G66-18 Ordinance No. G66-18
AN ORDINANCE
AMENDING PAB PLANNED AREA BUSINESS DISTR CT ORDINANCE NO. G69-14
(550 Toll Gate Road)
WHEREAS, the territory herein described has been •classified in the PAB Planned Area
Business District and is subject to the requirements of Ordin. ce No. G69-14; and
WHEREAS, written application has been made to . 11 end PAB Planned Area Business
District Ordinance No. G69-14 to allow for the construction of. new approximately 60,860-square
foot office and warehouse building with a departure from t e parking requirement in the PAB
Planned Area Business District established by Ordinance No. 69-14; and
WHEREAS, the zoning lot containing the premises at 550 Toll Gate Road is legally
described in Ordinance No. G69-14 (the "Subject Property"); . d
WHEREAS,the Planning and Zoning Commission co iducted a public hearing concerning
said application on October 1, 2018, following due notice incl ding by publication; and
WHEREAS, the Community Development Depart ent and the Planning and Zoning
Commission have submitted their Findings of Fact concernin;, said application; and
WHEREAS, the Community Development Depart ent and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, ois, has reviewed the findings and
recommendations of the Community Development Depart ent and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and .s a home rule unit may exercise any
power and perform any function pertaining to its government . d affairs; and
WHEREAS, zoning, including, but not limited to, thi ordinance granting an amendment
to the PAB Planned Area Business District pertains to the go ernment and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE •ITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of :lgin hereby adopts the Findings of
Fact, dated October 1, 2018, and the recommendations ma.- by the Community Development
Department and the Planning and Zoning Commission, a co.y of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Section 3 G. of Ordinance No. G6'-14, which regulates "Site Design"
in the PAB Planned Area Business District of the Subject Pro 0erty, is hereby amended to include
the following additional conditions within this PAB zoning di.trict:
3. Substantial conformance to the Development pplication submitted by Pancor
Construction&Development,LLC,as applicant, . d RST US,Inc.,as property owner,
received August 13, 2018, and supporting docume fl is including:
a. Statement of Purpose and Conformance 1-tter from Pete Nelson, Pancor
Construction and Development, dated August :, 2018;
b. Boundary and Topographic Survey,prepared b Jacob and Hefner Associates,P.C.,
dated March 1, 2006;
c. Preliminary Building Site Plan,prepared by Si a Architects, dated July 16, 2018;
d. Architectural Site and Landscape Plan, pre s ared by Silva Architects, dated
September 6, 2018, last revised October 9, 201 :;
e. Preliminary Office Space Plan— SP3 R5, prep. ed by Silva Architects, dated June
26, 2018;
f. Preliminary Building Elevations—'R8 Option 1 prepared by Silva Architects,dated
August 2, 2018;
g. South-East View building rendering,prepared .y Silva Architects, dated August 2,
2018; and
h. Study Views building rendering, prepared by Silva Architects, dated August 2,
2018.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this I rdinance or other applicable city
ordinances shall supersede and control.
4. Outdoor parking and storage of semi-trucks or trail•rs is not permitted on the property.
5. Parking by employees, visitors, or semi-trucks o trailers along Toll Gate Road is
prohibited.
6. Compliance with all applicable codes and ordinanc-s.
Section 3. That Section 3 H. of Ordinance No. 469-14, which regulates "Off-street
Parking" in the PAB Planned Area Business District of the S bject Property, is hereby amended
to include the following condition within this PAB zoning dis rict:
1. A departure is hereby granted to permit a total of 21 parking spaces on the property for
the proposed wholesale distributor of metal parts • the property.
If the demand for parking by the current use exc.eds 20 parking spaces available on
the property, either based on the construction of .dditional "floor area" [SR], by the
increase in the number of employees during peak d;mand shift from the current number
of four employees,and/or by adding additional em.loyee shifts,then additional parking
2
spaces shall be constructed to meet the additiona parking demand. The amount of
additional parking shall be determined by a parki g study provided by the existing
wholesale distributor use, and the location of addif s nal parking shall be in substantial
conformance to the Preliminary Building Site Plan,i.repared by Silva Architects,dated
July 16, 2018.
Prior to obtaining a certificate of occupancy,any fu u re use on the property shall submit
a parking supply and demand analysis specifying th- total number of employees during
peak demand shift. If the development administrat•I finds that the parking supply does
not meet the parking demand, additional parking -paces shall be constructed to meet
the parking demand in substantial conformance to he Preliminary Building Site Plan,
prepared by Silva Architects, dated July 16, 2018.
