G1-16Ordinance No. G1 -16
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM GI GENERAL INDUSTRIAL DISTRICT
TO PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(980 Lambert Lane)
WHEREAS, written application has been made to reclassify certain property located at
980 Lambert Lane, which property is legally described herein (the "Subject Property "), from GI
General Industrial District to PGI Planned General Industrial District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing on
November 2, 2015 following due notice by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their findings of fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission recommend approval of said application, subject to the conditions articulated
below; and
WHEREAS, the City Council of the City of Elgin, Illinois has reviewed the findings and
recommendations of the Community Development Department and the Planning & Zoning
Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and preform any function pertaining to its government and affairs; and
WHEREAS, zoning, including but not limited to, this ordinance approving a planned
development and granting the departures below from the Elgin Zoning Ordinance, pertain to the
government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated November 2, 2015, made by the Community Development Department and the Planning &
Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as
Exhibit A.
Section 2. That Chapter 19.08, Section 19.08.020 entitled Zoning District map of the
Elgin Municipal Code, as amended, be and the same is hereby further amended by amending
from the GI General Industrial District to the PGI Planned General Industrial District the
property legally described as follows:
PARCEL 1:
That part of the Northeast Quarter and the Northwest Quarter of Section 29,
Township 41 North, Range 9 East of the Third Principal Meridian, described as
follows:
Beginning at the Northwest comer of Lot 124 of Castle Creek of Bartlett, being a
subdivision recorded June 23, 2004 as Document No. 0417534056, said point also
being on the Easterly Right of Way line of The Elgin Joliet and eastern Railroad;
thence North 09 Degrees 02 Minutes 55 Seconds East along said Easterly Right of
Way Line, 393.25 feet to the Southwest corner of land conveyed to Edward R.
Hayes per Document No. 0030061048, thence South 89 Degrees 52 Minutes 05
Seconds East along said the South line of said land conveyed to Edward R. Hayes,
1012.11 feet to the Westerly line of Lambert Lane per Plat of Dedication recorded
November 17, 2003 as Document No. 0332119045; thence South 27 Degrees 32
Minutes 55 Seconds West along said Westerly Line, being a curve concave to the
East having a radius of 582.22 feet an Are distance of 338.89 feet to the Northeast
corner of said Lot 124, the Chord of said Arc having a length of 334.12 feet and a
Bearing of South 100 Degrees 52 Minutes 25 Seconds West, thence South 88
Degrees 33 Minutes 58 Seconds West along the North Line of said Lot 124, a
distance of 994 feet to the point of beginning, Cook County, Illinois (property
commonly known as 980 Lambert Lane).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI
General Industrial District to PGI Planned General Industrial District for the property commonly
known as 980 Lambert Lane, which is legally described above, and which shall be designed,
developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of this PGI Planned General Industrial District
is to provide a planned industrial environment for those industrial uses that do not
require the location or environment of an ORI Office Research Industrial District.
A PGI zoning district is most similar to, but departs from the standard
requirements of the GI zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol [SR], shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90, Supplementary Regulations, of the Elgin
Municipal Code, as amended. The exclusion of such symbol shall not exempt
such word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PGI District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions,
of the Elgin Municipal Code, as may be amended from time to time.
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D. Zoning Districts - Generally. In this PGI Planned General Industrial District,
the use and development of land and structures shall be subject to the provisions
of Chapter 19.07, Zoning Districts, as may be amended from time to time.
E. Location and Size of District. PGI Planned General Industrial Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PGI District exclusive of rights
of way, but including adjoining land or land directly opposite a right of way shall
not be less than two acres. No departure from the required minimum size of a
planned industrial district shall be granted by the City Council.
F. Land Use. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10, Land Use, of the Elgin Municipal Code, as amended. The only permitted,
conditional, and similar land uses allowed within this PGI zoning district shall be
those permitted, conditional, and similar land uses listed in Chapter 19.40.300,
GI General Industrial District.
G. Site Design. In this PGI Planned General District, the use and development of
land and structures shall be subject to the provisions of Section 19.12, Site
Design, of the Elgin Municipal Code, as amended, with the following exceptions:
Transition Setback for South Lot Line of the Subject Property: The
minimum required building setback from a "transition lot line" [SR] shall
be twenty -five (25) feet along the south lot line of the Subject Property,
whereas the GI General Industrial District would have otherwise required
a building setback of 132 feet.
