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HomeMy WebLinkAboutG66-18 Ordinance No. G66-18 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTR CT ORDINANCE NO. G69-14 (550 Toll Gate Road) WHEREAS, the territory herein described has been •classified in the PAB Planned Area Business District and is subject to the requirements of Ordin. ce No. G69-14; and WHEREAS, written application has been made to . 11 end PAB Planned Area Business District Ordinance No. G69-14 to allow for the construction of. new approximately 60,860-square foot office and warehouse building with a departure from t e parking requirement in the PAB Planned Area Business District established by Ordinance No. 69-14; and WHEREAS, the zoning lot containing the premises at 550 Toll Gate Road is legally described in Ordinance No. G69-14 (the "Subject Property"); . d WHEREAS,the Planning and Zoning Commission co iducted a public hearing concerning said application on October 1, 2018, following due notice incl ding by publication; and WHEREAS, the Community Development Depart ent and the Planning and Zoning Commission have submitted their Findings of Fact concernin;, said application; and WHEREAS, the Community Development Depart ent and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, ois, has reviewed the findings and recommendations of the Community Development Depart ent and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and .s a home rule unit may exercise any power and perform any function pertaining to its government . d affairs; and WHEREAS, zoning, including, but not limited to, thi ordinance granting an amendment to the PAB Planned Area Business District pertains to the go ernment and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE •ITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of :lgin hereby adopts the Findings of Fact, dated October 1, 2018, and the recommendations ma.- by the Community Development Department and the Planning and Zoning Commission, a co.y of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3 G. of Ordinance No. G6'-14, which regulates "Site Design" in the PAB Planned Area Business District of the Subject Pro 0erty, is hereby amended to include the following additional conditions within this PAB zoning di.trict: 3. Substantial conformance to the Development pplication submitted by Pancor Construction&Development,LLC,as applicant, . d RST US,Inc.,as property owner, received August 13, 2018, and supporting docume fl is including: a. Statement of Purpose and Conformance 1-tter from Pete Nelson, Pancor Construction and Development, dated August :, 2018; b. Boundary and Topographic Survey,prepared b Jacob and Hefner Associates,P.C., dated March 1, 2006; c. Preliminary Building Site Plan,prepared by Si a Architects, dated July 16, 2018; d. Architectural Site and Landscape Plan, pre s ared by Silva Architects, dated September 6, 2018, last revised October 9, 201 :; e. Preliminary Office Space Plan— SP3 R5, prep. ed by Silva Architects, dated June 26, 2018; f. Preliminary Building Elevations—'R8 Option 1 prepared by Silva Architects,dated August 2, 2018; g. South-East View building rendering,prepared .y Silva Architects, dated August 2, 2018; and h. Study Views building rendering, prepared by Silva Architects, dated August 2, 2018. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this I rdinance or other applicable city ordinances shall supersede and control. 4. Outdoor parking and storage of semi-trucks or trail•rs is not permitted on the property. 5. Parking by employees, visitors, or semi-trucks o trailers along Toll Gate Road is prohibited. 6. Compliance with all applicable codes and ordinanc-s. Section 3. That Section 3 H. of Ordinance No. 469-14, which regulates "Off-street Parking" in the PAB Planned Area Business District of the S bject Property, is hereby amended to include the following condition within this PAB zoning dis rict: 1. A departure is hereby granted to permit a total of 21 parking spaces on the property for the proposed wholesale distributor of metal parts • the property. If the demand for parking by the current use exc.eds 20 parking spaces available on the property, either based on the construction of .dditional "floor area" [SR], by the increase in the number of employees during peak d;mand shift from the current number of four employees,and/or by adding additional em.loyee shifts,then additional parking 2 spaces shall be constructed to meet the additiona parking demand. The amount of additional parking shall be determined by a parki g study provided by the existing wholesale distributor use, and the location of addif s nal parking shall