G67-18 Ordinance No. G67-18
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE PSFR2 PLANNE I SINGLE FAMILY RESIDENCE
DISTRICT AND PGI PLANNED GENERAL IND I STRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRI- L DISTRICT
(1451 Sheldon Drive)
WHEREAS, written application has been made to re lassify certain property located at
1451 Sheldon Drive from PSFR2 Planned Single Family Re sidence District and PGI Planned
General Industrial District to a new PGI Planned General Ind strial District; and
WHEREAS, the zoning lot containing the premises at 1451 Sheldon Drive is legally
described herein(the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission co II ducted 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, subjec I to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Ill nois, 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 governmen and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from PSFR2 Planned Sing e Family Residence District and PGI
Planned General Industrial District to a new PGI Planned teneral Industrial District pertains to
the government 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 e by the Community Development
Department and the Planning and Zoning Commission, a cspy of which is attached hereto and
made a partby hereof reference as Exhibit
A.
Section 2. That Chapter 19.07 Zoning Districts, S tion 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 Dis rict Map", as amended, be and are
hereby altered by including in the PGI Planned Gene al Industrial District the following
described property:
THAT PART OF SECTION 20, TOWNSHIP 41 N Ii RTH, RANGE 9 EAST OF THE
THIRD PRINCIPAL MERIDIAN DESCRIBED AS F•LLOWS: COMMENCING AT A
POINT IN THE CENTER LINE OF U.S. ROUTE 20 HERE THE EAST LINE OF THE
WEST '/2 OF THE SOUTHWEST '/4 OF SAID S CTION 20 INTERSECTS SAID
CENTER LINE: THENCE SOUTHEASTERLY AL O NG SAID CENTER LINE 52.40
FEET TO THE EASTERLY LINE OF A TRACT OF LAND CONVEYED TO PUBLIC
SERVICE COMPANY OF NORTHERN ILLINOIS OW THE COMMONWEALTH
EDISON COMPANY) BY DOCUMENT NO. 9'42306; THENCE NORTHERLY
ALONG SAID EASTERLY LINE, 114.22 FEE ; THENCE NORTHEASTERLY
ALONG SAID EASTERLY LINE 76.81 FEET TO THE NORTHERLY LINE OF A
TRACT OF LAND DEDICATED FOR HIGHWA PURPOSES BY DOCUMENT
NUMBER 17993033; THENCE SOUTHEASTER Y ALONG SAID NORTHERLY
LINE, 41.55 FEET TO A LINE 40.0 FEET EASTELY OF (MEASURED AT RIGHT
ANGLES THERETO) AND PARALLEL WITH T E EASTERLY LINE OF LANDS
CONVEYED BY DOCUMENT NUMBER 954230; THENCE NORTH 02° 44' 50"
EAST ALONG SAID EASTERLY LINE TO A PO T ON THE NORTH RIGHT OF
WAY LINE OF SHALES PARKWAY, 411.91 FEE TO A POINT OF BEGINNING;
THENCE NORTH 02°44' 50"EAST, CONTINUIN 1. ALONG SAID EASTERLY LINE
1314.98 FEET TO THE SOUTHERLY LINE o F LOT "C" IN SECTION 20,
ACCORDING TO THE PLAT FILED WITH THE COMMISSIONER'S REPORT IN
PARTITION IN CASE NO. 19700 IN THE CIRC IT COURT OF COOK COUNTY,
ILLINOIS; THENCE SOUTH 84°42' 05"EAST,AL•NG SAID SOUTH LINE OF LOT
"C", 1563.43 FEET TO THE WESTERLY RIGHT OF WAY LINE OF THE ELGIN
JOLIET AND EASTERN RAILROAD; THENCE S li UTH 07° 06' 36" WEST, ALONG
SAID RIGHT OF WAY LINE, 954.48 FEET, THEA CE NORTH 82° 54' 11" WEST,
924.90 FEET;THENCE SOUTH 07°03' 00"WEST, 18.47 FEET;THENCE NORTH 82°
54' 11" WEST 67.88 FEET; THENCE SOUTH 07° 15' 48" WEST, 300.00 FEET TO A
POINT OF CURVATURE; THENCE SOUTHWES ERLY ALONG THE ARC OF A
CIRCLE BEING CONVEX SOUTHEASTERLY A D HAVING A RADIUS OF 173.24
FEET,AN ARC DISTANCE OF 106.34 FEET TO A I'OINT OF TANGENCY;THENCE
SOUTH 42° 16' 04" WEST, 129.35 FEET TO A P U INT OF CURVATURE; THENCE
SOUTHWESTERLY ALONG AN ARC OF A CIRCLE, BEING CONVEX
SOUTHEASTERLY AND HAVING A RADIUS 0 75.00 FEET, AN ARC DISTANCE
OF 113.90 FEET (THE CHORD OF WHICH BEAR. 65° 45' 55" WEST, 103.26 FEET)
TO A POINT OF CURVATURE; THENCE NORT WESTERLY ALONG AN ARC OF
A CIRCLE, BEING CONVEX SOUTHWESTER AND HAVING A RADIUS OF
341.56 FEET,AN ARC DISTANCE OF 26.85 FEET(THE CHORD OF WHICH BEARS
NORTH 53° 02' 31" WEST, 26.84 FEET) TO A OINT OF TANGENCY; THENCE
2
NORTH 55° 17' 38" WEST, 270.10 FEET TO THE 'OINT OF BEGINNING, BEING
SITUATED IN THE CITY OF ELGIN, COOK CO TY, ILLINOIS.
