, 2017, last revised November 14, 2017; f. Grading Plan and Details,prepared by Scheflow Engineers, dated July 28,2017, last revised November 14, 2017; g. Truck Turning Exhibit, prepared by Scheflow Engineers, dated November 2, 2017, last revised November 14, 2017; h. Tree Protection Plan, prepared by Scheflow Engineers, dated November 2, 2017, last revised November 14, 2017; i. City of Elgin Standard Details Sheet 1 of 2, prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised October 19, 2016; j. City of Elgin Standard Details Sheet 2 of 2, prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised November 8, 2016; k. City of Elgin General Notes plan, prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised March 6, 2016; and 1. Elgin Technology Center Stormwater Detention Calculations, prepared by Frank C. Cuda, dated October 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. 6. Compliance with all applicable codes and ordinances. 2 Section 3. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinance Nos. G37-97and G21-12. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 2, and Ordinance Nos. G37 97 and G21-12, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. 63Z - avid J. Kap 'n, or Presented: February 28, 2018 Passed: February 28, 2018 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 28, 2018 Published: March 1, 2018 tt t: AC(1 \Y (It Kimberly Dewis C. Clerk �� ( • 3 EXHIBIT A January 8, 2018 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 25-17, an application by Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner, are requesting approval of an amendment to the PGI Planned General Industrial District Ordinance No. G37-97 and Ordinance No. G21-12 with a departure from Section 19.40.335, "Site Design", specifically to reduce the depth of the transition landscape yard, to expand the existing vehicle use area at the property commonly referred to as 921-927 N. State Street. The property is zoned PGI General Industrial District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 25-17 Requested Action: Amendment to PGI Planned General Industrial District Current Zoning: PGI Planned General Industrial District& ARC Arterial Road Corridor Overlay District Existing Use: Multi-tenant office and warehousing building Proposed Use: Multi-tenant office and warehousing building (no change) Property Location: 921-927 N. State Street Applicant: Sam Mokhtarian Owner SD&S/Elgin, LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Recommendation & Findings of Fact Petition 25-17 January 8, 2017 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 applicant is requesting approval of an amendment to the PGI Planned General Industrial District Ordinance Nos. G37-97 and G21-12 to expand the vehicle use area in rear of the building which would reduce the transition landscape yard from the east lot line from 30 feet to 15 feet. lams Ay.. TI i I eismi•... vi- ., > l�d�t+4 °P4'''' , r ;,�9 " I e�,gt,�9��y62 ,z , I r I % 1 I I I ' _ )A j ,l } .. 1 up .97I . 4,:i _a_.,: 4__ Erte_________ .,,,..,.... _ ,,,_____: ...,,,a.a. x:-3 y 1 bs Ale.......... —. j,w.k A... Existing Site Plan — Proposed Site Plan Figure 1:Proposed Site Improvements The subject property, zoned PGI Planned General Industrial District, is located on the east side of N. State Street between Jerusha Avenue on the south and Belle Avenue on the north. The 1.7-acre property is improved with a 27,000-square foot one-story building with four commercial tenants. -2 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 The property also features a surface parking lot west of the building with 22 parking spaces, and a vehicle use area and parking lot east of the building with another 11 parking spaces for a total of 33 parking spaces on site. Four loading docks, one for each tenant, are located on the east side of the building. The property does not have direct access to N. State Street, but has two access driveways on the south to Jerusha Avenue,and two access driveways on the north to Belle Avenue. Three tenant spaces are occupied with general office and warehousing uses,while one tenant space is currently vacant. The existing building was approved in 1997, by Ordinance No. G37-97 that established the PGI zoning district. The Ordinance No. G37-97 also granted a departure from the parking requirement from 45 to 33 parking spaces, and