be in substantial conformance to the Preliminary Building Site Plan,i.repared by Silva Architects,dated July 16, 2018. Prior to obtaining a certificate of occupancy,any fu u re use on the property shall submit a parking supply and demand analysis specifying th- total number of employees during peak demand shift. If the development administrat•I finds that the parking supply does not meet the parking demand, additional parking -paces shall be constructed to meet the parking demand in substantial conformance to he Preliminary Building Site Plan, prepared by Silva Architects, dated July 16, 2018. Section 4. That except as amended herein,the use and evelopment of the subject property shall be controlled pursuant to the provisions of Ordinance No. 69-14. In the event of any conflict between this ordinance and Ordinance No. G69-14,this ordin.1 ce and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. A/01, Davi' J. Kapt/M. dor Presented: November 7, 2018 Passed: November 7, 2018 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: November 7, 2018 Published: November 8, 2018 Attes : Kimberly Dewis, Cit erk 3 EXHIBIT A October 1, 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 recommendations of the Community Development Department and the Planning & Zoning Commission regarding Petition 35-18 an application by Pancor Construction & Development, LLC, as applicant, and RST US, Inc., as property owner, requesting an amendment to the existing PAB Planned Area Bnsiness District Ordinance No.G69- 14 with a departure from Section 19.45.088, "Table of Required Parking", specifically to reduce the amount of required parking to construct a new industrial ,building at the property commonly referred to as 550 Toll Gate Road. The property is zoned PAB Planned Area Business District. GENERAL INFORMATION Petition Number: 35-18 Property Location: 550 Toll Gate Road Requested Action: Map Amendment to PAB Planned Area Business District Ordinance No. G69-14 Current Zoning: PAB Planned Area Business District established by Ordinance No. G69-14 Proposed Zoning: No change. PAB Planned Area pusiness District Existing Use: Vacant, undeveloped Proposed Use: Wholesale distributor of metal equipment Applicant: Pancor Construction&Development, LLC Owner RST US, Inc. Staff Coordinator: Damir Latinovic, AICP, Senior 'Planner Recommendation &Findings of Fact Petition 35-18 October 1, 2018 Exhibits Attached: A. AeriaVLocation Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance 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 Amendment Ordinance BACKGROUND Pancor Construction & Development, LLC, as applicant, and RST US, Inc., as property owner, are requesting an amendment to the existing PAB Planned Area Business District Ordinance No. G69-14 with a departure from Section 19.45.088, "Table of Required Parking', specifically to reduce the amount of required parking to construct a new industrial building at the property commonly referred to as 550 Toll Gate Road. The subject property is located on the north and west sides of the Toll Gate Road curve. The three- story Quality Inn hotel, zoned AB Area Business District is adjacent to the north, while multi- tenant and multi-building Leslie Oaks Office and Business Center zoned GI General Industrial District is located adjacent to the west. Elgin Oaks Business Center is located across Toll Gate Road to the south and is zoned PAB Planned Area Business District. On the east, the property enjoys visibility to IL Route 31 with Super 8 hotel further beyond to the east. The 3.8-acre property is currently vacant and remains undeveloped. The subject property was zoned PAB Planned Area Business District in 2014 by Ordinance No. G69-14. At that time, the City approved the development of a spec, 60,000-square foot industrial - 2 - Recommendation &Findings of Fact Petition 35-18 October 1, 2018 building with 97 parking spaces. The building was situated in the northwest corner of the site with parking and loading docks on the south and east sides of the building. The spec building was designed for up to two tenants with one entrance on the south and one entrance on the east side of the building. -1 • - ,- L-"- - 1 i 17.VI 1 JM ri , �~ I �i. O Ei1 I i y t t; :it-Ct---f-B ..,:::- ; • 1I1I ' -P41/ \ : +� • ! iiiilliti " ilir- • • • ,--_-_:__ . • • • TOLL GATE ROAD • Figure 21.Development site plan approved in 2014 by Ordinance No. G69-14 Proposal RST US, Inc., a wholesale distributor of metal components ,for residential barbecue grills, has recently purchased the property and is seeking an amendment to the previously approved planned development to construct a new, one-story, 