Loading...
G18-17Ordinance No. G18 -17 AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCE NO. G97 -07 (1502 -1506 Villa Street) WHEREAS, the territory herein described has been classified in the PGI Planned General Industrial District and is subject to the requirements of Ordinance No. G97 -07; and WHEREAS, written application has been made to amend PGI Planned General Industrial District Ordinance No. G97 -07 to allow construction of two new buildings and a new monument graphic for motor vehicle repair with departures from (1) Section 19.14.700, "Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development', specifically the proposed use of exterior metal panels in excess of 25% of a building elevation, (2) Section 19.50.070, "Monument Graphics ", specifically the maximum permitted height and size of the proposed monument graphic; and (3) Section 19.50.090, " Special Street Graphics ", specifically to keep the two existing nonconforming directional street graphics; and WHEREAS, the zoning lot with the buildings containing the premises at 1502 -1506 Villa Street is legally described in Ordinance No. G97 -07 (the "Subject Property "); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said applications on May 1, 2017 following due notice by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department 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, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PGI Planned General Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated May 1, 2017, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3 G. of Ordinance No. G97 -07, which regulates "Site Design" for the PGI Planned General Industrial District of the Subject Property, is hereby amended and replaced in its entirety with the following: G. Site Design. In this PGI Planned General Industrial District, the use and development of land and structures shall be subject to the provisions of Section 19.12 "Site Design ", of the Elgin Municipal Code, as amended, Section 19.40.335 "Site Design ", of the Elgin Municipal Code, as amendment, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance, submitted with the development application prepared by Prime Commercial Corporation, dated May 23, 2007. 2. Substantial conformance to the Building Elevations and Floor Plans (Sheet A) prepared by Randall Bees Architects, Inc. and dated April 30, 2007 with latest revisions dated May 22, 2007. 3. Substantial conformance to the Landscape and Tree Inventory and Preservation Plan prepared by David R. McCallum Associates, Inc. Landscape Architects and dated August 6, 2007, with latest revisions dated August 16, 2007, in as much as those plans do not conflict with the following plans, in which case the following plans shall supersede and control: i. Landscape Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; ii. Landscape Details Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; iii. Tree Preservation Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; 4. Substantial conformance to the Development Application and supporting documents submitted by Safety -Kleen Systems, Inc, as applicant and owner, including the following materials: a. Response letter, dated March 30, 2017 from Peter C. Bazos, Esq.; b. Letter from Richard Smith, Vice President of Refurbishment Operations for Clean Harbors, dated March 22, 2017; C. Undated Statement of Purpose and Conformance Rider, received March 30, 2017, including the following exhibits: Exhibit A: The Legal Description; Exhibit B: Plat of Survey, prepared by Haeger Engineering, dated January 16, 2017; -2- Exhibit C: Site Plans including: i. Site Plan, prepared by Haeger Engineering, dated February 22, 2017, last revised March 29, 2017; ii. Building `B" Layout Plan, prepared by K.M.C., dated October 7, 2016, last modified on March 24, 2017; iii. Building `B" Mezzanine Layout Plan, prepared by K.M.C., dated March 16, 2017, last modified on March 24, 2017; iv. Floor Plan Building C, prepared by Cutright Allen Architects, dated April 27, 2015; V. Safety Kleen Concept Elevation plans, prepared by D.Z.A Associates, Inc., dated March 21, 2017; vi. Landscape Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; vii. Landscape Details Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; viii. Tree Preservation Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; ix. Safety Kleen Site Improvement Plans, prepared by Haeger Engineering, dated December 1, 2016; X. Safety Kleen Stormwater Pollution Prevention Plan, prepared by Haeger Engineering, dated December 1, 2016; and xi. Site Photo Key plan and associated images, prepared by Haeger Engineering, dated February 22, 2016. Exhibit D: The Owners' Disclosure; Exhibit E: The document entitled "Proposed Safety - Kleen Expansion and Renovation Project ", received March 10, 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. 