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G49-18Ordinance No. G49 -18 AN ORDINANCE RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO PGI PLANNED GENERAL INDUSTRIAL DISTRICT (1717 Gifford Road) WHEREAS, written application has been made to reclassify certain property located at 1717 Gifford Road from GI General Industrial District to PGI Planned General Industrial District; and WHEREAS, the zoning lot with the building containing the premises at 1717 Gifford Road is legally described herein (the "Subject Property "); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on July 2, 2018 following due notice including 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 a planned development as a map amendment from GI General Industrial to 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 July 2, 2018, 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map ", as amended, be and are hereby altered by including in the PGI Planned General Industrial District the following described property: PARCEL 1: LOT 3 AND THE WEST 40 FEET OF LOT 4 IN ELGIN - VICTOR INDUSTRIAL PARK UNIT NUMBER 1, BEING A SUBDIVISION OF PART OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 31, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THE WESTERLY 90 FEET OF THE SOUTH 65 FEET OF LOT 4 IN ELGIN- VICTOR INDUSTRIAL PARK UNIT NO. 1, BEING A SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SECTION 31, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED IN RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS ON DECEMBER 9, 1966 AS DOCUMENT NO. 20019150, EXCEPTING THEREFROM THE WEST 40 FEET, IN COOK COUNTY, ILLINOIS. PARCEL 3: THAT PART OF LOT 4 IN ELGIN - VICTOR INDUSTRIAL PARK UNIT NUMBER 1, BEING A SUBDIVISION OF PART OF THE NORTHEAST QUARTER OF SECTION 31, AND PART OF THE NORTHWEST QUARTER OF SECTION 32, TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 9, 1966 AS DOCUMENT 20019150, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 4; THENCE NORTH 88 DEGREES 36 MINUTES O1 SECOND EAST ALONG THE NORTH LINE OF SAID LOT 4, A DISTANCE OF 40.01 FEET TO THE EAST LINE OF THE WEST 40 FEET OF SAID LOT 4 AS MONUMENTED FOR THE POINT OF BEGINNING; THENCE SOUTH 00 DEGREES 07 MINUTES 02 SECONDS WEST ALONG SAID EAST LINE, 531.12 FEET TO THE NORTH LINE OF THE SOUTH 65 FEET OF SAID LOT 4 AS MONUMENTED; THENCE NORTH 88 DEGREES 43 MINUTES 05 SECONDS EAST ALONG SAID NORTH LINE, 49.75 FEET TO THE EAST LINE OF THE WEST 90 FEET OF SAID LOT 4 AS MONUMENTED; THENCE NORTH 00 DEGREES 07 MINUTES 02 SECONDS EAST ALONG SAID EAST LINE, 531.22 FEET TO THE NORTH LINE OF SAID LOT 4; THENCE SOUTH 88 DEGREES 36 MINUTES O1 SECOND WEST ALONG SAID NORTH LINE, 49.75 FEET TO THE POINT OF BEGINNING; IN COOK COUNTY, ILLINOIS. (commonly known as 1717 Gifford Road). 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 at 1717 Gifford Road which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PGI Planned General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district, subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. 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 Planned General Industrial 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 amended. 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 ", of the Elgin Municipal Code, as amended. 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 Planned General Industrial District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) 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 following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the GI General Industrial District, Section 19.40.330 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses. Those land uses enumerated as similar uses within the GI General Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 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" for GI General Industrial District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application submitted by JIT Packaging, LLC, a Delaware limited liability company, as applicant, and JP Elgin Funding Company, a Delaware limited liability company, as property owner, received March 16, 2018, and supporting documents including: a. Undated Statement of Purpose and Conformance, received May 11, 2018; b. Undated Applicant's Response to Planned Development Standards, received March 13, 2018; c. JIT Packaging Land Bank Parking Expansion Preliminary Stormwater Calculations Summary, dated March 9, 2018; d. ALTA/NSPS Land Title Survey, prepared by Compass Surveying Ltd, dated Aril 29, 2016, last revised June 8, 2016; e. Existing Building Improvements for JIT 1717 Gifford Rd, Sheet No. A -3.0, prepared by Harris Architects Inc., dated May 1, 2015, last revised June 8, 2015; f. Proposed & Existing Parking Area Exhibit, Drawing EX 1, prepared by V3 Companies, dated May 10, 2018; g. Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018; h. Tree Preservation Plan- Overall, Sheet No. LT -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; i. Tree Preservation Plan-North, Sheet No. LT -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; j. Tree Preservation Plan- South, Sheet No. LT -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; k. Tree Survey List & Tree Protection Detail, Sheet No. LT -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; 1. Landscape Plan, Plant List & Calculations, Sheet No. L -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; m. Landscape Plan- North, Sheet No. L -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; n. Landscape Plan- South, Sheet No. L -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; o. Landscape Notes & Details, Sheet No. L -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 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 ordinance or other applicable city ordinances shall supersede and control. 