reductions in vehicle use area street setbacks from 15 feet to three feet along N. State Street, and from 15 feet to two feet along Belle Avenue. The Ordinance also granted a reduction to the vehicle use area transition landscape yard from 50 feet to 30 feet along the east lot line. The 30-foot transition yard setback is required only along the southern portion of the east lot line abutting the RC 1-zoned property adjacent to the east. The vehicle use area setback from the northern portion of the east lot line abutting the PCF-zoned property is six feet. The PGI ordinance was later revised in 2012 by Ordinance No. G21-12 to expand the list of allowable uses on the property by adding a number of conditional uses. FT .41 :." .. tam. Subject Property C17 I 'PCF-zoned ki_o property RC1-zoned property r._. _ A '09,5 ` to •. ! L." /A- 65 ff55 R RC-. -'Since, 550 J 54 sr" r SJFaW SJ" Figure 2:Area Zoning Map - 3 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 The applicant is now proposing to expand the vehicle use area and further reduce the transition landscape yard setback from the east lot line from 30 feet to 15 feet. The proposed expansion of the vehicle use area will provide adequate paved surface for truck turning and access to the loading docks. .a.s.4. 4 I - . 1/ 3 J¢�,a�.crtwJ 1 I 1cx t1 ,�� 7 O. (O O' 3 SOT tel '44- 4 P. 949 i ..•. W9 6") Fee: Tra.:a *dth 5A' -oc• 'rre: :5.0 s Wry-AToe *f4 :!.4O Stea'eq#n e: :<<^e.s deg -, ^.,-.. I.r•n Irn B.3 •r•'r�In1i Angle •i`:7 deg baht- -8SO Figure 3: Truck fuming diagram The applicant is proposing to install a new six-foot high solid fence along the southern portion of the east lot line to mitigate any negative impact to the adjacent property. The applicant will also install 14 new evergreen trees (Arborvitae) along the new fence. The refuse collection area along the building will also be enclosed by a new six-foot high solid fence.The applicant is not proposing any other changes to the site. All proposed improvements will meet the requirements of the stormwater ordinance. The proposal requires an amendment to the PGI Planned General Industrial Ordinances Nos. G37- 97 and G21-12 with a departure from Section 19.40.335, "Site Design", specifically to reduce the depth of the transition landscape yard. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City of Elgin in 1967. Upon annexation, the property was zoned 0 Limited Office District. In 1997, the property was zoned PGI Planned General Industrial District by Ordinance No. G37-97, which allowed the construction of the existing 27,000-square foot building on site. The building was -4 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 completed in 1999. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. In 2012,the existing PGI zoning district was amended by Ordinance G21- 12 to add a list of conditional uses allowed on the property. B. Surrounding Land Use and Zoning. The property to the north across Belle Avenue is zoned RC1 Residence Conservation District and is currently vacant. The property to the west across N. State Street is zoned GI General Industrial District and is improved with a public self-storage facility. The property to the south across Jerusha Avenue is zoned PGI Planned General Industrial District and is improved with another public self-storage facility. On the east side, the property is adjacent to the PCF Planned Community Facility District along the northern portion of the east lot line. The PCF zoned property is part of Judson University and is currently vacant. Along the southern portion of the east lot line, the property is adjacent to the RC1 Residence Conservation District. The RC1 zoned property is improved with a single-family home that is currently vacant. 