5. All site engineering plans must be revised to indicate any proposed work on the adjacent railroad property. The applicant has provided a written approval from the Wisconsin Central Ltd. Company a subsidiary of Canadian National Railway, to allow the applicant to demolish the existing metal building on the railroad's adjacent property to the east. Applicant shall perform such demolition work as part of the Phase 1 work (as described in the Development Application) on the Subject Property unless the said railroad revokes such consent prior to the issuance of the building permit for the Phase 1 work. 6. The Phase II work, including but not limited to the repair and painting on all elevations of the two southern-most buildings on the property along Villa Street, and completion of all landscaping must be completed by December 31, 2018. 7. Compliance with all applicable codes and ordinances. -3- Section 3. That Section 3 J. of Ordinance No. G97 -07, which regulates "Signs" for the PGI Planned General Industrial District of the Subject Property, is hereby amended and replaced in its entirety with the following: J. Signs. In this PGI Planned General Industrial District, graphics shall be subject to the provisions of 19.50, "Street Graphics ", of the Elgin Municipal Code, as amendment, with the following departures: 1. The maximum height of a monument graphic cannot exceed twenty (20) feet. 2. The maximum surface area of a monument graphic cannot exceed two hundred (200) square feet. 3. The monument street graphic along Villa Street shall be in substantial conformance with the Concept Monument Sign plan, prepared by Haeger Engineering, dated March 7, 2017. 4. The two (2) existing free standing directional street graphics located at the northern driveway access along Shales Parkway with eight feet in height and maximum 16 square feet in area are hereby permitted to remain and be replaced. The applicant agrees to construct a monument base for each directional graphic at such time as the aforesaid directional graphics require repairs or replacement. Section 5. That except as amended herein, the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G97 -07. In the event of any conflict between this ordinance and Ordinance No. G97 -07, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be full force and effect upon its passage in the manner provided by law. / "�/A& David J. K in, yor Presented: May 24, 2017 Passed May 24, 2017 Vote: Yeas: 9 Nays: 0 Recorded: May 24, 2017 Published: May 11, 2017 Atte t: / - "l/ Kimberly Dewis, C"Illy Cler c -4- May 1, 2017 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 06 -17 an application by Safety - Kleen Systems, Inc., as applicant and property owner, requesting approval of a Map Amendment to the existing PGI Planned General Industrial District with departures from (1) Section 19.14.700, "Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development', specifically the proposed use of exterior metal panels in excess of 25% of a building elevation, (2) Section 19.50.070, "Monument Graphics ", specifically the maximum permitted height and size of the proposed monument graphic, and (3) Section 19.50.090, " Special Street Graphics ", specifically to keep the two existing nonconforming directional street graphics, all of which to construct two new buildings and a new monument graphic for a motor vehicle repair use at the property commonly referred to as 1502- 1506 Villa Street. The property is zoned PGI Planned General Industrial District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 06 -17 Requested Action: Map Amendment to PGI Planned General Industrial District Current Zoning: PGI Planned General Industrial District & ARC Arterial Road Corridor Overlay District Existing Use: Wholesale Trade of Petroleum and Petroleum Products (Safety- Kleen Proposed Use: Motor Vehicle Repair (component use) Property Location: 1502 -1506 Villa Street Applicant: Safety - Kleen Systems. Inc. Exhibit A Recommendation & Findings of Fact Petition 06 -17 May I, 2017 Owner Safety -Kleen Systems, Inc. Staff Coordinator: Damir Latinovic, A1CP, 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 BACKGROUND Safety -Kleen Systems, Inc., as applicant and property owner, is requesting approval of a Map Amendment to the existing PGI Planned General Industrial District to construct two new buildings and a new monument graphic for a motor vehicle repair use at the property commonly referred to as 1502 -1506 Villa Street. As part of the proposal, the applicant is requesting three departures from the zoning ordinance, specifically (1) Section 19.14.700, "Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development ", specifically the proposed use of exterior metal panels in excess of 25% of a building elevation, (2) Section 19.50.070, "Monument Graphics ", specifically the maximum permitted height and size of the proposed monument graphic, and (3) Section 19.50.090, " Special Street Graphics ", specifically to keep the two existing nonconforming directional street graphics. Safety -Kleen Systems, Inc. is primarily engaged in recycling industrial and mechanical oils and lubricants (such as automotive oil). The company also operates various bulk -like industrial operations such as providing vacuum service trucks to pick up oily waters solutions, and leasing industrial washer machines used to remove grease from engine parts. The facility at 1502 -1506 Villa Street operates as a collection and distribution facility for oil and lubricants. Safety -Kleen also maintains limited corporate offices on the property to support the company's operations in the area and other parts of the country. The company has 150 branches across North America with 73 employees at the Elgin location. The 24.5 -acre property is improved with nine buildings, two sheds, accessory parking lots, vehicle use areas, and accessory open space. The two northern -most buildings (approximately 8,300 square feet in area each) accommodate company offices, while the remaining buildings on the site are primarily used for warehousing and material storage. 