Section 4. That except as amended herein,the use and evelopment of the subject property
shall be controlled pursuant to the provisions of Ordinance No. 69-14. In the event of any conflict
between this ordinance and Ordinance No. G69-14,this ordin.1 ce and associated documents shall
control and prevail.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
A/01,
Davi' J. Kapt/M. dor
Presented: November 7, 2018
Passed: November 7, 2018
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: November 7, 2018
Published: November 8, 2018
Attes :
Kimberly Dewis, Cit erk
3
EXHIBIT A
October 1, 2018
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendations of the Community Development
Department and the Planning & Zoning Commission regarding Petition 35-18 an application by
Pancor Construction & Development, LLC, as applicant, and RST US, Inc., as property owner,
requesting an amendment to the existing PAB Planned Area Bnsiness District Ordinance No.G69-
14 with a departure from Section 19.45.088, "Table of Required Parking", specifically to reduce
the amount of required parking to construct a new industrial ,building at the property commonly
referred to as 550 Toll Gate Road. The property is zoned PAB Planned Area Business District.
GENERAL INFORMATION
Petition Number: 35-18
Property Location: 550 Toll Gate Road
Requested Action: Map Amendment to PAB Planned Area Business District Ordinance
No.
G69-14
Current Zoning: PAB Planned Area Business District established by Ordinance No.
G69-14
Proposed Zoning: No change. PAB Planned Area pusiness District
Existing Use: Vacant, undeveloped
Proposed Use: Wholesale distributor of metal equipment
Applicant: Pancor Construction&Development, LLC
Owner RST US, Inc.
Staff Coordinator: Damir Latinovic, AICP, Senior 'Planner
Recommendation &Findings of Fact
Petition 35-18
October 1, 2018
Exhibits Attached: A. AeriaVLocation Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
LIST OF EXHIBITS ATTACHED
A. Aerial Photo/ Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Amendment Ordinance
BACKGROUND
Pancor Construction & Development, LLC, as applicant, and RST US, Inc., as property owner,
are requesting an amendment to the existing PAB Planned Area Business District Ordinance No.
G69-14 with a departure from Section 19.45.088, "Table of Required Parking', specifically to
reduce the amount of required parking to construct a new industrial building at the property
commonly referred to as 550 Toll Gate Road.
The subject property is located on the north and west sides of the Toll Gate Road curve. The three-
story Quality Inn hotel, zoned AB Area Business District is adjacent to the north, while multi-
tenant and multi-building Leslie Oaks Office and Business Center zoned GI General Industrial
District is located adjacent to the west. Elgin Oaks Business Center is located across Toll Gate
Road to the south and is zoned PAB Planned Area Business District. On the east, the property
enjoys visibility to IL Route 31 with Super 8 hotel further beyond to the east. The 3.8-acre property
is currently vacant and remains undeveloped.
The subject property was zoned PAB Planned Area Business District in 2014 by Ordinance No.
G69-14. At that time, the City approved the development of a spec, 60,000-square foot industrial
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Recommendation &Findings of Fact
Petition 35-18
October 1, 2018
building with 97 parking spaces. The building was situated in the northwest corner of the site with
parking and loading docks on the south and east sides of the building. The spec building was
designed for up to two tenants with one entrance on the south and one entrance on the east side of
the building.
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Figure 21.Development site plan approved in 2014 by Ordinance No. G69-14
Proposal
RST US, Inc., a wholesale distributor of metal components ,for residential barbecue grills, has
recently purchased the property and is seeking an amendment to the previously approved planned
development to construct a new, one-story, 60,860-square foot office and warehouse building. The
proposed amendment would allow the applicant to construct the building with 20 parking spaces
and a land area reserved for 27 additional parking spaces (47 parking spaces total) in the future
should the need for additional parking increase. The 20 parking spaces proposed far exceed the
company's parking needs as it currently employs only four employees and looks to retain similar
staffing levels in the future.
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Recommendation &Findings of Fact
Petition 35-18
October 1, 2018
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I / 1 SITE DATA
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LOT 34 316I ACRES.IBB3035F
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Figure 3.Proposed Site Plan for RST US, Inc.