2. At the time of parking lot expansion, or construction of a new fence, all existing chain link fence with barbed wire on top shall be removed from the property. 3. A departure is hereby granted to install a maximum six -foot high, open- design ornamental aluminum fence in the street yards along Gifford Street and West Bartlett Street in substantial conformance to the following: a. Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018. b. Landscape Plan, Plant List & Calculations, Sheet No. L -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; c. Landscape Plan- North, Sheet No. L -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; d. Landscape Plan- South, Sheet No. L -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; e. Landscape Notes & Details, Sheet No. L -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; 4. Compliance with all 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 amended, with the following departures: 1. A departure is hereby granted to permit a total of 293 parking spaces on the property for the existing wholesale packaging supply use on the property. If the demand for parking by the current use exceeds 293 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 shift from the current number of 53 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 packaging supply use, and the location of additional parking shall be in substantial conformance to the Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 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 Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018. 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 ", of the Elgin Municipal Code, as amended. J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics ", of the Elgin Municipal Code, as amended. K. Nonconforming Uses and Structures. In this PGI Planned General Industrial District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52 "Nonconforming Uses and Structures" of the Elgin Municipal Code, as amended. L. Amendments. In this PGI Planned General Industrial District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. 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" of the Elgin Municipal Code, as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PGI zoning district. N. Conditional Uses. In this PGI Planned General Industrial District, conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses ", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PGI zoning district. O. Variations. In this PGI Planned General Industrial District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations ", Chapter 19.12.800 "Authorized Site Design Variations ", and Chapter 19.70 "Variations ", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PGI zoning district. P. 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 ", of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. t)av`1cfj.-K7a ,NfjWor Presented: August 8, 2018 Passed: August 8, 2018 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 8, 2018 Published: August 10, 2018 At st: imberly ewi ity Clerk EXHIBIT A July 2, 2018 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 07 -18, an application by JIT Packaging, LLC, a Delaware limited liability company, as applicant, and JP Elgin Funding Company, a Delaware limited liability company, as property owner, are requesting approval of a Planned Development as a Map Amendment from GI General Industrial District to PGI Planned General Industrial District with departures from (1) 19.45.080, "Table of Required Parking ", specifically to allow a plan for future construction of parking spaces to satisfy the parking requirement, and (2) 19.90.015, "Definitions and Regulations ", specifically to allow a 6 -foot high fence in the street yard, all of which are necessary to establish a plan for future construction of additional parking at the property commonly referred to as 1717 Gifford Road.. The property is zoned GI General Industrial District. GENERAL INFORMATION Petition Number: 07 -18 Property Location: 1717 Gifford Road Requested Action: Planned Development as a Map Amendment Current Zoning: GI General Industrial District Proposed Zoning: PGI Planned General Industrial District Existing Use: Wholesale /warehousing (The Packaging Wholesalers) Proposed Use: No chanize. Wholesale /warehousing Applicant: JIT Packaging, LLC, a Delaware limited liability company Owner JP Elgin Funding Company, a Delaware limited liability company Staff Coordinator: Damir Latinovic. AICP. Senior Planner Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND JIT Packaging, LLC, a Delaware limited liability company, as applicant, and JP Elgin Funding Company, a Delaware limited liability company, as property owner, are requesting approval of a Planned Development as a Map Amendment from GI General Industrial District to PGI Planned General Industrial District with departures from (1) 19.45.080, "Table of Required Parking ", specifically to allow a plan for future construction of parking spaces to satisfy the parking requirement, and (2) 19.90.015, "Definitions and Regulations ", specifically to allow a 6 -foot high fence in the street yard, all of which are necessary to establish a plan for future construction of additional parking at the property commonly referred to as 1717 Gifford Road. -2- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 The GI General Industrial District -zoned property is located in the industrial park on the southeast side of the city. The 20.2 -acre property is located on the east.side of Gifford Road between