60,860-square foot office and warehouse building. The proposed amendment would allow the applicant to construct the building with 20 parking spaces and a land area reserved for 27 additional parking spaces (47 parking spaces total) in the future should the need for additional parking increase. The 20 parking spaces proposed far exceed the company's parking needs as it currently employs only four employees and looks to retain similar staffing levels in the future. - 3 - Recommendation &Findings of Fact Petition 35-18 October 1, 2018 - — rt I it I / 1 SITE DATA yy uT SOE 1 TiAnfx.F i�TSF I 1 UID AREA LOT 34 316I ACRES.IBB3035F -____4 —-+—A - F I J CURRENT ZONING AB OSTRICT /��yD19�gy ' PROPOSED ZONING PGI DISTRIC1 I C"411 p ¢ BUILDING AREA 1 II; ! OFFICE13%1 3.03151 O G TOTAL BO ISO S F 00-34 1 PMAMG _ _ _ -_-i.— i 1 Of FILE aSTALLS I I WAREHOUSE �� WMEHOUSE 1B STALLS I / 'OM PEC1LATT 1 O DT111T, rm., �� ' . I j TOTAL CALCULATED 47 STALLS • actkroc I WOG,PALL 20 STALLS 4. n DAL,UwD xuwFD AP F1R4 USE I Oq/�Aj.. . I , ! 1 TOTAL .T STALLS I �.../ 1 I I �. - //! JI F S DEPRESSED LOADING COM OCORS FLS' I DRIVE IN 00011 D I D1 I1 Llai / -� ,/ 40E0'A nalw0 1 • I I 31 / 0" ./ / AREA EPapa.Jel.EOMIIMYM nM I ' 1/ — '—g'15 /- Ll ______________/' Figure 3.Proposed Site Plan for RST US, Inc. The general site layout of the proposed development would be the same as 2014 approval. The building would be situated in the northwest portion of the site with the parking and loading area located south of the building. The building would have six interior loading docks facing south. A stormwater detention facility would be located east of the buffing and would be constructed to meet the stormwater ordinance requirements for the full, expanded parking lot area with 47 parking spaces. The applicant would install extensive landscaping throughout the site, a new public sidewalk along Toll Gate Road, including new street trees. The trash enclosure would also remain in the same location as previously approved, south of the building, with exterior walls matching the exterior of the building. The exterior of the building would be constructed with pre-cast concrete panels. The architecture of the building's south and east elevations would be similar to reflect the building's location on a corner and to maximize its visibility from IL Route 31 to the east. A steel canopy would be provided over the main entrance extending to the east along the south elevation to provide sunshade over the office area windows. Accent light fixtures along the south and east sides of the building would provide nighttime visual interest. RST US, Inc. has been located at 1925 Holmes Road in Elgin since 2016.The new facility on Toll Gate Road would allow the company to expand its capacity and remain in Elgin. The Community Development Department offers the following additional information: - 4 - Recommendation &Findings of Fact Petition 35-18 October 1, 2018 A. Property History. The subject property was annexed to the City in 1972 as part of the 1550 North State Street Annexation Upon annexation, the property was zoned B4 General Business District. In 1973, the property was subdivided as part of North Elgin Industrial Plaza subdivision In 1992, the property was reclassified to AB Area Business District as part of the comprehensive amended to the zoning ordinance. In 2014, a planned development for a 60,000-square foot industrial spec building was approved by Ordinance No. G69-14 establishing the current PAB Planned Area Business District. The property, however, remains vacant and undeveloped. B. Surrounding Land Use and Zoning. The subject property is located on the north and west sides of the Toll Gate Road curve. The three-story Quality Inn hotel, zoned AB Area Business District is adjacent to the north, while multi-tenant and multi-building Leslie Oaks Office and Business Center zoned GI General Industrial District is located adjacent to the west. Elgin Oaks Business Center is located across Toll Gate Road to the south and is zoned PAB Planned Area Business District. On the east, the property enjoys visibility to IL Route 31 with a Super 8 hotel zoned AB Area Business District further beyond to the east. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines due to is visibility from IL Route 31. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District. The purpose and intent of this PAB zoning district is to provide a planned commercial, office, and industrial environment, subject to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal Code, The list of pernutted, conditional, and similar uses with this PAB District established by Ordinance No. G69-14 is a hybrid of peimitted uses from the AB Area Business and GI General Industrial zoning districts that is generally the same as the PAB District located across the street to the south that was established in 2010. The hybrid zoning classification is the most appropriate considering the trend of industrial development along Toll Gate Road, but also sensitive to the location of the property with visibility along IL Route 31. E. Trend of Development. The subject property is located along I-90 corridor. The property also enjoys great visibility from IL Route 31, but lacks direct access to IL Route 31. The trend of development along Toll Gate Road is that of one-story industrial, office, and warehouse buildings and uses which benefit from close proximity and great access to I-90. Most developments to the east along IL Route 31 are more commercial in nature and include several hotels, a BP gas station with a convenience store, and several restaurants. - 5 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 35-18 on October 1, 2018. Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning &Zoning Commission dated October 1, 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 AND PLANNED DEVELOPMENTS For consideration by the Planning & Zoning Commission, the Community Development Department offers the below findings regarding the application against the standards for a map amendment outlined within § 19.55.030, and a planned development outlined in § 19.60.040: A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, sig icant 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 3.8-acre property is currently vacant an unimproved. The property does not have any significant natural features including topography, watercourses, and vegetation. The proposed building would be situated in the northwest portion of the site with its parking area directly to the south. A surface stormwater detention would primarily occupy the eastern portion of the site. Extensive landscaping would be added throughout the site with new street trees along Toll Gate Road. 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 storm water 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 lacmlities. The applicant is proposing to connect to the existing municipal, sanitary, and water services located in Toll Gate Road. Existing utilities have adequate capacity to service the proposed building. - 6 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 The applicant would construct a new surface stormwater detention facility on the eastern portion of the site. The proposed stormwater detention would be designed and constructed to meet the stormwater ordinance requirements of the entire parking lot area when expanded to 47 parking spaces. The proposed development would meet all requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of t e subject property for the intended zoning district with respect to the provision of saf and efficient on-site and off-site vehicular circulation designed to minimize traffic con estion. 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 om 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 proposed development would have only one full access driveway to Toll Gate Road on the south side of the property. Based on the number of employees and frequency of deliveries, the proposed development will have a minimal impact on the current traffic patterns in the neighborhood. The area will maintain congestion-free traffic circulation. The proposed 60,000-squre foot office and warehouse facility is required to provide a total of 67 parking spaces. The applicant is requesting approval of a departure from the parking requirement to construct 20 parking spaces, and preserve an area of land for construction of additional 27 parking spaces (for total of 47 parking spaces) in the future, should additional need for parking materialize in the future. The applicant has only four employees and plans to maintain similar staffing level in the finale. No outdoor storage (parking) of semi-trucks or trailers would be permitted. With the proposed 20 parking spaces, the property would meet its parking demand and would not have any negative effect on the surrounding properties in the area. - 7 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 D. Zoning History Standard. The suitability of the subj ct property for the intended zoning district with respect to the length of time the property h s remained undeveloped or unused in its current zoning district. Findings. The 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. The subject property was annexed to the City in 1972.Upon,annexation, the property was zoned B4 General Business District. In 1992, the property was reclassified to AB Area Business District as part of the comprehensive amended to the zoning ordinance. In 2014, a planned development for a 60,000-square foot industrial spec building was approved by Ordinance No. G69-14 establishing the current PAB Planned Area Business District. The property however remains vacant and undeveloped. The pro sed development is substantially consistent with the development plan approved by Ordnance G69-14. 