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 PGI Planned General Industrial District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district.A PGI zoning district is most similar to,but departs from the standard requirements of the GI General Industrial zoning district. E. Trend of Development.The subject property is located along N. State Street Arterial Road that provides access to I-90 Tollway via the full interchange.While Judson University and a residential townhome community are the primary uses along N. State Street north of the site, office, light industrial and warehousing uses are the primary uses located along N. State Street south of the site. The N. State Street corridor south of the site has historically been dominated with light-industrial and manufacturing uses due to the proximity of the railroad corridor that runs parallel to N. State Street. In the second half of the 19t century, auto-centric service uses and public storage facilities have opened up along the corridor. - 5 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 Due to the easy access to the I-90 tollway, staff anticipates the N. State Street corridor, including the subject property, will continue to be occupied with light-industrial and office uses that rely on easy access to I-90 tollway and the rest of the region. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 25-17 on January 8, 2018. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Planned Development Amendment Review and Written Findings & Recommendation to the Planning&Zoning Commission dated January 8, 2018. 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 1.7-acre property is improved with a 27,000-square foot building, a surface parking lot west of the building, and a surface parking lot and a vehicle use area east of the building. The vehicle use area east of the building is located approximately 30 feet from the east lot line. The existing 30-foot transition landscape yard provides adequate space to expand the vehicle use area, and establish a 15-foot wide transition landscape yard. The property generally slops down from west to east. Two small storwater detention facilities are located on the property, one on the north side of the building and one in the southeast corner of the property. As part of the vehicle use area expansion, the applicant will modify the stormwater detention facility in the southeast corner of the property. The property will continue to meet all requirements of the stormwater ordinance. No significant natural features exist on the property. The applicant will remove two dead trees along the east property line and install 14 new evergreen trees along the new fence line. -6 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 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 exiting sanitary and water facilities which can adequately serve the building. The applicant is proposing to modify the existing stormwater detention facility in the southeast corner of the property to accommodate the proposed expansion of the vehicle use area. The proposed improvements will meet all requirements of the stormwater control ordinance. 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 does not have direct access to N. State Street,but has two access driveways to Belle Avenue on the north side, and two access driveways to Jerusha Avenue on the south side of the property. The applicant is not proposing to make any changes to the existing driveways as the existing configuration adequately serves the property. The applicant is proposing to expand the vehicle use area in rear of the building to improve the vehicular circulation on the property. Currently, the standard semi-trucks are not able to properly access the loading docks in rear of the building due to inadequate size of the - 7 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 vehicle use area necessary for truck turn-around. The proposed expansion of the vehicle use area by 15 feet will enable the trucks to complete a three-point turn on the property and access the loading docks. The proposed improvements will provide for safe and efficient on-site vehicular circulation that will eliminate any traffic congestion on the surrounding streets during deliveries by semi-trucks. The existing 33 parking spaces on the property, including the 11 parking spaces in rear of the building, meet the parking requirement established by Ordinance No. G37-97. The applicant will re-stripe the 11 parking spaces in rear of the building to maintain the required number of parking spaces which adequately serve the existing uses on the property. 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 with the existing 27,000-square foot building since 1999. The existing building was approved by Ordinance No. G37-97 which established the PGI Planned General Industrial District. Since its completion,the building has been partially or fully occupied with uses permitted in the PGI zoning district. 