Gasket Drive on the north and West Bartlett Road on the south. The property is improved with a 481,130 - square foot office and warehouse building and surface parking lots with a total of 293 parking spaces. The property is home to The Packaging . Wholesalers, a wholesale 5 packaging supply company. feet floor area). The property immediately to the north at the northeast corner of Gifford Road and Gasket Drive (North Lot) was previously owned by the applicant and was part of one zoning lot with the subject property. The north lot is improved with a surface parking lot with a total of 159 parking spaces. With the parking facilities on the north lot, the subject property had a total of 452 parking spaces. The property was legal nonconforming regarding parking as the zoning ordinance requires 481 parking spaces for the 481,130 - square foot building on the property (one parking space per 1,000 square In 2014, the applicant sold off the north lot, losing access to the 159 parking spaces, and thereby increasing the parking nonconformity at the property. Proposal Figure 1. Subject property and the North Lot that was sold in 2014 -3- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 To comply with the zoning requirement for parking, the applicant is now requesting approval of a planned development to allow for future construction of additional parking to meet the parking requirement rather than constructing the required parking now. 1717 Gifford Rd — PD Proposal Parking Requirement Existing Parking Future Parkin 481 293 482 The plan for future construction of parking would add 189 parking spaces on the property for a total of 482 parking spaces, which would meet the parking requirement of 481 parking spaces. The applicant is proposing to construct the required parking in the future, because the existing parking far exceeds the company's parking needs. The Packaging Wholesalers currently has a total of 68 employees. The 293 existing parking spaces far exceed the peak shift demand with 53 employees. Per the applicant's proposal, if the existing use on the property expands the building floor area or the number of its employees, it would be required to submit a parking demand study. If the parking demand study demonstrates that additional parking needs to be constructed, the parking would be constructed per the approved plans. Similarly, if a new user wishes to occupy the building in the future, it will be required to submit a parking demand study to demonstrate the existing parking can meet that future company's demand. In each case, staff would review the parking demand study and determine if additional parking must be constructed. As part of the future parking lot expansion, the applicant is proposing to replace the existing seven- -4- �. to ,W f - yY PAR( H Figure 3. Existing parking (blue) and future parking expansion (red) The plan for future construction of parking would add 189 parking spaces on the property for a total of 482 parking spaces, which would meet the parking requirement of 481 parking spaces. The applicant is proposing to construct the required parking in the future, because the existing parking far exceeds the company's parking needs. The Packaging Wholesalers currently has a total of 68 employees. The 293 existing parking spaces far exceed the peak shift demand with 53 employees. Per the applicant's proposal, if the existing use on the property expands the building floor area or the number of its employees, it would be required to submit a parking demand study. If the parking demand study demonstrates that additional parking needs to be constructed, the parking would be constructed per the approved plans. Similarly, if a new user wishes to occupy the building in the future, it will be required to submit a parking demand study to demonstrate the existing parking can meet that future company's demand. In each case, staff would review the parking demand study and determine if additional parking must be constructed. As part of the future parking lot expansion, the applicant is proposing to replace the existing seven- -4- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 foot high chain link fence with barbed wire on top with a new six -foot high open- design ornamental aluminum fence. The proposed parking lot expansion on the south side of the building is located within the street yards along Gifford Road and West Bartlett Road where a maximum four -foot high open design fence is allowed. Therefore, the applicant seeks approval of a departure to allow the construction of the six -foot high fence in the street yards to provide additional security. At the time of the parking lot expansion and fence installation, the applicant would also install new landscaping materials (trees and shrubs) on the exterior of the fence. All proposed landscaping materials meet the landscaping requirements for parking lot screening and serve to soften the impact of the fence on the surrounding properties. The proposed plans include underground stormwater detention facilities and stormwater calculations which demonstrate that the planned facilities meet the stormwater ordinance requirements for the new impervious areas. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the city in 1965. Upon annexation, the property was zoned M2 General Manufacturing District. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. Since its annexation, the property has received several zoning variations. In 1969, the property received a variation from the front yard setback requirements for a 180 foot by 480 foot building addition with loading docks. In 1976, the property received a variation to allow installation of the seven -foot high chain link fence with three feet of barbed wire on top for added security. In 1988, the property received setback variations for the construction of a 40 foot by 49 -foot tuck dock addition on the west side, a two -story addition and a railroad dock addition. In 1992, the property received variations for the interior setback, increase in the maximum floor area and increase in the maximum permitted building coverage for the construction of the two -story office addition on the east side of the building. B. Surrounding Land Use and Zoning. The properties to the north are zoned GI General Industrial District and are improved with a light- industrial building, accessory parking lots and a commercial operations yard. The property to the east is zoned GI General Industrial District but is currently vacant. The properties to the west across Gifford Road are part of Village of Bartlett and are improved with a multi- family townhome subdivision. The property to the south across West Bartlett Road is also part of Village of Bartlett, and is improved with Nature Ridge Elementary School. -5- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 C. Comprehensive Plan. The subject property is designated as Office/Research/Industrial by the City's 2005 Comprehensive Plan and Design Guidelines (the proposed comprehensive plan that was recently recommended for approval by the Planning and Zoning Commission designates the property as Industrial). 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 applicant is proposing establishing the PGI Planned General Industrial District. The purpose of the PGI District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. E. Trend of Development. The subject property is located within the southeast industrial park. Uses that have historically located in the southeast industrial park include both light - industrial and warehousing uses as well as heavy industrial uses such as a motor - vehicle recycling facility and a waste - management transfer station. The subject property is located on the edge of the industrial park with a residential subdivision located to the west and a neighborhood elementary school located immediately to the south. The trend of development in the area is towards establishment of smaller light - industrial or warehousing buildings with large surface parking lots and commercial operations yards for storage of semi - trucks and trailers. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 07 -18 on July 2, 2018. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Map Amendment Review and Written Findings & Recommendation to the Planning & Zoning Commission dated July 2, 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 -6- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 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 20.2 -acre property is improved with a 481,130 - square foot building and 293 accessory parking spaces. The existing parking on site meets the needs of the existing use. The applicant is proposing to construct additional parking in the future to avoid adding more parking that would not be used, but would increase the stormwater runoff. The future construction of parking is engineered to meet the stormwater ordinance requirements with underground stormwater detention facilities. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is served with municipal, sanitary and water services. The applicant is not proposing to make any changes to the existing water and sewer infrastructure at this time. The proposed plans for future construction of parking include proposed stormwater detention facilities east and south of the building. The design of the stormwater detention facilities and related infrastructure would be finalized at the time of new parking lot construction. The existing facilities can adequately serve the current warehousing and distribution use on the property. 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 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 -7- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 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 has access to Gasket Drive on the north, Gifford Road on the west and West Bartlett Road on the south. At this time, the applicant is not proposing to make any changes to the current on -site or off -site vehicular circulation. The proposed plans for parking lot expansion would add 189 parking spaces to the site. All surrounding streets have adequate capacity to absorb additional traffic as a result of future parking lot expansion and would maintain congestion -free vehicular circulation. The existing 293 parking spaces meet and exceed the need of the existing use with only 53 employees during the peak demand shift. Any future use will have to demonstrate the projected parking demand based on the peak demand shift. Additional parking will have to be constructed if the existing use expands, or if any future use is proposed, which would increase the parking demand beyond the existing 293 parking spaces on site. 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 and occupied by a light- industrial/ manufacturing use since the construction of the existing building in the mid- 1960s. However, the parking requirement for the existing use per the zoning ordinance far exceeds the actual parking demand of the exiting wholesale /warehousing use. The proposed planned development district would allow for the existing parking configuration to remain while preserving open areas for future construction of parking if the demand for parking increases by the existing use or a new use on the property. 