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Home My WebLink AboutG5-18 Ordinance No. G5-18 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT FOR A TREATMENT, TRANSMISSION, AND DISTRIBUTION FACILITY: EQUIPMENT, EQUIPMENT BUILDINGS, TOWERS, EXCHANGES, SUBSTATIONS, REGULATORS IN THE CF COMMUNITY FACILITY DISTRICT (654-700 Wellington Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development to establish a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators, at 654-700 Wellington Avenue; and WHEREAS, the zoning lot containing the premises at 654-700 Wellington Avenue is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the CF Community Facility District, and a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators is listed as a conditional use within the CF Community Facility District; and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on December 4, 2017 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 a conditional use for a planned development to establish a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators in the CF Community Facility 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 December 4, 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 a conditional use for a planned development for a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators facility is hereby granted for the property commonly known as 654-700 Wellington Avenue commonly identified by Kane County Property Identification Numbers(PINS) 06-24-326-002 and 06-24-326-004, and legally described as follows: THAT PART OF THE NORTH 138 FEET OF THE SOUTH 253 1/2 FEET OF LOT 7 OF WILLIAM E. BENT'S ADDITION TO ELGIN, MEASURED ON THE EASTERLY LINE OF SAID LOT 7, LYING EAST OF THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO, AURORA & ELGIN RAILROAD COMPANY, EXCEPTING FROM SAID PREMISES THE EASTERLY 33 FEET, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS, (commonly known as 654 Wellington Ave), and PART OF THE SOUTH 115.5 FEET OF SUB LOT K IN LOT SEVEN (7) OF WILLIAM E. BENT'S ADDITION TO ELGIN AND PART OF LOT OOOLI, COUNTY CLERK'S SUBDIVISION OF THE CITY OF ELGIN, KANE COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS TO-WIT; -BEGINNING AT A POINT IN THE NORTH LINE OF THE SOUTH 115.5 FEET OF SUB LOT K, 101.0 FEET WESTERLY FROM THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY; THENCE EASTERLY ALONG SAID LINE 84.5 FEET; THENCE SOUTHERLY PARALLEL WITH SAID CHICAGO AND NORTHWESTERN RAILWAY RIGHT OF WAY LINE 115.5 FEET TO THE NORTHERLY LINE OF SAID LOT OOOLI; THENCE EASTERLY ALONG SAID LINE 16.5 FEET TO THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY; THENCE SOUTHERLY ALONG SAID CHICAGO AND NORTHWESTERN RAILWAY RIGHT OF WAY LINE 672.64 FEET; THENCE WESTERLY PARALLEL WITH THE NORTHERLY LINE OF SAID LOT OOOLI 51.5 FEET; THENCE NORTHERLY PARALLEL WITH THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY 250.0 FEET; THENCE NORTHWESTERLY 537.8 FEET ON THE CURVE TO THE LEFT WITH A RADIUS OF 2895.0 FEET TO THE PLACE OF BEGINNING. (commonly known as 700 Wellington Avenue). Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following conditions: I. Substantial conformance to the Development Application and supporting documents submitted by Fox River Water Reclamation District, as applicant and property owner, including the following materials: a. Undated Statement of Purpose and Conformance letter, received September 25, 2017; b. Letter from FRWRD regarding Rezoning and Conditional Use Application for New Pump Station 654 Wellington Avenue, Elgin, IL, dated October 20, 2017; C. Undated Plat of Survey, prepared by Victor H. Kasser, received September 25, 2017; d. Plat of Survey, prepared by Gerald Sopha, dated July 26, 2012; e. Undated Pump Station 31 Site Plan, prepared by Strand Associates, received September 25, 2017; f. Site Demolition Plan, prepared by Strand Associates, dated September 1, 2017; g. Pump Station 31 Elevations, prepared by Strand Associates, dated September 1, 2017; h. Site Erosion Control and Landscape Plan, prepared by Strand Associates, dated November 30, 2017; i. Pump Station 31 Floor Level Plan,prepared by Strand Associates, dated September 1, 2017; j. Pump Station 31 Foundation Level Plan, prepared by Strand Associates, dated September 1, 2017; k. Pump Station 31 Lower Level Plan, prepared by Strand Associates, dated September 1, 2017; 1. Industrial Steel Fence Plan, prepared by Ameristar, dated April 14, 2015; M. Undated Pump Station 31 Northeast View,prepared by Strand Associates, received October 20, 2017; n. Undated Pump Station 31 Southwest View, prepared by Strand Associates, received October 20, 2017; and o. Undated Pump Station 31 Northwest View, prepared by Strand Associates, received October 20, 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. Compliance with all applicable codes and ordinances. Section 4. That the conditional use for a planned development for the Subject Property as authorized by this ordinance is hereby granted the following departures from the Elgin Zoning Ordinance: 1. A departure from Section 19.90.015, "Definitions and Regulations" is hereby granted to install a seven-foot high, ornamental steel fence with outward curved pickets on the top to provide security. The fence shall be in substantial conformance with the following: a. Site Erosion Control and Landscape Plan, prepared by Strand Associates, dated October 16, 2017; and b. Industrial Steel Fence Plan, prepared by Ameristar, dated April 14, 2015. Section 5. That this ordinance shall be full force and effect upon its passage in the manner provided by law. avid J.RKalppOn, Wyyor Presented: January 24, 2018 Passed: January 24, 2018 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 24, 2018 Published: January 25, 2018 Attest: :`` ; ^� +' P Kimberly Dewis, Ci lerk EXHIBIT A December 4, 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 Petitions 23-17 and 27-17 applications by Fox River Water Reclamation District(FRVMD),as applicant and property owner, requesting approval of(1) a Map Amendment from RC3 Residence Conservation District to CF Community Facility District, and(2)a Conditional Use for a Planned Development for a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators, with a departure from Section 19.90.015, "Definitions and Regulations", to allow for the construction of a fence taller than six feet high, all of which are necessary to construct a new sanitary sewer substation facility (Pump Station 31) at the property commonly referred to as 654 Wellington Avenue and 700 Wellington Avenue. 