2. Transition Landscape Yard for South Lot Line of the Subject Property: A
"transition landscape yard" [SR] no less than twenty -five (25) feet in depth
shall be provided adjoining the entire length of the "transition lot line"
[SR] along the south lot line of the Subject Property, whereas the GI
General Industrial District would have otherwise required a 66 -foot
"transition landscape yard" [SR].
and shall be in substantial conformance with the following documents:
1. Substantial conformance to Development Application and Statement of
Purpose submitted by Peter Bazos of Bazos Freeman Kramer Schuster &
Braithwaite, LLC, and attorney for the project dated September 3, 2015.
In the event of any conflict between such documents and the terms and
provisions of this ordinance or other applicable city ordinances, the terms
and provisions of this ordinance or other applicable city ordinances shall
supersede and control.
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2. Substantial conformance to the Development Plan containing the
following exhibits:
a. Substantial conformance to the ALTA/ACSM Land Title Survey
prepared by Haeger Engineering, LLC and dated December 19, 2014.
b. Floor Plans, Elevations and Renderings entitled "Proposed Offices and
Warehouse Building for Europe Holding, LLC' Sheets A1.0, Al.I and
A4, prepared by Silva Architects last revised on October 26, 2015.
c. Landscape Plan Sheet L1.1, prepared by Paul Bednar Planning and
Design, Ltd., for Silva Architects, last revised on December 31, 2015,
and subject to further revisions as may be required of the Community
Development Department.
d. Preliminary Engineering Plans entitled "980 Lambert Lane Site
Improvement Plans, Europe Holdings LLC," Sheets 1 -10, prepared by
Haeger Engineering LLC, dated July 15, 2015, and last revised on
December 4, 2015.
e. Easement document entitled 980 Lambert Lane, Plat of Easement,
prepared by Haeger Engineering LLC, dated October 21, 2015.
f. Site Photometric Plan and Lighting Notes Sheet SPM, prepared by
Silva Architects dated September 14, 2015.
g. Storm Water Pollution Prevention Plan (SWPPP) for 980 Lambert
Lane Subdivision, Sheets 1 -2, prepared by Haeger Engineering, dated
July 15, 2015.
The landscape material located along the south property line and the
frontage of the property with Lambert Lane shall be designed to screen the
truck parking areas from view of residential properties located to the south
and east of the Subject Property across Lambert Lane. Specifically, the
landscape plan shall contain no less than 124 trees consisting of shade,
ornamental and evergreen trees; and 387 shrubs.
4. The installation and use of an exterior public address (PA) system or any
other like sound amplification system is prohibited on any exterior
location of the building or upon the Subject Property.
Vehicular truck traffic entering and leaving the Subject Property is
prohibited from traveling on that portion of Lambert Lane south of the
Subject Property or on Belcourt Lane.
6. Compliance with all other applicable codes and ordinances.
H. Off Street Parking. In this PGI Planned General Industrial District, off street
parking shall be subject to the provisions of Chapter 19.45, Off Street Parking, of
the Elgin Municipal Code, as may be amended.
I. Off Street Loading. In this PGI Planned General Industrial District, off street
loading shall be subject to the provisions of Chapter 19.47, Off - Street Loading, as
may be amended from time to time.
J. Signs. In this PGI Planned General Industrial District, graphics shall be subject to
the provisions of 19.50, Street Graphics, as may be amended from time to time.
K. Planned Developments. In this PGI Planned General Industrial District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60, Planned Developments, as may be amended from time to time.
L. Conditional Uses. In this PGI Planned General Industrial District, application for
conditional uses shall be subject to the provisions of Chapter 19.65, Conditional
Uses, as may be amended from time to time.
M. Variations. In this PGI Planned General Industrial District, application for
variation shall be subject to the provisions of Chapter 19.70, Variations, as may
be amended from time to time.
N. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be
appealed subject to the provisions of Chapter 19.75, Appeals, as may be amended
from time to time.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Kalehin, Mayor '
Presented: January 13, 2016
Passed: January 13, 2016
Vote: Yeas: 8 Nays: 1
Recorded: January 13, 2016
Published: January 15, 2016
Attest:
Kimberly Dewis, City Jerk
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November 2, 2015
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
OVERVIEW
Europe Holding, LLC requests a map amendment from GI General Industrial District to PGI
Planned General Industrial District, to develop the property with a new facility for trucking,
freight forwarding, warehousing and general office space. The development will comprise of a
43,750 square foot industrial building with associated passenger vehicle and truck parking areas.
Activity on the premises will be properly screened from surrounding residential property. The
property is located at 980 Lambert Lane.
It is noted that a recently proposed project to develop the property with an industrial
condominium building and outdoor storage yard (commercial operations yard) has been
withdrawn as ownership of the property has now changed.
GENERAL INFORMATION
Petition Number:
Requested Action: Mai) Amendment as a Planned Development
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
Existing Use: Vacant Land
Property Location: 980 Lambert Lane
Applicant & Owner: Europe Holding, LLC
Staff Coordinator: Sarosh B. Saber AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial Photo / Location Map
Exhibit A
Findings of Fact
Petition 21 -15
November 2, 2015
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Development Plan
F. Draft Zoning Ordinance
G. Related Correspondence
BACKGROUND
When Lambert Lane was dedicated in 2003 as a city street the subject property was divided into
two parcels — Parcel 1 (the "Subject Property" on which the current development is proposed)
comprising of 8.44 acres and Parcel 2 comprising 0.7 acres. Cook County addresses the property
as 1 Lambert Lane whereas the City of Elgin records list the address as 980 Lambert Lane. The
applicant is only proposing the development of the larger 8.44 -acre parcel with the proposed
trucking and freight forwarding facility. This parcel is addressed as 980 Lambert Lane. The
unimproved portion of the smaller 0.7 -acre parcel is proposed to remain vacant at this time.
Both parcels are located along the west side of Lambert Lane and directly south and adjacent to
Hayes Plumbing, an industrial facility and Estes Express, a freight and trucking company. The
subject property is a vacant parcel of land except for the existing stormwater detention basin that
is located at the northeast corner of the subject property which was installed as part of the Castle
Creek Subdivision in 2002. The property was part of a previously mined portion of property
which has since been reclaimed and was graded as part of the Castle Creek of Elgin subdivision.
The smaller parcel is a vacant parcel of land except for the private access road to Estes Express
and Hayes Plumbing.
The Trucking Company will use the Subject Property at 980 Lambert Lane as a truck terminal
and freight forwarding facility. The function of company is to move the goods of its customers
from one point to another within the country. The goods will, from time to time, pass through the
subject property and be stored or staged there for short periods of time within the approximately
31,250 square feet of warehouse space within the industrial building. The company will also park
its trucks and trailers that will be used to bring in and then haul away freight of its customers.
The offices of the company will be situated within approximately 6,250 square feet of the
building to house around seven office /clerical employees, while the remaining 6,250 square feet
will be used for the maintenance and servicing of trucks of the company. Even though the
facility is proposed to operate seven (7) days per week, most activity will occur during the week.
The applicant has represented that their hours of operations are 6 a.m. to 7 p.m., Monday through
Friday. All of their driver's trucks need to be loaded on Fridays, so sometimes there will be a
potential for them to stay later in the evening on the premises. Their peak business days are
Mondays and Fridays, and peak business hours during the day are usually around noon to 2:00
p.m. (lunch time). Night time deliveries will be rare and only when necessary. The facility will
be used on Saturdays but mostly for equipment maintenance. At that time, the company's
mechanics will work on trucks from 7:00 a.m. to about 3:00 p.m. within the building. Finally, the
Findings of Fact
Petition 21 -15
November 2, 2015
applicant has also stated that their peak business hours and daily traffic may vary from time to
time in response to the demands of the market.