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. Most surrounding properties along N. State Street are improved with commercial uses. The property to the west across N. State Street is zoned GI General Industrial District and is improved with a public self-storage facility. The property to the south across Jerusha Avenue is zoned PGI Planned General Industrial District and is improved with another public self-storage facility. The property to the north across Belle Avenue is zoned RC1 Residence Conservation District but is currently vacant. On the east side, the property is adjacent to the PCF Planned Community Facility District along the northern portion of the east lot line. The PCF-zoned property is part of Judson University and is currently vacant. Along the southern portion of the east lot line, the property is adjacent to the RC1 Residence Conservation District.The RC 1-zoned property is improved with a single-family home that is currently vacant. 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. - 8 - Recommendation& Findings of Fact Petition 25-17 January 8, 2017 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.The property is located along N. State Street Arterial Road that provides access to I-90 Tollway via the full interchange. N. State Street corridor has historically been dominated with light-industrial and manufacturing uses due to the proximity of the railroad corridor that runs parallel to N. State Street. In the second half of the 19th century, auto- centric service uses and public storage facilities have opened up along the corridor because of the high volume of traffic. Due to the easy access to the 1-90 tollway, staff anticipates the N. State Street corridor, including the subject property, will continue to be occupied with light-industrial, warehousing, and office uses that rely on easy access to I-90 tollway and the rest of the region. 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 property was zoned PGI Planned General Industrial District in 1997 by Ordinance No. G37-97. The purpose and intent of the PGI Planned General Industrial District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI General Industrial zoning district. 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 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. -9 - Recommendation & Findings of Fact Petition 25-17 January 8, 2017 As mentioned above, the property is located along N. State Street Arterial Road with easy access to I-90 tollway. With the proposed expansion of the vehicle use area to improve the access for semi-trucks and trailers, the property will continue to be attractive to light- industrial,warehousing,and office uses that rely on easy access to I-90 tollway and the rest of the region. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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, watercourses, wetlands nor vegetation located on the property. The property generally slopes down from west to east. Two stormwater detention facilities are located on the property, one on the north side of the building and one in the southeast corner of the property. The applicant will make improvements to the existing stormwater detention facility in the southeast corner of the property in accordance with the stormwater control ordinance. The applicant will also remove two dead trees on the property, but will install 14 new evergreen trees along the east lot line. 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 with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant is not proposing any changes to the land uses allowed on the property. The proposed expansion of the vehicle use area for improved access by semi- trucks will make the property more attractive to the light-industrial and warehousing uses allowed in the PGI zoning district. The proposed improvements will not have any negative impact on the surrounding properties. The applicant will install a new six-foot high solid fence and new evergreen trees to mitigate any potential impact on the surrounding properties. - 10 - Recommendation& Findings of Fact Petition 25-17 January 8, 2017 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of Ordinance G37-97 that established the PGI Planned General Industrial District: 1. Section 2. F. "Site Design",of Ordinance G37-97.The applicant is proposing to expand the vehicle use area in rear of