654 Wellington Avenue property is zoned RC3 Residence Conservation District, and 700 Wellington Avenue property is zoned CF Community Facility District. GENERAL INFORMATION Petition Number: 23-17 & 27-17 Requested Action: Map Amendment from RC3 Residence Conservation District to CF Community Facility District, and Conditional Use for a Planned Development for a treatment, transmission, and distribution facility: eguipment, equipment buildings, towers, exchanges, substations, regulators Current Zoning: 654 Wellington Avenue - RC3 Residence Conservation District 700 Wellington Avenue—CF Community Facility District Proposed Zoning: 654 Wellington Avenue - CF Community Facility District 700 Wellington Avenue—CF Community Facility District(no change) Existing Use: 654 Wellington Ave—Vacant 700 Wellington Ave—FRWRD Pump Station 31 Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 Proposed Use: Treatment, Transmission, and Distribution Facility: Equipment, Equipment Buildings, Towers Exchanges, Substations, Regulators (Pump Station 31) Property Location: 654-700 Wellington Avenue Applicant: Fox River Water Reclamation District Owner Fox River Water Reclamation District Staff Coordinator: Damir Latinovic, AICP, Senior Planner LIST OF EXHIBITS ATTACHED A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance for a Map Amendment G. Draft Ordinance for a Conditional use for a Planned Development BACKGROUND Fox River Water Reclamation District(FRWRD)is proposing to construct a new Pump Station 31 at 654 Wellington Avenue. The subject property, zoned RC3 Residence Conservation District, is approximately 11,834 square feet in area. The property is located on the west side of Wellington Avenue along the Fox River and is adjacent to the existing 10,119-suare foot pump station property immediately to the south at 700 Wellington Avenue. FRWRD acquired the property in 2012 and demolished the single-family home previously located on the property in 2013. The purpose of the pump station is to collect the sewer deposits from the southeast area of Elgin and pump the deposits further south to the FRWRD's main plant facility at 100 Purify Drive. The proposed one-story "L" shaped building is approximately 2,040 square feet in area (first floor area). The first floor would include a mechanical room, screening room, and a control room. The building would include two underground levels housing two dry wells and six wet wells. The exterior of the building would include a masonry base,cement board lap siding and shingle siding, and the asphalt shingle roof. The building would be unmanned but will feature periodic visitations by FRWRD staff servicing the building.A pump station must be in operation at all times. FRWRD acquired the property north of the existing pump station with the intention to construct a new pump station with larger capacity. The existing pump station must remain operational during - 2 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 construction of the new pump station. After the new station is constructed and begins operation, the existing pump station and building would be demolished. The proposed building will meet all setback and bulk requirements of the zoning ordinance. The building is located 19 feet from the street lot line along Wellington Avenue, which meets the average street setback of 17 feet for properties on the west side of Wellington Avenue south of Lessenden Place. The building is also located 50 feet from the north side property line which meets the 50-foot transitional yard setback requirement from the adjacent residential property to the north. The location of the building on the property is impacted by the existing 100-year flood plain affecting the western portion of the property nearest to the Fox River. The building will be partially located within the floodplain, but would meet all requirements of the 'Proposed Pump including . stormwater control ordinance, Station providing compensatory storage for the floodplain displaced by the construction of the building, and would include floodproofmg of the lower levels. Access to the site is provided via two 1 driveways off of Wellington Avenue. The north driveway is located immediately in front of the building for service vehicles ' 2 needing to access the mechanical screening and control rooms on the first floor. The vehicle use area in front of the building will include two parking spaces for FRWRD staff P g P servicing the building. The second driveway Existing Pump station 31 is located on the south side of the building for } access to the refuse collection area. The refuse collection area would be located on the inside of the facility with a service access door on the south elevation. Figure 1: Proposed Site Layout The applicant would remove 18 existing trees on the property to accommodate the construction of the new building.The trees to be removed are unremarkable in either size or species,and the health