122 parking spaces are on the site, 96 parking stalls for passenger vehicles and 26 parking stalls for trucks. -2- Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 Proposal The proposed improvements will be completed in two phases. Phase I improvements would include construction of the two new buildings for motor vehicle repair operations of the company's fleet vehicles and trucks. The 6,094 - square foot building `A' with two bays would be used as a paint booth for vehicle painting. The proposed 12,000- square foot building `B' with five bays would serve as the main shop for vehicle repair and maintenance. The applicant will also expand the vehicle use area for access to the buildings, site circulation, and add 14 truck parking spaces. Phase 1 would also include the construction of one additional stormwater detention facility in the northeast corner of the property. Phase 11 improvements would include restoration of the remainder of the existing parking lot, access drive, and vehicle use areas on the south side of the property, repainting of the metal cladding on the two southem -most warehouse buildings along Villa Street, and completion of landscaping including planting 16 new 3" caliper trees due to the removal other trees on the property, and various other landscaping enhancements throughout the site. The new 20 -foot high monument street graphic with 200 square feet in area would also be constructed as part of phase 11 improvements. The applicant has indicated both phases of work will be completed by September 2018. At this time, the applicant is not proposing any modifications to the existing two office buildings and accessory parking lots on the north side of the property. In 2007, Ordinance G97 -07 created the PGI Planned General Industrial District and approved the construction of an 8,000- square foot building addition that would connect the two existing office buildings. The applicant still contemplates constructing the addition in the future. The Community Development Department offers the following additional information A. Property History. The subject property was annexed to the City of Elgin in 1966. Upon annexation, the property was zoned M I Limited Manufacturing District. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The property was rezoned into PGI Planned General Industrial District in 2007. The property was developed in the mid- 1980s. Currently, nine buildings, two sheds, and associated parking lots and vehicle use areas are located on the site. In 2007, the PGI District was created to allow for the construction of an 8,000- square foot building addition between the two office buildings on the north side of the property. The 8,000- square foot addition has not yet been built. B. Surrounding Land Use and Zoning. The property to the north is zoned PSFR2 Planned Single Family Residence District, and is currently vacant. The property to the east is zoned -3- Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 GI General Industrial, and is currently vacant. The properties to the west are zoned PSFR2 Planned Single Family Residence District and GI General Industrial, and are also vacant. The property to the south, across Villa Street, is zoned GI General Industrial, and is improved with a motor vehicle recycling facility. C. Comprehensive Plan. The subject property is designated as Office /Research /Industrial by the City's 2005 Comprehensive Plan and Design Guidelines. The Office /Research /Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee- serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. D. Zoning District. The purpose and intent of 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. E. Trend of Development. The subject property is located in the industrial park in the southeast part of the city. Most properties east of Shales Parkway north Villa Street and east of Gifford Road south of Villa Street are improved with manufacturing and light industrial facilities. Most properties with general industrial uses in this area are of substantial size and typically exceed 20 acres. Illinois Route 20 (Villa Street) functions as a limited access arterial roadway west of Shales Parkway. Illinois Tollway is in the process of developing roadway improvement plans that would connect Illinois Route 20 with the existing 1 -390 Elgin- O'Hare Expressway further to the east as limited access roadway. Although, the specific roadway improvements are not finalized, staff does not anticipate they will have any impact on the subject property. The future improvements to Illinois Route 20 will provide improved access to the subject property and the rest of the industrial park in the southeast part of the city, which further reinforces the highest and best use of the properties in the area as manufacturing and light industrial. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 06 -17 on May 1, 2017. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Map -4- Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 Amendment Review and Written Findings & Recommendation to the Planning & Zoning Commission dated May 1, 2017. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, and the standards for planned developments outlined within § 19.60.040: STANDARDS FOR MAP AMENDMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The property is 24.5 acres in size and is improved with nine buildings, two sheds, accessory parking lots, vehicle use areas, and associated open space. The property contains one stormwater detention facility in the southwest corner of the property. As part of the proposal, the applicant will also construct one additional stormwater detention facility in the northeast corner of the property to accommodate the additional stormwater runoff due to the construction of two new buildings and associated vehicle use areas. The property will have to meet all City of Elgin stormwater requirements prior to the issuance of the site development permit. B. Sewer and Water Standard. The suitability ofthe subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing buildings are served with municipal sanitary and water services. The applicant will extend the existing 8" water main to service the new main shop building `B ". The sanitary sewer line will also be extended, and the applicant will install new stormwater utility infrastructure throughout the site and the new stormwater detention facility. 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. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential -5- Recommendation & Findings of Fact Petition 06 -17 May I, 2017 neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street" [SRI 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 northeast corner of Shales Parkway and Illinois Route 20 (Villa Street). This enables the traffic traveling to and from the site to easily access other arterial roads in the area without the need to travel through the residential neighborhoods. The property has two access driveways along Shales Parkway. The northern driveway provides access to the two office buildings on the north side of the property. The southern driveway provides gated access to the reminder of the property. Two nonconforming directional street graphics are located near the northern access driveway to alert the drivers of the property's access points. The applicant is requesting a departure from the street graphics regulations to maintain the two eight feet high and 16- square feet in area directional graphics to maintain a safe and efficient on -site and off -site traffic circulation. The applicant is not proposing to make any changes to the existing access and traffic circulation on the property as the existing configuration adequately serves the property. With the construction of the new buildings and anticipated expansion of motor vehicle repair operations, the applicant anticipates adding approximately 16 new employees to its staff for a total of 94 employees on site. The property is required to have a total of 63 parking spaces (1 parking space per 1.5 employees). The property meets the parking requirement with 122 parking stalls, but the applicant is proposing to increase the parking capacity to 136 parking stalls. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. This standard is not applicable. The property has been improved since mid - 1980s. Safety -Kleen Inc. has been located on the property since 1992. Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor 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 is located within the larger office, research and industrial area on the southeast side of the city. The property to the south across Villa Street is zoned GI General Industrial, and is improved with a motor vehicle recycling facility. The property to the east is zoned GI General Industrial District, the property to the north is zoned PSFR2 Planned Single Family Residence District, and the properties to the west are zoned PSFR2 Planned Single Family Residence District and GI General Industrial District. All properties to the east, north and west are currently vacant. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. 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 within the larger office, research and industrial area on the southeast side of the city, and is well suited for an industrial use. Illinois Route 20 functions as a limited access arterial roadway west of Shales Parkway. Illinois Tollway is in the process of developing roadway improvement plans that would connect Illinois Route 20 with the existing I -390 Elgin - O'Hare Expressway as a limited access arterial roadway. The future improvements to Illinois Route 20 will provide improved access to the subject property and the rest of the industrial park in the southeast part of the city further reinforcing the highest and best use of the property as manufacturing and light industrial. G. Zoning Districts /Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. Findings. The property is suitable for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose of the PGI 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. The applicant is proposing to keep but amend the existing PGI District to accommodate the construction of two additional buildings for a -7- Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 component use; the motor vehicle repair use and operations. The 24.5 -acre property is suitable for the two new buildings and the additional motor vehicle repair use on the property. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Office /Research/Industrial by the City's 2005 Comprehensive Plan and Design Guidelines. The Office /Research /Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee - serving retail uses. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. The subject property is located in the industrial park on the southeast side of the city with frontage along Illinois Route 20 (Villa Street) and easy access to Illinois Route 20 via Shales Parkway. The size and location of the property is appropriate for the existing industrial use. With the proposed addition of two new buildings and an additional motor vehicle repair use on the site, the existing industrial operations on the property will expand ensuring the property remains consistent with the Comprehensive Plan designation in the future. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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 planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The existing improvements on the 24.5 -acre property are surrounded by a substantial amount of open space and landscaping, both of which provide screening from the surrounding properties. The applicant will install a new stormwater detention facility in the northeast corner of the property to accommodate the additional stormwater runoff. The applicant is also proposing to remove 37 trees, however only 11 of those trees are in excellent to fair condition. The applicant will install 16 new trees and over 500 shrubs, which meets the tree preservation ordinance requirements. Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 J. Internal Land Use. The ,suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. No evidence has been submitted or found that the existing use on the property exercises any undue detrimental influence on surrounding properties. Similarly, no evidence has been submitted or found that with the addition of the two new buildings and the motor vehicle repair use, the property will create any detrimental impact on surrounding properties. With 24.5 acres in size, the property will maintain larger than required setbacks to all property lines and surrounding uses. The operation of the motor vehicle repair will be conducted entirely on the inside of the two new buildings. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the zoning ordinance requirements: 1. Section 19.14.700. Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development. The zoning ordinance requires that exterior building materials for all industrial buildings be limited to high quality traditional building materials such as brick, natural stone, natural stucco /plaster, terra cotta, the and glass. Artificial building materials, such as architectural metal, are restricted for use as design accents, such as cornices, soffits and fascia, window trim and hood molding, corner boards, sign bands, quoins and other ornamentation not to exceed 25% of an exterior elevation. The applicant has proposed an 8 -foot high masonry base with architectural metal cladding as the remaining exterior material on all sides of the two new buildings. The metal cladding amounts to 66% of each elevation. 2. Section 19.50.070. Monument Graphics. Per the zoning ordinance, the property is allowed one monument street graphic with a maximum of 40 square feet in area and up to 10 feet in height. The applicant is proposing to install a 20 -foot high monument street graphic with 200 square feet in area. The sign would be located along Illinois Route 20 (Villa Street) just east of Shales Parkway. 3. Section 19.50.090. Special Street Graphics. Per the zoning ordinance, the property is allowed two directional street graphic at each driveway access. The directional street graphics must be monument -type street graphics, up to three feet in height, and maximum two square feet each. The applicant is proposing to 'l')e Recommendation & Findings of Fact Petition 06 -17 May I, 2017 maintain the two existing nonconforming freestanding directional street graphics located at the northern access driveway off of Shales Parkway. The existing directional street graphics are eight feet high and maximum 16 square feet in area. Staff finds the proposed architectural metal cladding as an exterior material is appropriate for the two proposed buildings on this property. All other existing buildings on the property already have the same type of vertical metal cladding as the proposed exterior material. At the request of staff, the applicant has agreed to install brick as the base material on all building elevations up to eight feet in height above