The general site layout of the proposed development would be the same as 2014 approval. The
building would be situated in the northwest portion of the site with the parking and loading area
located south of the building. The building would have six interior loading docks facing south. A
stormwater detention facility would be located east of the buffing and would be constructed to
meet the stormwater ordinance requirements for the full, expanded parking lot area with 47 parking
spaces. The applicant would install extensive landscaping throughout the site, a new public
sidewalk along Toll Gate Road, including new street trees. The trash enclosure would also remain
in the same location as previously approved, south of the building, with exterior walls matching
the exterior of the building.
The exterior of the building would be constructed with pre-cast concrete panels. The architecture
of the building's south and east elevations would be similar to reflect the building's location on a
corner and to maximize its visibility from IL Route 31 to the east. A steel canopy would be
provided over the main entrance extending to the east along the south elevation to provide
sunshade over the office area windows. Accent light fixtures along the south and east sides of the
building would provide nighttime visual interest.
RST US, Inc. has been located at 1925 Holmes Road in Elgin since 2016.The new facility on Toll
Gate Road would allow the company to expand its capacity and remain in Elgin.
The Community Development Department offers the following additional information:
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Recommendation &Findings of Fact
Petition 35-18
October 1, 2018
A. Property History. The subject property was annexed to the City in 1972 as part of the
1550 North State Street Annexation Upon annexation, the property was zoned B4 General
Business District. In 1973, the property was subdivided as part of North Elgin Industrial
Plaza subdivision In 1992, the property was reclassified to AB Area Business District as
part of the comprehensive amended to the zoning ordinance. In 2014, a planned
development for a 60,000-square foot industrial spec building was approved by Ordinance
No. G69-14 establishing the current PAB Planned Area Business District. The property,
however, remains vacant and undeveloped.
B. Surrounding Land Use and Zoning. The subject property is located on the north and
west sides of the Toll Gate Road curve. The three-story Quality Inn hotel, zoned AB Area
Business District is adjacent to the north, while multi-tenant and multi-building Leslie Oaks
Office and Business Center zoned GI General Industrial District is located adjacent to the
west. Elgin Oaks Business Center is located across Toll Gate Road to the south and is zoned
PAB Planned Area Business District. On the east, the property enjoys visibility to IL Route
31 with a Super 8 hotel zoned AB Area Business District further beyond to the east.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan and Design Guidelines due to is visibility from IL Route
31. Located along the City's heavily traveled corridors and intersection, Corridor
Commercial areas provide retail services to both local and regional consumer bases. These
areas contain a mix of retail from large community centers with multiple tenants to smaller
stand-along businesses. Corridor Commercial areas are the most widely accommodating
and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented
by nature but should also be enhanced to be pedestrian-friendly.
D. Zoning District. The purpose and intent of this PAB zoning district is to provide a planned
commercial, office, and industrial environment, subject to the provisions of Chapter 19.60
Planned Developments, of the Elgin Municipal Code, The list of pernutted, conditional,
and similar uses with this PAB District established by Ordinance No. G69-14 is a hybrid
of peimitted uses from the AB Area Business and GI General Industrial zoning districts
that is generally the same as the PAB District located across the street to the south that was
established in 2010. The hybrid zoning classification is the most appropriate considering
the trend of industrial development along Toll Gate Road, but also sensitive to the location
of the property with visibility along IL Route 31.
E. Trend of Development. The subject property is located along I-90 corridor. The property
also enjoys great visibility from IL Route 31, but lacks direct access to IL Route 31. The
trend of development along Toll Gate Road is that of one-story industrial, office, and
warehouse buildings and uses which benefit from close proximity and great access to I-90.
Most developments to the east along IL Route 31 are more commercial in nature and
include several hotels, a BP gas station with a convenience store, and several restaurants.
- 5 -
Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 35-18 on October 1, 2018. Testimony was presented at the
public hearing in support of and against the application. The Community Development Department
submitted a Development Application Review and Written Findings & Recommendation to the
Planning &Zoning Commission dated October 1, 2018.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
For consideration by the Planning & Zoning Commission, the Community Development
Department offers the below findings regarding the application against the standards for a map
amendment outlined within § 19.55.030, and a planned development outlined in § 19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, sig icant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 3.8-acre property is currently vacant an unimproved. The
property does not have any significant natural features including topography, watercourses,
and vegetation. The proposed building would be situated in the northwest portion of the
site with its parking area directly to the south. A surface stormwater detention would
primarily occupy the eastern portion of the site. Extensive landscaping would be added
throughout the site with new street trees along Toll Gate Road.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control lacmlities.