and shape of many are suspect. - 3 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 Public utility companies, such as FRWRD, are exempt from the tree preservation requirements of the zoning ordinance.That being said,the applicant will install three shade trees and two evergreen trees along the north property line and would meet the transitional yard landscaping requirements. The applicant is proposing to install a seven-foot high ornamental fence along the perimeter of the property. The fence is outward curved on the top with pickets to deter unlawful access. The fence would be installed around both properties; the proposed pump station property (654 Wellington Ave) and the existing pump station property (700 Wellington Avenue) that would become vacant after the existing building is demolished. The applicant is requesting a map amendment to rezone the 654 Wellington Avenue property from RC3 Residence Conservation District to CF Community Facility District to match the zoning classification of 700 Wellington Avenue property, and approval of a conditional use for a planned development for the proposed pump station (treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators) which is allowed as a conditional use in the CF District. The applicant is also requesting a departure from the zoning ordinance requirements to install the proposed seven-foot high fence. Per Section 19.90.015 "Definitions and Regulations", the maximum permitted fence height in the street yard is four feet, while the maximum permitted fence height in side and rear yards is six feet. FRWRD has already met with the two neighbors located immediately to the north. The Community Development Department offers the following additional information: A. Property History. The existing pump station building at 700 Wellington Avenue was constructed in the early 1920s. Both 700 Wellington Avenue and 654 Wellington Avenue properties were initially zoned G Industrial in the first Zoning Ordinance in 1927 because of their proximity to the railroads along the Fox River. By 1950, the properties were rezoned to A Residential following the reduction in railroad activity along the east side of Fox River. In 1962, the properties and the area around them were rezoned to R3 Two- Family Residence District. In 1992, the existing pump station property at 700 Wellington Avenue was rezoned to CF Community Facility District,while the adjacent property at 654 Wellington Avenue and the area around it were rezoned to RC3 Residence Conservation District. FRWRD acquired the property at 654 Wellington Avenue in 2012 when a single family home and a detached garage were located on the property. The home and the garage previously located on the property were demolished in 2013. The property is currently vacant. B. Surrounding Land Use and Zoning. The property to the north is zoned RC3 Residence Conservation District and is improved with a single-family home. The property to the east, across Wellington Avenue and formerly used as a railroad right-of-way, is currently vacant - 4 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 and is also zoned RC3 Residence Conservation District. The property to the west, the Fox River bike path and formerly used as a railroad right-of-way, is zoned CF Community Facility District. And, the property to the south of the existing pump station is zoned CF Community Facility District and is currently vacant and partially improved with a bike path. The property to the south also includes underground sanitary sewer facilities connecting the existing pump station to the FRWRD main plant along the Fox River south of US Route 20. C. Comprehensive Plan. Both subject properties at 654 and 700 Wellington Avenue are designated as Urban/Traditional Residential (2.1-8.7 du/ac) by the City's 2005 Comprehensive Plan and Design Guidelines. The Urban/Traditional Residential (2.1-8.7 du/ac)designation is suitable for any area where urban density land use,including detached and attached single-family homes, and higher density multiple-family dwellings exists or is desired.These areas generally include that part of the community that developed between the 1850's and early 1960's, but are also recommended around the mixed use centers and along the transportation corridors. Appropriate locations offer neighborhood access to local, collector and arterial roads, access to water and sanitary sewer systems, and proximity to public safety services. The provision of park and open space is encouraged to provide opportunities for recreation and access to bicycle and pedestrian trail networks. Other uses allowed in this category may include neighborhood commercial centers, churches, and schools in locations deemed appropriate by the City. D. Zoning District. The purpose and intent of the community facility district is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development. The subject properties are located at the end of Wellington Avenue. The property to the east, across Wellington Avenue, which is owned by Union Pacific railroad, is currently vacant, and has been vacant since the railroad stopped its operation on the east side of the Fox River north of US Route 20. The properties to the north are improved with single-family homes built in the first half of the 20' century as manufacturing and industrial uses along the railroad retreated. No new development has occurred in the area in recent years. The development of the 654 Wellington Avenue property with residential uses is unlikely due to the presence of the current Pump Station 31 and the 100-year flood plain. - 5 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 23-17 and 27-17 on December 4, 2017. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Map Amendment and Conditional Use for a Planned Development Review and Written Findings & Recommendation to the Planning & Zoning Commission dated December 4, 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, the standards for planned developments outlined within § 19.60.040, and standards for conditional use outlined within § 19.65.030: 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 11,834-square foot property at 654 Wellington Avenue is abutting the CF Community Facility District to the south and to the west. The property is also located across the street from the former railroad right-of-way, which is currently vacant and will most likely remain undeveloped and preserved as greenspace. A 100-year flood plain is also located on the property and affects approximately the western two thirds of the property. Similarly, the western portion of the property includes significant amount of vegetation and mature trees. That being said, the trees on site are predominantly unremarkable in terms of size or species, and the health and shape of many are also suspect. Because of its location adjacent to the existing sanitary sewer pump station, extensive vegetation and the presence of the 100-year flood plain, the property is unlikely to be redeveloped as a single-family residence, and is therefore best suited for a CF Community Facility District matching the zoning districts to the south and west. 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. - 6 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 The property is proposed to be redeveloped as a FRWRD pump station because of the availability of sanitary sewer and treatment facilities. Adequate water service is also available. The property is partially located in the 100-year flood plain. The applicant will provide compensatory storage for the floodplain area displaced by the construction of the building. The lower lever of the building will also be floodproofed. The facility will meet all stormwater control requirements. 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 is located at the end of Wellington Avenue with little traffic movements. The proposed facility will largely operate without any staff on site. An on-site parking lot for two vehicles will be provided for FRWRD staff periodically visiting and servicing the facility. The proposed facility will generate limited amount of traffic, comparable to the existing pump station it will replace. Access to the facility is provided via two driveways off of Wellington Avenue. The north driveway provides access for FRWRD staff directly in front of the building,while the south driveway provides access to the refuse collection area located inside of the building but accessible through the service door located on the south elevation. The proposed facility will not have any negative effects on the existing traffic pattern in the neighborhood. - 7 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 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. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. FRWRD acquired the property in 2012 and demolished the single-family home and the garage that were previously located on the property in 2013. Because of its location adjacent to the sanitary district pump station and the presence of the 100-year flood plain affecting the property, it is unlikely the property will be redeveloped with a viable residential use. 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 property has been vacant since 2013 and is not likely to be developed with a viable residential use. The property is adjacent to the CF Community Facility district to the west and to the south. Because of its location adjacent to the CF Community Facility District to the south and west, and the presence of the vacant railroad property on the east side of Wellington Avenue that will most likely remain as open space, the property is best suited for a CF Community Facility District. 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 at the end of Wellington Avenue adjacent to the existing FRWRD pump station. The property has been vacant since 2013, and there has been no new development in the area in recent years. The development of a new pump station on the subject property would be consistent with area, as an existing pump station is already present in the neighborhood. The proposed pump station will not create any negative effects in the neighborhood,because the new pump station will replace the existing pump station, which will be demolished after the new facility is constructed. G. Zoning Districts Standard: The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. - 8 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 Findings. The property is suitable for the intended 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 CF Community Facility District is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. In general, community facilities provide governmental, recreational, education, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. The proposed rezoning of the property from RC3 to CF Community Facility District is appropriate considering the unlikelihood of the property being redeveloped with any other viable use. The CF zoning classification is also consistent with the surrounding zoning classifications. The proposed pump station represents a community facility that will meet all site design regulations and will increase the service capacity of the sanitary 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. While the subject property is designated as Urban/Traditional Residential (2.1-8.7 du/ac) by the City's 2005 Comprehensive Plan and Design Guidelines, the classification allows for institutional uses in locations deemed appropriate by the City. The proposed CF Community Facility District and the new pump station represent such institutional use located adjacent to the existing pump station in an area that is not likely to be developed with urban/traditional residential uses. The facility will expand the capacity of the sanitary district and thereby improve the quality of life of the residents in the surrounding neighborhoods. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS AS A CONDITIONAL USE I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent ofplanned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provision of section 19.65.010 of the zoning - 9 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 ordinance. The 654 Wellington Avenue and 700 Wellington Avenue properties will be developed as one planned development and one zoning lot. The existing pump station building will be demolished after the new pump station building is constructed. The proposed seven-foot high steel fence will enclose both the 654 and 700 Wellington Avenue lots as one property. The purposed planned development as a conditional use will allow for the construction of a new and needed sanitary sewer pump station that will expand and increase the capacity of the existing pump station. The use of the property as a pump station represents a unique land use that warrants a departure from the zoning ordinance requirement that otherwise allows only a four-foot high fence in the street yard and a six-foot high fence in side and rear yards.The seven-foot high fence is a wrought-iron design with outward curved pickets at the top to provide necessary deterrence and security. And, the proposed pump station is necessary to modernize the existing sewer infrastructure and expand the capacity of sanitary services. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The property is located along the Fox River with a portion of the property within the 100-year flood plain. The applicant will provide for compensatory storage for any flood plain area displaced by the location of the building and will floodproof the lower levels of the building. The applicant will remove some of the vegetation and trees on the property, but will plant five new shade and evergreen trees along the north property line and install over 40 shrubs, primarily along the north property line and the new vehicle use area in front of the building to provide adequate screening of the property from the adjacent neighborhood. The trees removed are largely unremarkable in either size or species, and the health and shape of many are also suspect. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The property is being developed as a planned development to allow for the construction of a new sanitary district pump station with a seven-foot high fence. The new pump station will not exercise any undue detrimental influence on the surrounding - 10 - i Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 properties as it will replace the existing pump station, which will be demolished after the new pump station is completed.No evidence has been submitted or found that the proposed pump station will create any detrimental impact on surrounding properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size,shape,significant features including topography,watercourses,and vegetation,and existing improvements. The development of the new pump station at 654 Wellington Avenue will include the existing pump station property at 700 Wellington Avenue in one zoning lot. With a combined area of approximately 22,000 square feet, the property has adequate size to meet the need of the new pump station facility. The property is located at the end of Wellington Avenue with all existing utilities and public improvements available for the new facility. A 100-year flood plain is located on the property and affects approximately the western two thirds of the property.The facility is designed to meet the stormwater control ordinance requirements without any negative effect on the surrounding properties. The applicant will provide compensatory storage for any flood plain area displaced by the building and will floodproof the lower levels of the building. The western portion of the property includes significant amount of vegetation and mature trees. The applicant will remove the majority of the existing vegetation to accommodate the construction of the new building. The existing vegetation is generally unremarkable in either size or species, and the shape and health of many existing trees is also suspect. The applicant will install five new trees along the north property line and over 40 shrubs primarily along the north property line and the vehicle use area in front of the building to screen the property from the adjacent neighborhood. The proposed one-story, 2,000-square foot building will feature a masonry base and cement-bard lap siding to complement the existing single-family residential neighborhood. The proposed seven-foot high fence will be of the ornamental style to match a typical black aluminum,open-design fence.The new fence will also be an improvement over the existing chain link security fence with barbed-wire on top. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. - 11 - I I Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The proposed pump station use is well suited for the property because of the availability of sanitary sewer and treatment facilities. Adequate water service is also available. The property is partially located within the 100-year flood plain.The applicant will provide compensatory storage for the floodplain area displaced by the construction of the building. The lower lever of the building will also be floodproofed. The facility will meet all stormwater control requirements. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is located at the end of Wellington Avenue with little traffic movements. The proposed facility will largely operate without any staff on site. Two parking spaces will be provided on site for FRWRD staff periodically visiting and servicing the building. The two parking spaces meet the parking requirement for the proposed 2,000-square foot building. The proposed facility will generate the same amount of traffic as the existing pump station. Access to the facility is provided via two driveways off of Wellington Avenue. The north driveway provides access for staff directly in front of the building, while the south driveway provides access to the refuse collection area from the south side of the building. The proposed facility will not have any negative effects on the existing traffic pattern in the neighborhood. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed pump station building will meet all site design requirements of the CF Community Facility District.The proposed one-story,2,000-square foot building will feature a masonry base and cement-bard lap siding to complement the existing single-family residential neighborhood. The proposed seven-foot high fence will be of the ornamental style to match a black aluminum, open-design fence typically found - 12 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 in residential neighborhoods. The new fence will also be an improvement over the existing chain link security fence with barbed-wire on top. The applicant will install five new trees and over 40 shrubs primarily along the north property line to adequately screen the new building from the surrounding properties. The new building is partially located in the 100-year flood plain, but the applicant will meet all stormwater control ordinance requirements, and the building will not have any negative effect on the surrounding properties. Rather, the proposal represents an improvement over the existing pump station facility that is needed to modernize and expand the capacity of the sanitary sewer infrastructure in the southeast part of Elgin. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. While the building was constructed in the early 1920s and includes well-maintained exterior masonry walls,the interior of the building has deteriorated beyond repair.To accommodate the needed increase in the capacity of the sanitary sewer infrastructure, a new facility is necessary. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the zoning ordinance requirements: 1. Section 19.90.015. Definitions and Regulations. The zoning ordinance allows a maximum four-foot high fence in the street yard and maximum six-foot high fence in side and rear yards.The applicant is proposing a seven-foot high ornamental steel fence around the entire property. The fence is outward curved on the top with pickets to provide security. Staff finds the proposed seven-foot high security fence enclosing the entire property(both 654 and 700 Wellington Avenue properties) is appropriate for a property improved with a sanitary sewer pump station. The seven-foot high fence is necessary to provide security for the facility. The new ornamental steel fence also represents an improvement from the existing six-foot high chain link fence with barbed wire on top surrounding the existing pump station building. The proposed fence will be similar to a black aluminum, open-design fence that is typically found in residential neighborhoods. - 13 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 23-17 and 27-17, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Fox River Water Reclamation District, as applicant and property owner, including the following materials: a. Undated Statement of Purpose and Conformance letter, received September 25, 2017; b. Letter from FRWRD regarding Rezoning and Conditional Use Application for New Pump Station 654 Wellington Avenue, Elgin, IL, dated October 20, 2017; C. Undated Plat of Survey, prepared by Victor H. Kasser, received September 25, 2017; d. Plat of Survey, prepared by Gerald Sopha, dated July 26, 2012; e. Undated Pump Station 31 Site Plan, prepared by Strand Associates, received September 25, 2017; f. Site Demolition Plan, prepared by Strand Associates, dated September 1, 2017; g. Pump Station 31 Elevations, prepared by Strand Associates, dated September 1, 2017; h. Site Erosion Control and Landscape Plan, prepared by Strand Associates, dated October 16, 2017; i. Pump Station 31 Floor Level Plan,prepared by Strand Associates, dated September 1, 2017; j. Pump Station 31 Foundation Level Plan, prepared by Strand Associates, dated September 1, 2017; k. Pump Station 31 Lower Level Plan, prepared by Strand Associates, dated September 1, 2017; 1. Industrial Steel Fence Plan, prepared by Ameristar, dated April 14, 2015; M. Undated Pump Station 31 Northeast View,prepared by Strand Associates,received October 20, 2017; n. Undated Pump Station 31 Southwest View, prepared by Strand Associates, received October 20, 2017; and o. Undated Pump Station 31 Northwest View, prepared by Strand Associates, received October 20, 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. Compliance with all applicable codes and ordinances. - 14 - Recommendation & Findings of Fact Petition 23-17 and 27-17 December 4, 2017 The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 23-17 and 27-17 for a map amendment from RC3 Residence Conservation District to CF Community Facility District with a conditional use for a planned development, subject to the conditions outlined by the Community Development Department, was five (5) yes, zero (0) no, and zero (0) abstentions. Two members were absent. 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