The approximately 43,750 square feet industrial building is proposed to be located at the
southerly central portion of the property so as to keep truck activity away from the residential
properties to the south. The truck parking spaces will be located along the north, northwest and
westerly portion of the property. The majority of these spaces will be screened by the building
itself. The truck parking spaces will be screened from the residential property to the south by
means of a 6 foot high board -on -board fence and landscape material. The fence will traverse the
entire south property line and will be installed on top of a graded 3 foot high berm to provide for
enhanced screening of activity on the subject property. The applicant does not intend to install
fencing along the westerly and northerly portions of the property as they are adjacent to a
railroad track and motor vehicle recycling yard to the west and similar industrial property to the
north. The property to the north is additionally separated by significantly higher grades from the
subject property.
The proposed building has been intentionally located to provide the highest possible screening of
activity from residential buildings to the south by assuming the function of a buffer between the
proposed activity on the subject property and the residential buildings to the south. Of the
residential buildings located to the south, the nearest buildings are located approximately 125 fee
from the proposed building and vehicular parking lot. The remaining residential buildings are set
back at distances ranging from 170 feet to 215 feet from the proposed building and parking lots.
Each residential building is separated from the subject property by a private drive and a heavily
landscaped berm that runs along the entire length of the common property line. The intentional
location of the proposed building on the subject property will cause the truck parking and
vehicular parking to back up to open space within the residential development thereby
minimizing their impact on these properties. In addition to the screening landscape material that
exists as part of the residential development to the south, the proposed development will install
additional landscape material along the southerly lot line. This is in addition to the proposed
board -on -board fence that will further enhance the landscape material screening that already
exists between the two properties. The proposed landscape material will consist of a combination
of evergreen and deciduous trees and shrubs that will provide year-round screening. Foundation
plantings will be installed around the front elevation of the building to further enhance its
aesthetic appearance.
The building proposed to be constructed on the property will be designed with an industrial
character using pre -cast concrete panels. All four elevations of the building are proposed to be
treated with architectural features such as reveal lines in the concrete panels and alternating light
and darker shades of concrete to reduce the monotony of the larger facades. The loading dock
doors will be restricted to the north elevation that faces the truck parking and storage yard. The
front (east) elevation of the building will be designed with a glass fagade leading to the entrance
foyer and to office space within. The applicant is proposing the installation of one wall graphic
that meets the requirements of the graphics ordinance. No additional monument sign is proposed
at this time.
3
Findings of Fact
Petition 21 -15
November 2, 2015
The proposed development requires certain departures from the Elgin Municipal Code, which
can only be granted as a planned development through a public hearing by the Planning &
Zoning Commission followed by approval of a map amendment ordinance by City Council.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 21 -15 on November 2, 2015. Testimony was presented at
the public hearing in connection with the application. The Community Development
Department submitted a Planned Development Review to the Planning & Zoning Commission
dated November 2, 2015.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the standards for planned developments as outlined within §
19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development with respect to its size, shape, significant natural features
(including topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the site characteristics standard.
The subject property is a rectangular shaped parcel containing approximately 8.44 acres
of land. At the northeast corner of the subject property is an existing stormwater
detention basin which was required as part of the construction of the Castle Creek
Subdivision in 2002. The site generally slopes from west to east. A berm runs the entire
length of the common lot line with the property immediately adjacent to the south. There
is an existing line of trees and evergreens along the east property line adjacent to the
Lambert Lane. A gate is located at the end of the entrance apron to the property. No
floodway, floodplain areas or wetlands are located in the site.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to the sewer and water standard.
The subject property will be served with municipal sanitary sewer and water systems.
All the necessary utilities are present within the Lambert Lane right -of -way. Stormwater
management is being designed in conformance with the Kane County Stormwater
4
Findings of Fact
Petition 21 -15
November 2, 2015
Management Ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development 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 amendment to the zoning district with
respect to the traffic and parking standard.
The subject property has frontage along Lambert Lane, which was constructed as part of
the Castle Creek development. Lambert Lane is a local street serving residents and
businesses in the neighborhood. One point of vehicular access from Lambert Lane is
being proposed on the property.
The property is bounded on the west by the Elgin, Joliet & Eastern Railway Line (also
known as the "Chicago Outer Belt Line ") that continues to operate various freight rail
services in the Chicago region.
Parking will be provided in conformance with the Off - Street Parking Ordinance. A
parking lot containing 65 off - street vehicular parking stalls is proposed on the easterly
side of the property and 74 truck parking spaces are being proposed on the north and
westerly side of the property.