The applicant is proposing to connect to the existing municipal, sanitary, and water services
located in Toll Gate Road. Existing utilities have adequate capacity to service the proposed
building.
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Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
The applicant would construct a new surface stormwater detention facility on the eastern
portion of the site. The proposed stormwater detention would be designed and constructed
to meet the stormwater ordinance requirements of the entire parking lot area when
expanded to 47 parking spaces. The proposed development would meet all requirements
of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of t e subject property for the intended
zoning district with respect to the provision of saf and efficient on-site and off-site
vehicular circulation designed to minimize traffic con estion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should 'not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR] system.
2. The number of locations for vehicular access to or om a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion.
The proposed development would have only one full access driveway to Toll Gate Road
on the south side of the property. Based on the number of employees and frequency of
deliveries, the proposed development will have a minimal impact on the current traffic
patterns in the neighborhood. The area will maintain congestion-free traffic circulation.
The proposed 60,000-squre foot office and warehouse facility is required to provide a total
of 67 parking spaces. The applicant is requesting approval of a departure from the parking
requirement to construct 20 parking spaces, and preserve an area of land for construction
of additional 27 parking spaces (for total of 47 parking spaces) in the future, should
additional need for parking materialize in the future. The applicant has only four employees
and plans to maintain similar staffing level in the finale. No outdoor storage (parking) of
semi-trucks or trailers would be permitted. With the proposed 20 parking spaces, the
property would meet its parking demand and would not have any negative effect on the
surrounding properties in the area.
- 7 -
Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
D. Zoning History Standard. The suitability of the subj ct property for the intended zoning
district with respect to the length of time the property h s remained undeveloped or unused
in its current zoning district.
Findings. The property is suitable for the intended zoning district with respect to the length
of time the property has remained undeveloped or unused in its current zoning district. The
subject property was annexed to the City in 1972.Upon,annexation, the property was zoned
B4 General Business District. In 1992, the property was reclassified to AB Area Business
District as part of the comprehensive amended to the zoning ordinance. In 2014, a planned
development for a 60,000-square foot industrial spec building was approved by Ordinance
No. G69-14 establishing the current PAB Planned Area Business District. The property
however remains vacant and undeveloped. The pro sed development is substantially
consistent with the development plan approved by Ordnance G69-14.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The subject property
is located on the north and west sides of the Toll Gate Road curve. The three-story Quality
Inn hotel, zoned AB Area Business District is adjacent to the north, while multi-tenant and
multi-building Leslie Oaks Office and Business Center zoned GI General Industrial District
is located adjacent to the west. Elgin Oaks Business Center is located across Toll Gate
Road to the south and is zoned PAB Planned Area 13usiness District. On the east, the
property enjoys visibility to IL Route 31 with Super 8 hotel zoned AB Area Business
District further beyond to the east.
The proposal would not have any negative effect on the surrounding land uses or zoning
districts.
F. Trend of Development Standard. The suitability oft e subject property for the intended
zoning district with respect to consistency with an exi ting pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located along the I+90 Tollway corridor. The property
also enjoys great visibility from IL Route 31, but lacks direct access to IL Route 31. The
trend of development along Toll Gate Road is that Of one-story industrial, office, and
warehouse buildings and uses which benefit from close!,proximity and great access to I-90.
Most developments to the east along IL Route 31 are more commercial in nature and
include several hotels, a BP gas station with a convenience store, and several restaurants.
- 8 -
Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
The proposed development with a wholesale office and warehouse use is consistent with
the existing trend of development along Toll Gate Road
G. Zoning /Planned Development District Standard: The suitability of the subject property
for the intended zoning district with respect to con rmance to the provisions for the
purpose and intent, and the location and size of a zoni g district.
Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and int4nt and the location and size of the
zoning district. The applicant is not proposing to amend the list of allowable uses within
this PAB District. The proposed wholesale distribution of metal equipment use is a
permitted use on the property. The purpose and intent of this PAB zoning district is to
provide a planned commercial, office, and industrial environment, subject to the provisions
of Chapter 19.60 Planned Developments, of the Elgin Municipal Code. The list of
permitted, conditional, and similar uses with this PAIS District established by Ordinance
No. G69-14 is a hybrid of permitted uses from the AB Area Business and GI General
Industrial zoning districts that is generally the same as the PAB District located across the
street to the south that was established in 2010.The hybjrid zoning classification is the most
appropriate considering the trend of industrial development along Toll Gate Road,but also
sensitive to the location of the property with visbility' along IL Route 31. The proposed
development is substantially consistent with the development plan approved by Ordinance
No. G69-14.
j;
H. Comprehensive Plan Standard. The suitability of th subject property for the intended
zoning district with respect to conformance to the g ls, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals, objectives, and policies of th$ Official Comprehensive Plan. The
subject property is designated as Corridor Commercial by the City's 2018 Comprehensive
Plan and Design Guidelines due to is visibility from IL Route 31. Located along the City's
heavily traveled corridors and intersection, Corrido 1 Commercial areas provide retail
services to both local and regional consumer bases. Thee areas contain a mix of retail from
large community centers with multiple tenants to small r stand-along businesses. Corridor
Commercial areas are the most widely accommodating and ranging commercial areas
within the city. Corridor Commercial areas are auto-oriented by nature but should also be
enhanced to be pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
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Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
to the provision for the purpose and intent of planned evelopments and with respect to the
provisions of section 19.65.010 of the zoning ordinan . No conditional use for a planned
development should be granted for the sole purpose of troducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is requesting approval of a map
amendment to the existing planned development.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The 3.8-acre property is currently vacant and
unimproved. The property does not have any significant natural features including
topography, watercourses, and vegetation. The proposed building would be situated in the
northwest portion of the site with its parking and loading area directly to the south. A
surface stormwater detention facility would occupy the eastern portion of the site.
Extensive landscaping would be added throughout the site with new street trees along Toll
Gate Road.
K. Internal Land Use. The suitability of the subject roperty for the intended planned
development with respect to the land uses permitted wr hin the development being located,
designed, and operated so as to exercise no undue det imental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The applicant is not proposing any changes to the existing list of allowable uses.
The proposed wholesale distribution of metal equipment use is a permitted use within this
PAB District. The proposed use is also similar to other' office, warehousing, and industrial
uses along Toll Gate Road. The development will include a surface stormwater detention
facility which meets the stormwater ordinance requirements. With 20 parking spaces
proposed and only four employees, the facility will meet its parking demand. The proposed
development will not have any undue negative effect on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
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Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
1. Section 19.45.080, "Table of Required Parking". The proposed building is required to
provide a total of 67 parking spaces (one parking space per 250 square feet of office floor
area, plus one parking space per 1,000 square feet of warehouse floor area). The applicant
is proposing to construct 20 parking spaces and reserve an area of land for future
construction of additional 27 parking space (total of 47 parking spaces) to meet the future
parking demand, should it materialize.
Staff finds the proposed departure is appropriate and will avoid unnecessary construction of
additional impervious areas for parking which is not needed, but would result in additional
stormwater runoff and loss of green space. The applicant has demonstrated that the proposed 20
parking spaces are more than sufficient to meet the need of the proposed use, which operates with
only four employees and plans to maintain that staffing level in the future.
The applicant's plan for future parking lot expansion could bring the total number of parking
spaces on the property to 47. This represents a parking requirement of one parking space per 250
square feet of office floor area, plus one parking space per 1,500 square feet of warehouse floor
area(rather than one parking space per 1,000 square feet of warehouse floor area). This has become
a fairly standard parking departure for warehouse uses. The City most recently approved the same
one parking space per 1,500 square feet of warehouse floor area parking requirement for the
planned development at the northwest corner of Big Timber Road and N. Randall Road. The
proposed stormwater detention facility will be designed and constructed to meet the stormwater
ordinance requirements for the full, expanded parking lot layout.
Any new use on the property in the future will have to submit a parking supply and demand
analysis demonstrating there is adequate parking supply for the proposed use. If a new use requires
more parking than what currently exists, the new use will have', to construct additional parking per
the approved plans
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 35-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Pancor
Construction & Development, LLC, as applicant, and RST US, Inc., as property owner,
received August 13, 2018, and supporting documents including:
a. Statement of Purpose and Conformance letter from Pete Nelson, Pancor Construction
and Development, dated August 8, 2018;
b. Boundary and Topographic Survey, prepared by Jacob and Hefner Associates, P.C.,
dated March 1, 2006;
c. Preliminary Building Site Plan, prepared by Silva Architects, dated July 16, 2018;
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Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
d. Architectural Site and Landscape Plan, prepared bj Silva Architects, dated September
6, 2018, last revised September 26, 2018;
e. Preliminary Office Space Plan - SP3 R5, prepared!by Silva Architects, dated June 26,
2018;
f Preliminary Building Elevations — R8 Option 1, prepared by Silva Architects, dated
August 2, 2018;
g. South-East View building rendering, prepared by Silva Architects, dated August 2,
2018; and
h. Study Views building rendering, prepared by Silva Architects, dated August 2, 2018.