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 properties to the north and east are zoned GI General Industrial District. The properties to the north are improved with a light- industrial building with a commercial operations yard (general contractor company), while the property to the east is currently vacant. A residential -8- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 subdivision, part of Village Bartlett, is located to the west, and an elementary school, also part of Village of Bartlett, is located to the south. The applicant is seeking approval of a PGI Planned General Industrial District with a plan for future parking construction to meet the zoning ordinance parking requirement. The existing parking configuration meets and exceeds the needs of the existing use on the property. The proposal would not have any negative effect on the surrounding land uses or zoning districts. 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. The applicant is proposing a PGI Planed General Industrial District. The subject property is located within the southeast industrial park. Uses that have historically located in the southeast industrial park include both light- industrial and warehousing uses as well as heavy industrial uses such as a motor - vehicle recycling facility and a waste - management transfer station. The subject property is located on the edge of the industrial park with a residential subdivision located to the west and a neighborhood elementary school located immediately to the south. The trend of development in the area is towards establishment of smaller light- industrial /warehousing buildings with large surface parking lots and commercial operations yards for storage of semi - trucks and trailers. G. Zoning / Planned Development District Standard: The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose of the PGI District is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. With the proposed PGI Planned General Industrial District, the applicant is proposing a future construction of additional parking, if necessary. The establishment of the PGI District will assure the property will remain to be used for general industrial uses and will assure additional parking can be installed if it becomes necessary by the existing use or any future 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 Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 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 proposed comprehensive plan that was recently recommended for approval by the Planning and Zoning Commission designates the property as Industrial). 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 plan for future construction of parking assures adequate land is reserved on the property to construct additional parking should it become necessary. The proposed plan preserves the property for light - industrial /warehousing uses in the future, which is the most appropriate use of the property given its surroundings and the easy access to US Route 20 via Gifford Road and Bluff City Boulevard. 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 to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65. 010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is requesting approval of a planned development as a map amendment. 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 proposed plan for future construction of parking preserves the existing open space on the property. With the proposed construction of additional parking in the future, the property will maintain the existing stormwater runoff rates. When the additional parking is constructed, the applicant, or future user at the -10- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 time, would be required to install the required stormwater infrastructure to control the stormwater runoff rates, and install landscaping to adequately screen the expanded parking lots. No significant watercourses or wetlands are present on the property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. There is only one use on the property and the applicant is not proposing to make any changes to the use or to the site. The existing parking and traffic circulation do not exercise any undue detrimental influence on the surrounding properties. The use and development on the property will continue to be operated with no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.45.080, "Table of Required Parking. The applicant is proposing a plan for future construction of parking to meet future parking demand, should it materialize. The existing use on the property (wholesale /warehousing) is required to have a total of 481 parking spaces. There are 293 parking spaces currently on the property. The proposed plan for future parking construction would bring the total number of parking spaces on site to 482. 2. Section 19.90.015, "Definitions and Regulations ". The applicant is proposing a six -foot high open- design fence in the street yards along Gifford Road and West Bartlett Road, where a maximum four -foot high open- design fence is permitted. Staff finds the proposed departures are appropriate to 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 remaining 293 parking spaces are more than sufficient to meet the need of the existing use on the property, which operates with the peak demand shift of 53 employees. The applicant's plan for future parking lot construction could bring the total number of parking spaces on the property to 482. If the existing use on the property generates more parking demand by adding additional employees or through construction of additional floor area, the use will have to construct the additional parking spaces consistent with -11- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 the approved parking plan. Similarly, 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. The proposed six -foot high, open - design ornamental aluminum fence is more appropriate and more desirable along a street than the existing seven -foot high chain link fence with barbed wire on top. The six -foot high fence provides more security than a code - allowed four -foot high fence. The applicant would add new landscaping and trees along the perimeter of the fence to soften its impact on the surrounding properties. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 07 -18, subject to the following conditions: Substantial conformance to the Development Application submitted by JIT Packaging, LLC, a Delaware limited liability company, as applicant, and JP Elgin Funding Company, a Delaware limited liability company, as property owner, received March 16, 2018, and supporting documents including: a. Undated Statement of Purpose and Conformance, received May 11, 2018; b. Undated Applicant's Response to Planned Development Standards, received March 13, 2018; c. JIT Packaging Land Bank Parking Expansion Preliminary Stormwater Calculations Summary, dated March 9, 2018; d. ALTA/NSPS Land Title Survey, prepared by Compass Surveying Ltd, dated Aril 29, 2016, last revised June 8, 2016; e. Existing Building Improvements for JIT 1717 Gifford Rd, Sheet No. A -3.0, prepared by Harris Architects Inc., dated May 1, 2015, last revised June 8, 2015; f. Proposed & Existing Parking Area Exhibit, Drawing EX 1, prepared by V3 Companies, dated May 10, 2018; g. Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018; h. Tree Preservation Plan- Overall, Sheet No. LT -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; i. Tree Preservation Plan -North, Sheet No. LT -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; j. Tree Preservation Plan- South, Sheet No. LT -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; k. Tree Survey List & Tree Protection Detail, Sheet No. LT -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; -12- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 1. Landscape Plan, Plant List & Calculations, Sheet No. L -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; m. Landscape Plan -North, Sheet No. L -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; n. Landscape Plan- South, Sheet No. L -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; o. Landscape Notes & Details, Sheet No. L -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 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 ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to permit a total of 293 parking spaces on the property for the existing wholesale packaging supply use on the property. If the demand for parking by the current use exceeds 293 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 shift from the current number of 53 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 packaging supply use, and the location of additional parking shall be in substantial conformance to the Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 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 Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018. 3. At the time of parking lot expansion, or construction of a new fence, all existing chain link fence with barbed wire on top shall be removed from the property. 4. A departure is hereby granted to install a maximum six -foot high, open - design ornamental aluminum fence in the street yards along Gifford Street and West Bartlett Street in substantial conformance to the following: a. Preliminary Engineering Plans for JIT Packaging, prepared by V3 Companies, dated March 9, 2018, last revised May 10, 2018. b. Landscape Plan, Plant List & Calculations, Sheet No. L -1.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; -13- Recommendation & Findings of Fact Petition 07 -18 July 2, 2018 c. Landscape Plan -North, Sheet No. L -1.1, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; d. Landscape Plan- South, Sheet No. L -1.2, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; e. Landscape Notes & Details, Sheet No. L -2.0, prepared by Daniel Weinbach & Partners, Ltd., dated February 1, 2018, last revised April 26, 2018; 5. Compliance with all applicable codes and ordinances. The vote of the Planning & Zoning Commission on the motion to recommend approval of Petition 07 -18, subject to the conditions outlined by the Community Development Department, was five (5) yes; zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/ Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission -14- txFiltfll A Aerial /Location Map N N'���////// �g ��CVVVS Map prepared by City of Elgin o 75 150 soo 450 soo Department of Community Development Feet EXHIBIT Zoning Map N w +e 5 Map prepared by City of Elgin 0 200 400 800 1,200 1,600 Department of Community Development Feet Parcel Map N C. A City of Elgin Department of Community Development o ao so tso 240 320 Feet EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 Area Map EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 Bird's Eye View Looking North Bird's Eye View Looking South EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 I. mi� - Building Frontage along Gasket Dr East parking lot along Gasket Dr EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 West Elevation along Gifford Rd West Elevation along Gifford Rd 4 EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 South Elevation along W. Bartlett Rd Existing parking lot south of the building along W. Bartlett Rd EXHIBIT D SITE LOCATION 1717 Gifford Road Petition 07 -18 Existing parking lot on North Lot (northeast corner of Gifford Road and Gasket Drive)