D. Zoning History Standard. The suitability of the subject property for the intended
planned development 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 amendment to the 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 in 1962 as part of the East of Elgin Chicago Gravel —
Boehning Farm Annexation and was zoned Ml General Manufacturing. In 1992, the
property was reclassified to GI General Industrial District as part of a comprehensive
amendment to the zoning ordinance.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to consistency and compatibility with surrounding land use and zoning.
Findings of Fact
Petition 21 -15
November 2, 2015
The area to the north of the subject property is zoned GI General Industrial District and
includes a full service trucking and freight forwarding company with frontage along U.S.
Highway 20 and a plumbing business contained within an industrial building that is
immediately adjacent to the subject property.
The area to the south of the subject property is within the Village of Bartlett and includes
a residential townhome community.
The area to the west of the subject property and across the railroad tracks is zoned PGI
Planned General Industrial District and includes the Copart salvage and auto auction
company.
The area to the east of the subject property and across Lambert Lane is zoned PSFR2
Planned Single Family Residence District and is developed with the residential properties
of Castle Creek Subdivision.
F. Trend of Development Standard. The suitability of the subject property for the intended
planned development with respect to consistency with an existing pattern of development
or an identifiable trend of development in the area.
Findings. The subject property is suitable for the amendment to the zoning district with
respect to consistency with an existing pattern of development in the area.
The subject property is located within and immediately adjacent to several industrial uses
and an on -going sand and gravel mining operation, that were originally established as
part of the industrial trend of development in the southeast portion of Elgin since the
1960s. However, more recently, the surrounding property to the east and south began
developing with residential uses because of the more favorable residential tax structure of
Cook County. These developments including Castle Creek located with the city limits
and a townhome development to the south of the subject property that is located within
the Village of Bartlett were developed in close proximity to the subject property.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
The applicant is requesting rezoning of the entire property through approval of a planned
development within a PGI Planned General Industrial District. The purpose and intent of
the provision of planned developments is to accommodate unique development
situations. For planned development districts, the planned development should
demonstrate the following characteristics:
Findings of Fact
Petition 21 -15
November 2, 2015
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title;
2. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities; and
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, the location and size of a GI
General Industrial District.
The proposed map amendment is in substantial conformance with the purpose and intent
of the planned development provisions of chapter 19.60 of the Elgin Municipal Code as
amended.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
planned development 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
the Comprehensive Plan Standard.
The subject property is designated as "Office/Research/Industrial" by the Comprehensive
Plan and Design Guidelines (2005). 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. The proposed development is in conformance with
this designation.
I. 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 zoning district with respect to
the Natural Preservation Standard.
There is no significant vegetation internal to the property that is worthy of preservation.
The internal existing vegetation consists of scrub trees and shrubs that are scattered over
the northerly portion of the property. The existing vegetation on the easterly edge of
property will be preserved and the proposed new landscape material will be reorganized
so as to provide additional screening of the truck parking areas from residential property
Findings of Fact
Petition 21 -15
November 2, 2015
located to the east while additionally incorporating it along the street frontage of the
property along Lambert Lane.
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 amendment to the zoning district with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located, designed, or operated in a manner that will exercise undue detrimental influence
on itself or surrounding property. The proposed vehicular and truck parking areas on the
property will be screened to 100% by a 6 -foot solid privacy fence and landscape
materials in amounts that exceed the landscape requirements of the zoning ordinance.
PLANNED DEVELOPMENT DEPARTURES AND
A planned development may be granted certain departures from the normal standards,
regulations, requirements, and procedures of the zoning ordinance. The applicant is requesting
the following departures from the zoning ordinance:
1. Section 19.40.335 (E)(1)(c) Transition Setback of the GI General Industrial District
requires a minimum 132 -foot building transition setback for a property this size. The
proposed industrial building is proposed to be setback 25 feet from the transition lot line
(south lot line), requiring a departure from the requirements of the zoning ordinance.