In the event of any conflict between such documents and the terns of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control
2. A departure is hereby granted to permit a total of 20 parking spaces on the property for the
proposed wholesale distributor of metal parts on the property.
If the demand for parking by the current use exceeds'20 parking spaces available on the
property, either based on the construction of additional "floor area" [SR], by the increase
in the number of employees during peak demand shill from the current number of four
employees, and/or by adding additional employee shifts, then additional parking spaces
shall be constructed to meet the additional parking demand. The amount of additional
parking shall be determined by a parking study provided by the existing wholesale
distributor use, and the location of additional parking shall be in substantial conformance
to the Preliminary Building Site Plan, prepared by Silva Architects, dated July 16, 2018.
Prior to obtaining a certificate of occupancy, any future use on the property shall submit a
parking supply and demand analysis specifying the total number of employees during peak
demand shift. If the development administrator finds that the parking supply does not meet
the parking demand, additional parking spaces shall be constructed to meet the parking
demand in substantial conformance to the Preliminar' Building Site Plan, prepared by
Silva Architects, dated July 16, 2018.
3. Outdoor parking and storage of semi-trucks or trailers is not permitted on the property.
4. Parking by employees, visitors, or semi-trucks or trailers along Toll Gate Road is
prohibited.
5. Compliance with all applicable codes and ordinances.
- 12 -
Recommendation & Findings of Fact
Petition 35-18
October 1, 2018
The vote of the Planning &Zoning Commission on the motion',to recommend approval of Petition
35-18, subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0)
abstentions. One member was absent.
Respectfully Submitted,
s/ Robert Sijestrom
Robert Siljestrom, Chairman
Planning &Zoning Commission
s/ Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning &Zoning Commission
- 13 -
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EXHIBIT A Aerial/Location Map
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0 100 200 400 600 800
Map prepared by City of Elgin Feet
Department of Community Development
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Petition 35-18 • . a i._L.
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Legend
ORC1 Residence Conservation 1 i
ORC2 Residence Conservation 2 — --.
ORC3 Residence Conservation 3 I •
OPRC Planned Residence Conservation Atte Rd _ I I I
OSFR1 Single Family Residence 1 - ------_
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OPSFR1 Planned Single Family Residence 1 I \ ` _
OSFR2 Single Family Residence 2 ',' - __-------
OPSFR2 Planned Single Family Residence 2 ��
OTRF Two Family Residence /\
OPTRF Planned Two Family Residence - � I
O MFR Multiple Family Residence - -- ---- ,p
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ORB Residence Business p O
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-PCC Planned Center City •
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
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MIGI General Industrial 90 �90 •
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-PGI Planned General Industrial
-CI Commercial Industrial I-90E From IL 31S � 1
I. Community Facility
-PCF Planned Community Facilitylik---
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EXHIBIT B Zoning Map N-air'W-a� E
S
Map prepared by City of Elgin 0 87.5 175 350 525 700
Feet
Department of Community Development
Subject Property1
550 Tollgate Rd.
Petition 35-18
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0334303014
LC
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EXHBIIT C Parcel Map
City of Elgin 0 20 40 80 120 160
Department of Community Development sioN=immo===moFeet
EXHIBIT D
SITE LOCATION
550 Toll Gate Road
Petition 35-18
-
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Bird's Eye View Looking West
EXHIBIT D
SITE LOCATION
550 Toll Gate Road
Petition 35-18
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Subject property looking west
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Subject property lookin: north
EXHIBIT D
SITE LOCATION
550 Toll Gate Road
Petition 35-18
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Holiday Inn hotel to the east
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Quality Inn hotel to the forth
EXHIBIT D
SITE LOCATION
550 Toll Gate Road
Petition 35-18
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Office park to the south
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Office park adjacent to the west