the building which would reduce the transition landscape yard setback from the east property line to 15 feet. Ordinance G37-97 requires a minimum 30-foot transition landscape yard setback along the southern portion of the east property line. Staff finds the proposed reduction in the transition landscape yard from 30 feet to 15 feet will not have any negative effect on the surrounding properties. The southern portion of the subject property abuts an RC1 Residence Conservation District where the transition yard setback required for the vehicle use area is 30 feet. The northern portion of the property abuts a PCF Planned Community Facility District where the transition yard setback is not required. There, the required setback for the vehicle use area along the northern portion of the east lot line is 6 feet. The varying setback requirement along the east lot line presents a challenge for an efficient parking lot design. The applicant is proposing to expand the vehicle use area with a consistent 15-foot setback from the east lot line to accommodate adequate space on the property for truck turning and loading dock access. Four loading docks currently exist on the east side of the building serving the four tenants in the building. The existing tenants receive deliveries by standard semi-trucks which require additional vehicle-use area to properly back into the loading docks in rear of building. Future tenants of the building are also expected to be serviced by standard semi-trucks. To mitigate any negative effect on the surrounding properties, the applicant has agreed to install a six-foot high solid fence with additional landscaping (14 evergreen trees) to screen the building and vehicle use area from the adjacent residentially zoned property. The adjacent property is currently vacant, and has not been used for residential purpose for a long time. RECOMMENDATION The Community Development Department and Planning and Zoning Commission recommend approval of Petition 25-17 to amend the existing PGI Planned General Industrial District, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner, including the following materials: a. Undated Statement of Purpose and Conformance 921-927 N State Street-Route 31, received September 26, 2017; - 11 - Recommendation &Findings of Fact Petition 25-17 January 8, 2017 b. Alta/NSPS Land Title Survey,prepared by Compass Surveying, Ltd., dated May 8, 2017; c. Site Plan, prepared by Scheflow Engineers, dated July 28, 2017, last revised January 2, 2018; d. Stormwater Pollution Prevention Plan,prepared by Scheflow Engineers, dated July 28, 2017, last revised November 14, 2017; e. Demolition and Landscaping Plan, prepared by Scheflow Engineers, dated July 28, 2017, last revised November 14, 2017; f. Grading Plan and Details,prepared by Scheflow Engineers, dated July 28, 2017, last revised November 14, 2017; g. Truck Turning Exhibit,prepared by Scheflow Engineers, dated November 2, 2017, last revised November 14, 2017; h. Tree Protection Plan, prepared by Scheflow Engineers, dated November 2, 2017, last revised November 14, 2017; i. City of Elgin Standard Details Sheet 1 of 2,prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised October 19, 2016; j. City of Elgin Standard Details Sheet 2 of 2,prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised November 8, 2016; k. City of Elgin General Notes plan, prepared by City of Elgin Engineering Department, dated January 13, 2004, last revised March 6, 2016; and 1. Elgin Technology Center Stormwater Detention Calculations, prepared by Frank C. Cuda, dated October 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 minimum of 15-foot transition landscape yard shall be provided along the east property line. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 25-17 for a Planned Development Amendment to PGI Planned General Industrial District 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/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission - 12 - Recommendation &Findings of Fact Petition 25-17 January 8, 2017 s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 13 - :- 3 11 t. mks, t-4 wk.• --e4: .3(4 4/ . / 1/11114 , ,,,,iiel A, r iii, iviii • 8 .. ., 1, Ilin ik, q I a ,...,_._,_, ‘,.... ...„, „,_, ` 01.- •G _ -T.-flings,a, N ti t \ , .O / \ ✓`asO4 G. Subject Property ' ' • " s \ Petition 25-17 - F� , \' --7&% . . ier: NI I , . , Big limber Rd .. .