2. Section 19.40.335 (11)(1) Transition Landscape Yard. The depth of the transition
landscape yard shall be one -half (1/2) of the required transition setback calculated for the
subject property — equivalent to an amount of 66 feet. The proposed vehicle use areas are
located 25 feet from the transition lot line (south lot line), requiring a departure from the
requirements of the zoning ordinance.
To justify the departure from the requirements of the zoning ordinance, these areas will be
screened to 100% by a 6 -foot solid privacy fence and landscape materials in amounts that exceed
the landscape requirements of the zoning ordinance.
RECOMMENDATION DETAIL
With respect to Petition 21 -15, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
Findings of Fact
Petition 21 -15
November 2, 2015
Substantial conformance to Development Application and Statement of Purpose
submitted by Peter Bazos of Bazos Freeman Kramer Schuster & Braithwaite, LLC, and
attorney for the project dated September 3, 2015.
2. Substantial conformance to the ALTA/ACSM Land Title Survey prepared by Haeger
Engineering, LLC and dated December 19, 2014.
Floor Plans, Elevations and Renderings entitled "Proposed Offices and Warehouse
Building for Europe Holding, LLC" Sheets A1.0, ALL and A4, prepared by Silva
Architects last revised on October 26, 2015.
4. Landscape Plan Sheet LL I, prepared by Paul Bednar Planning and Design, Ltd., for Silva
Architects, last revised on October 26, 2015
Preliminary Engineering Plans entitled "980 Lambert Lane Site Improvement Plans,
Europe Holdings LLC," Sheets 1 -10, prepared by Haeger Engineering LLC, dated July
15, 2015, and last revised on October 21, 2015.
6. Easement document entitled 980 Lambert Lane, Plat of Easement, prepared by Haeger
Engineering LLC, dated October 21, 2015.
Site Photometric Plan and Lighting Notes Sheet SPM, prepared by Silva Architects dated
September 14, 2015.
8. Storm Water Pollution Prevention Plan (SWPPP) for 980 Lambert Lane Subdivision,
Sheets 1 -2, prepared by Haeger Engineering, dated July 15, 2015.
9. The landscape material located along the frontage of the property with Lambert Lane
shall be reconfigured to provide of screening of the truck parking areas that are located
immediately west of the stormwater detention facility from view of residential properties
located east of the subject property and across Lambert Lane.
10. Compliance with all other applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was seven (7) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 21 -15 was adopted.
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
0
Findings of Fact
Petition 21 -15
November 2, 2015
s/ Sarosh Saber
Sarosh Saher, AICP, Secretary
Planning & Zoning Commission
10
XHIBITA Aerial /Location Map N
W+E
s
Map prepared by City of Elgin 0 95 190 380 570 760
eet
Department of Community Development
Subject Property
Petition 21 -15
Residence Conservation 1
Residence Conservation 2
Residence Conservation 3
Planned Residence Conservation
Single Family Residence 1
Single Family Residence 2
Planned Single Family Residence 2
Two Famiy Residence
Multiple Family Residence
Planned Multiple Family Residence
Residence Business
Manned Residential Business
Neighborhood Business
Planned Neighborhood Business
Area Business
Planned Area Business
Center City 1
Planned Center City
Ortice Research Industrial
Planned Office Research Industrial
General Industrial
Manned General Industrial
Commercial Industrial
Planned Community Facility
Foz River Presembon
Planned Center City 2
Planned Single Family Residence 1
Planned Two Family Residence
r 3NIi;
Map prepared by City of Elgin
Department of Community Development
Zoning Map
ROUTE 20
0
N
W +E
S
0 100 200 400 600 800
Feet
0
'S'OG
T
Subject Property
1 (980) Lambert Ln.
Petition 21 -15
062920001 0
6292000120000
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06292000120000
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D O
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�XHBIITC Parcel Map N
City of Elgin 0 55 110 220 330 440
Department of Community Development Feet
SITE LOCATION EXHIBIT D
980 Lambert Lane
Petition 21 -15
4.,
Y
Site Location
Aerial View
SITE LOCATION EXHIBIT D
980 Lambert Lane
Petition 21 -15
Different Views from the subject property looking South — taken Summer of 2014
SITE LOCATION EXHIBIT D
980 Lambert Lane
Petition 21 -15
Different Views from the townhouse development looking North — taken Summer of 2014