the grade. The color of the brick will match the brick color of other existing buildings. As such, the two new buildings will match the other existing buildings on site in brick color and metal cladding finish. Staff believes the proposed 20 -foot high monument street graphic with 200 - square feet in area is suitable for this property. With 24.5 acres in area, the property is one of the largest in the southeast side industrial park, and it is located along Illinois Route 20 (Villa Street), a busy arterial street. In addition, Villa Street rises above the grade of the property to cross the adjacent railroad to the east via an overpass. Due to this grade change, a standard 10 -foot high monument sign would not be easily identifiable on the property, which sits much lower than the adjacent roadway. The two existing nonconforming directional graphics proposed to remain are compatible with their surroundings. The access driveway to the property is located along Shales Parkway at the curve in the roadway just north of its intersection with Villa Street. A typical two - square foot directional graphic would be too small to alert the drivers that they are approaching the access driveway to the property. The existing eight -foot high and 16 square feet in area signs serve as an identifier on the east side of the property, and promote a safe flow of traffic in and out of the property. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 06 -17, subject to the following conditions: Substantial conformance to the Development Application and supporting documents submitted by Safety -Kleen Systems, Inc. as applicant and owner, including the following materials: a. Response letter, dated March 30, 2017 from Peter C. Bazos, Esq.; b. Letter from Richard Smith, Vice President of Refurbishment Operations for Clean Harbors, dated March 22, 2017; C. Undated Statement of Purpose and Conformance Rider, received March 30, 2017, including the following exhibits: Exhibit A: The Legal Description; Exhibit B: Plat of Survey, prepared by Haeger Engineering, dated January 16, 2017; -10- Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 Exhibit C: Site Plans including: i. Site Plan, prepared by Haeger Engineering, dated February 22, 2017, last revised March 29, 2017; ii. Building `B" Layout Plan, prepared by K.M.C., dated October 7, 2016, last modified on March 24, 2017; iii. Building `B" Mezzanine Layout Plan, prepared by K.M.C., dated March 16, 2017, last modified on March 24, 2017; iv. Floor Plan Building C, prepared by Cutright Allen Architects, dated April 27, 2015; v. Safety Kleen Concept Elevation plans, prepared by D.Z.A Associates, Inc., dated March 21, 2017; vi. Landscape Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; vii. Landscape Details Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; viii. Tree Preservation Plan, prepared by J. Davito Design, Inc., dated March 7, 2017, last revised March 29, 2017; ix. Safety Kleen Site Improvement Plans, prepared by Haeger Engineering, dated December 1, 2016; x. Safety Kleen Stormwater Pollution Prevention Plan, prepared by Haeger Engineering, dated December 1, 2016; xi. Site Photo Key plan and associated images, prepared by Haeger Engineering, dated February 22, 2016; and xii. Concept Monument Sign plan, prepared by Haeger Engineering, dated March 7, 2017. Exhibit D: The Owners' Disclosure; Exhibit E: The document entitled "Proposed Safety - Kleen Expansion and Renovation Project ", received March 10, 2107. 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. All site engineering plans must be revised to indicate any proposed work on the adjacent railroad property. The applicant shall provide a written approval from the Illinois Central Railroad Company, the owner of the adjacent property to the east, for the proposed work on the adjacent railroad property prior to the issuance of the building permit. The Phase li work, including but not limited to the repair and painting on all elevations of the two southern -most buildings on the property along Villa Street, and completion of all landscaping must be completed by December 31, 2018. 4. The maximum height of a monument graphic cannot exceed twenty (20) feet. Recommendation & Findings of Fact Petition 06 -17 May 1, 2017 5. The maximum surface area of a monument graphic cannot exceed two hundred (200) square feet. 6. The monument street graphic along Villa Street shall be in substantial conformance with the Concept Monument Sign plan, prepared by Haeger Engineering, dated March 7, 2017. The two (2) existing free standing directional street graphics located at the northern driveway access along Shales Parkway with eight feet in height and maximum 16 square feet in area are hereby permitted to remain and be replaced in kind. 8. Compliance with all applicable codes and ordinances. The vote of the Planning & Zoning Commission on the motion to recommend approval of Petition 06 -17 for an amendment to the existing PGI Planned General Industrial District, subject to the conditions outlined by the Community Development Department, was four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/ Robert Siliestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission -12-