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 subject property is located on the north and west sides of the Toll Gate Road curve. The three-story Quality Inn hotel, zoned AB Area Business District is adjacent to the north, while multi-tenant and multi-building Leslie Oaks Office and Business Center zoned GI General Industrial District is located adjacent to the west. Elgin Oaks Business Center is located across Toll Gate Road to the south and is zoned PAB Planned Area 13usiness District. On the east, the property enjoys visibility to IL Route 31 with Super 8 hotel zoned AB Area Business District further beyond to the east. The proposal would not have any negative effect on the surrounding land uses or zoning districts. F. Trend of Development Standard. The suitability oft e subject property for the intended zoning district with respect to consistency with an exi ting 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. The subject property is located along the I+90 Tollway corridor. The property also enjoys great visibility from IL Route 31, but lacks direct access to IL Route 31. The trend of development along Toll Gate Road is that Of one-story industrial, office, and warehouse buildings and uses which benefit from close!,proximity and great access to I-90. Most developments to the east along IL Route 31 are more commercial in nature and include several hotels, a BP gas station with a convenience store, and several restaurants. - 8 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 The proposed development with a wholesale office and warehouse use is consistent with the existing trend of development along Toll Gate Road G. Zoning /Planned Development District Standard: The suitability of the subject property for the intended zoning district with respect to con rmance to the provisions for the purpose and intent, and the location and size of a zoni g district. Findings. The property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and int4nt and the location and size of the zoning district. The applicant is not proposing to amend the list of allowable uses within this PAB District. The proposed wholesale distribution of metal equipment use is a permitted use on the property. The purpose and intent of this PAB zoning district is to provide a planned commercial, office, and industrial environment, subject to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal Code. The list of permitted, conditional, and similar uses with this PAIS District established by Ordinance No. G69-14 is a hybrid of permitted uses from the AB Area Business and GI General Industrial zoning districts that is generally the same as the PAB District located across the street to the south that was established in 2010.The hybjrid zoning classification is the most appropriate considering the trend of industrial development along Toll Gate Road,but also sensitive to the location of the property with visbility' along IL Route 31. The proposed development is substantially consistent with the development plan approved by Ordinance No. G69-14. j; H. Comprehensive Plan Standard. The suitability of th subject property for the intended zoning district with respect to conformance to the g ls, 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 th$ Official Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines due to is visibility from IL Route 31. Located along the City's heavily traveled corridors and intersection, Corrido 1 Commercial areas provide retail services to both local and regional consumer bases. Thee areas contain a mix of retail from large community centers with multiple tenants to small r stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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 - 9 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 to the provision for the purpose and intent of planned evelopments and with respect to the provisions of section 19.65.010 of the zoning ordinan . No conditional use for a planned development should be granted for the sole purpose of troducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is requesting approval of a map amendment to the existing planned development. 