�. Big Timber Ct 11 ' ,t t r * .- Belle Ave I ' \ "� IUJIJJ11I erhe t 7 . i i I ►� _� 5f ;111111111, ..,. . I 'r . . • • i►. / \; 111111111 / I .... ....., ;, -. . . ..: , " / lit ilmillimi .„,.,„, . . Genesee Ave y w .•.. • •. a.•-.. 1 •.. ` - 4 -.ii Owasco Ave gaya- • ' � .-■ r - 115 1 1� �. T ROI .. �t,. , . / ‘„ 0 -\ .- ,, - ..- - EXHIBIT A Aerial/Location Map W-A.- r S 0 90 180 360 540 720 Map prepared by City of Elgin Feet Department of Community Development 040° 4 4111 a 11 1111 I UIIiI� C. � ��! wN� Q C.t. 0 c. t..) ? RC SFR1 _� IN 4*%' e de t . P F Now Subject Property M----0. 5� `J na: Ng Jaeson Dr Petition 25-17 th I. 0 1. Big Timber Rd - Big Timber Ct RC1 Legend Belle Ave ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 - QRC3 Residence Conservation 3 11111 QPRC Planned Residence Conservation - QSFR1 Single Family Residence 1a . .. . an._ - O SFR2PSFRPlanneded Family dly Residence 1 II , „ ", 111111 O SFR2 Single Family Residence 2 DPSFR2 Planned Single Family Residence 2 r. I'll" ®TRF Two Family Residence y ILPTRF Planned Two Family Residence - 1 Teal Ave i -- -MFR Multiple Family Residence - 0 I I.PMFR Planned Multiple Family Residence DRB Residence Business „M„ QPRB Planned Residential Business , IMNB NB Neighborhood Business PGI Genesee Ave MI PNB Planned Neighborhood Business 111 -AB Area Business ,,111,1 11111PAB Planned Area Business I.CC1 Center City 1 - -CC2 Center City 2 _.r Owasco Ave -PCC Planned Center City M miORI Office Research Industrial - -"-FR MIPORI Planned Office Research Industrial - y MIGI General Industrial \ - -PGI Planned General Industrial • -CI Commercial Industrial - . - > V MO CF Community Facility Fralje p ( MI PCF Planned Community Facility r'QVe —•LJ EXHIBITS Zoning Map " W—/IV—E S Map prepared by City of Elgin 0 100 200 400 600 800 Feet Department of Community Development Subject Property 921 -927 N. State St. Petition 25-17 Be/Ie Ave .4 0611128001 I C.1.4 061112800 0611128002 I Iit i Jerusha Ave w EXHBIITC Parcel Map City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 921-927 N. State Street Petition 25-17 r1- RC1 b98 Ilk .55 ,1_ SUb ect Propertycv '-- PCF-zoned tth Cli property GI ._ i a 550 RC1-zoned • I property Jerusha Are ^... ... r a995 att. '.'61 77 ' 73, .,4r G9 65 55 i RC II _ , 510 �' 2 tm . 1,414 t 550 5 0 546 SSU ELGIN Area Zoning Map 1 EXHIBIT SITE LOCATION 27 N• State Street 921-9 25-17 petition c ..- -Fieggir - i s h a. IIII g ,. , . . \- 4 ''. V 1 it 0. liri fie" `,. :......4 r. _ ub•ect property s 4 , *R e.e 1 i. t F �. __`` '- ',.. ,,,. voivii, ' ` ' s c..2017 Pidort`etry r fir.. Looking North Bird's Eye v1eW '-';IY;,,,T:,,,, at.' I 00_-_-.....141 1y i ysJN: .ud..s ::s ii„,,...... ect P rop Pe Subl 2 PI or- e hooking Test Bird's Ey View — EXHIBIT D SITE LOCATION 921-927 N. State Street Petition 25-17 41 i Y �x��. ' , t 1 1Ji, 40 0400000, II il 11 .' . -5:1a.Ali 40.0001101101111. 'is.. ..1, ...ontiiiillOS. ri 1 4 * ' . ..............•"""" -_. in _I . 74111111111RW- - ...........,,,........... Front elevation a Orr a f ' Lt ce. 'I ---...-..--41- _ , 1:10i fdr, Va war Front parking lot EXHIBIT D SITE LOCATION 921-927 N. State Street Petition 25-17 ....... , ....-.-..- ... mi. 1%. 4 ' ' '11.• vs- - .. " •‘' "Illikt ' '' •F / • .. . s Ad ' , , )41,167,4",_.62ve:-:4 4,-.••'' ,:ca'''` -. . --. 4116"1:4" At' op ,A, A it=;•,,,"'''=, - „...- 4..,',,,,,, ie. -- , 4 - -0:T':P• ' '• 4 rtc4.1‘./. •• .• , i , •,, • e.;., :-• ,..:-..... • - -- , Rear parking lot area ''."Zik,"Seitp: ".k lib A , 1 ' mil a -- - . r .. - - ,_.-------- -- -,,,- . 1 I m __ail ,... .. Rear parking lot area EXHIBIT D SITE LOCATION 921-927 N. State Street Petition 25-17 -......,,,,,,.... .• - ......_ )0, • vtu I,- -v At - . .. , . .. • . r • 1 -a -.• '.0IIV I .11 • i •• tl. ii, # ,, i Ir . _ ..it , . i v-.. •••• Vent . , - .• allip.. . ' .. ., Rear parking lot area — - - • ii t 44.4%,A - N, • • -• A' , i0 ,• • _ ., •.., • k , 1 v;.,,,t, ." • , lik iii I • • :4 4 ' V i oit40!• —04111Pit. ..• 41. . .. X . ; ....44... • A . . 1 i , . -..''''''''' • -. 406, „or ma i :"''*..Ar4`4°- - • %;.:* 'I.' • 1 . •• -ilk,. ‘-.%' . 'I* I )'' --_______--- ______ t * •••••r- 4644i#•.: 44 -1 I --- ------ - . -* ' • 1 "..11 . 1 ai—_1 i- — ---••••• - MOW f` I 0 _ ._ Iii, -• - ---,r , well IMM1 1111, 4 .....„---- . . -__ • - - _ - . . - Aidillaage-4 L Rear parking lot area