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 3.8-acre property is currently vacant and unimproved. The property does not have any significant natural features including topography, watercourses, and vegetation. The proposed building would be situated in the northwest portion of the site with its parking and loading area directly to the south. A surface stormwater detention facility would occupy the eastern portion of the site. Extensive landscaping would be added throughout the site with new street trees along Toll Gate Road. K. Internal Land Use. The suitability of the subject roperty for the intended planned development with respect to the land uses permitted wr hin the development being located, designed, and operated so as to exercise no undue det imental 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 existing list of allowable uses. The proposed wholesale distribution of metal equipment use is a permitted use within this PAB District. The proposed use is also similar to other' office, warehousing, and industrial uses along Toll Gate Road. The development will include a surface stormwater detention facility which meets the stormwater ordinance requirements. With 20 parking spaces proposed and only four employees, the facility will meet its parking demand. The proposed development will not have any undue negative effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: - 10 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 1. Section 19.45.080, "Table of Required Parking". The proposed building is required to provide a total of 67 parking spaces (one parking space per 250 square feet of office floor area, plus one parking space per 1,000 square feet of warehouse floor area). The applicant is proposing to construct 20 parking spaces and reserve an area of land for future construction of additional 27 parking space (total of 47 parking spaces) to meet the future parking demand, should it materialize. Staff finds the proposed departure is appropriate and will avoid unnecessary construction of additional impervious areas for parking which is not needed, but would result in additional stormwater runoff and loss of green space. The applicant has demonstrated that the proposed 20 parking spaces are more than sufficient to meet the need of the proposed use, which operates with only four employees and plans to maintain that staffing level in the future. The applicant's plan for future parking lot expansion could bring the total number of parking spaces on the property to 47. This represents a parking requirement of one parking space per 250 square feet of office floor area, plus one parking space per 1,500 square feet of warehouse floor area(rather than one parking space per 1,000 square feet of warehouse floor area). This has become a fairly standard parking departure for warehouse uses. The City most recently approved the same one parking space per 1,500 square feet of warehouse floor area parking requirement for the planned development at the northwest corner of Big Timber Road and N. Randall Road. The proposed stormwater detention facility will be designed and constructed to meet the stormwater ordinance requirements for the full, expanded parking lot layout. 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 plans RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 35-18, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Pancor Construction & Development, LLC, as applicant, and RST US, Inc., as property owner, received August 13, 2018, and supporting documents including: a. Statement of Purpose and Conformance letter from Pete Nelson, Pancor Construction and Development, dated August 8, 2018; b. Boundary and Topographic Survey, prepared by Jacob and Hefner Associates, P.C., dated March 1, 2006; c. Preliminary Building Site Plan, prepared by Silva Architects, dated July 16, 2018; - 11 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 d. Architectural Site and Landscape Plan, prepared bj Silva Architects, dated September 6, 2018, last revised September 26, 2018; e. Preliminary Office Space Plan - SP3 R5, prepared!by Silva Architects, dated June 26, 2018; f Preliminary Building Elevations — R8 Option 1, prepared by Silva Architects, dated August 2, 2018; g. South-East View building rendering, prepared by Silva Architects, dated August 2, 2018; and h. Study Views building rendering, prepared by Silva Architects, dated August 2, 2018. In the event of any conflict between such documents and the terns 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 20 parking spaces on the property for the proposed wholesale distributor of metal parts on the property. If the demand for parking by the current use exceeds'20 parking spaces available on the property, either based on the construction of additional "floor area" [SR], by the increase in the number of employees during peak demand shill from the current number of four 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 wholesale distributor use, and the location of additional parking shall be in substantial conformance to the Preliminary Building Site Plan, prepared by Silva Architects, dated July 16, 2018. 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 Preliminar' Building Site Plan, prepared by Silva Architects, dated July 16, 2018. 3. Outdoor parking and storage of semi-trucks or trailers is not permitted on the property. 4. Parking by employees, visitors, or semi-trucks or trailers along Toll Gate Road is prohibited. 5. Compliance with all applicable codes and ordinances. - 12 - Recommendation & Findings of Fact Petition 35-18 October 1, 2018 The vote of the Planning &Zoning Commission on the motion',to recommend approval of Petition 35-18, subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0) abstentions. One member was absent. Respectfully Submitted, s/ Robert Sijestrom Robert Siljestrom, Chairman Planning &Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning &Zoning Commission - 13 - l or Chateau D-041 , < { ' CaAiikr nterfield Pk • , ty . R ' y � ? :, • �MamotDr! f s :y _, _� •'• • A ri.` .- j s I si tie i- Subject Property rte: 4 i it;, Petition 35-181 R 1 .iis— etirirctiyed i i .. , i •11°4 *I, . Rhe<►R‘d9 �; , ..., f � .t. V `' ,,,. ., • ,,•,,,, Ito. 1E _ - 47. ,, -, . : , . tarns ` 5 F I Tol/;Gate Rii 111111111111 0 , ' Wii01111001 is . , s -A. to.0 *" $8 00°.0' a P,: liiimiiii : 0 oFrf 11 II 11 1 i1%111 Ii1' l/t _ N4T.'. . 190 ,` 9°4. ... 4‘it—...i..— 11 ;ESA ``0'< •5 ff-tr, 4- -,- . ---------- - - -4 .-a-"4-fte.- ' .. ----. ,....,_, ,........_ _ ,.._„ ,, EXHIBIT A Aerial/Location Map W��E 1 s 0 100 200 400 600 800 Map prepared by City of Elgin Feet Department of Community Development ti Or .41111/11INNI ctiatea MICanten7eld Pkwy Pill ,,. M rt Dr : . . . Subject Property Petition 35-18 • . a i._L. ABS II m @g' I I 90 04 I , I AB • • I PAB Legend ORC1 Residence Conservation 1 i ORC2 Residence Conservation 2 — --. ORC3 Residence Conservation 3 I • OPRC Planned Residence Conservation Atte Rd _ I I I OSFR1 Single Family Residence 1 - ------_ , OPSFR1 Planned Single Family Residence 1 I \ ` _ OSFR2 Single Family Residence 2 ',' - __------- OPSFR2 Planned Single Family Residence 2 �� OTRF Two Family Residence /\ OPTRF Planned Two Family Residence - � I O MFR Multiple Family Residence - -- ---- ,p } O PMFR Planned Multiple Family Residence • ik AB ORB Residence Business p O O PRB Planned Residential Businessus es / - 00 11111 NB Neighborhood Business 1. ®PNB Planned Neighborhood Business .111V--/ 1.11AB Area Business -. iZg f MIPAB Planned Area Business � -CC1 Center City 1i 1- / P 7 MI CC2 Center City 2 1 GI -PCC Planned Center City • -ORI Office Research Industrial -PORI Planned Office Research Industrial Ild. MIGI General Industrial 90 �90 • • -PGI Planned General Industrial -CI Commercial Industrial I-90E From IL 31S � 1 I. Community Facility -PCF Planned Community Facilitylik--- I_gOW From IL 31 N .m - ' EXHIBIT B Zoning Map N-air'W-a� E S Map prepared by City of Elgin 0 87.5 175 350 525 700 Feet Department of Community Development Subject Property1 550 Tollgate Rd. Petition 35-18 _ a 0334303014 LC 0 EXHBIIT C Parcel Map City of Elgin 0 20 40 80 120 160 Department of Community Development sioN=immo===moFeet EXHIBIT D SITE LOCATION 550 Toll Gate Road Petition 35-18 - .411 Subject Property. �. yam,. _; !` L- a 'i II (S. +w. 'f---- r �4 '' e �� r .d.* / �. -s ail elt � � • .1 .,r: —._ a -�{ s:. 'it dii ,•,.4. t I A ' - 7 - lk _. N 4 . _, _, , 6 . . .... . Ilk . ......".. ..Alilf .4,.. . ., _Jitir....ddeNI145-- Bird's Eye View Looking North * ub ct Property ' • = � k ,� '^.tom-}-•-' �, I "r S 1. 1ii_ ! -11 Iii ii: IP C _ H} — _. . .,�-.. 4+arc. .. _afi r T! nr J Bird's Eye View Looking West EXHIBIT D SITE LOCATION 550 Toll Gate Road Petition 35-18 4g a e 1. it M1 hr iii" f t Subject property looking west • 111.11.1.0 'IA Subject property lookin: north EXHIBIT D SITE LOCATION 550 Toll Gate Road Petition 35-18 4. • ri Holiday Inn hotel to the east • + • Y ir fir • riF't �1J'1} • i .e meet �'' �^ � ' �� ki 'A{F• r 3 Quality Inn hotel to the forth EXHIBIT D SITE LOCATION 550 Toll Gate Road Petition 35-18 t 4 •may• • F ,lli. :F;.. rR w±'i 011-1 : v4. `� .i . Office park to the south - • .. e w_ 1r4.• • 4 Office park adjacent to the west