(commonly known as 1451 Sheldon Drive).
Section 3. That the City Council of the City of Elgi hereby grants the rezoning from
PSFR2 Planned Single Family Residence District and PGI Pl.; ed General Industrial District to
PGI Planned General Industrial District at 1451 Sheldon Drive, 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 environmen for those industrial uses that do not
require the location or environment of an I RI zoning district, subject to the
provisions of Chapter 19.60"Planned Develop ents"of the Elgin Municipal Code,
as amended. This PGI zoning district is mot similar to, but departs from the
standard requirements of the GI zoning district
B. Supplementary Regulations. Any word or p ase contained herein, followed by
the symbol"[SR]", shall be subject to the defin tions and the additional interpretive
requirements provided in Chapter 19.90"Supp ementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion o such symbol shall not exempt such
word or phrase from the applicable supplemen ary regulation.
C. General Provisions. In this PGI Planned Ge eral Industrial District, the use and
development of land and structures shall be • bject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PGI P1. ed General Industrial District, the
use and development of land and structures •hall be subject to the provisions of
Chapter 19.07 "Zoning Districts", of the Elgi Municipal Code, as amended.
E. Location and Size of District. PGI Planned eneral Industrial Districts should be
located in substantial conformance to the offic al comprehensive plan. The amount
of land necessary to constitute a separate PG I Planned General Industrial District
exclusive of rights of way, but including adjo'i ing land or land directly opposite a
right of way shall not be less than two (2) ac es. 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 Gener•l Industrial District, the use and
development of land and structures shall be .ubject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal ode, as amended. The following
enumerated "land uses" [SR] shall be the on y land uses allowed as a "permitted
use" [SR], as a "conditional use" [SR], or ;s a "similar use" [SR] in this PGI
Planned General Industrial District:
1. Permitted Uses. Those land uses enume ated as permitted uses within the GI
3
General Industrial District, Section 19.40 330 A., Land Use, of the Elgin
Municipal Code, as it may be amended fro i time to time.
2. Conditional Uses. Those land uses enume gated as conditional uses within the
GI General Industrial District, Section 19.'0.330 B., Land Use, of the Elgin
Municipal Code, as it may be amended fro time to time.
3. Similar Uses.Those land uses enumerated . similar uses within the GI General
Industrial District, Section 19.40.330 C., and Use, of the Elgin Municipal
Code, as it may be amended from time to ti e.
G. Site Design. In this PGI Planned Genera Industrial District, the use and
development of land and structures shall be s bject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal C I de, as amended, Section 19.40.335
"Site Design" for GI General Industrial Distri t, of the Elgin Municipal Code, as
amended, except as provided within this s:ction, and shall be in substantial
conformance with the following documents:
1. Substantial conformance to the Developm.nt Application submitted by Equity
Trust Co. Custodian FBO Paul Swanson, a. applicant, and Cheder Elgin, LLC,
as property owner, received April 10, 2018, and supporting documents a
including:
a. Undated Planned Development State ent of Purpose and Conformance,
received March 28, 2018;
b. Letter from Peak Construction Co 'oration RE: 1451 Sheldon Dr.
Development Statement of Purpose, d. ed August 6, 2018;
c. Plat of Survey, prepared by Morriso Surveying Co., dated January 20,
2005;
d. Site Plan, prepared by Harris Architec u•, Inc., dated September 26, 2018;
e. Concept Elevations, prepared by H. 's Architects, Inc., dated July 27,
2018, last revised September 12, 2018, with such further revisions as
required by the Community Develop -nt Director;
f. Building Floor Plan, prepared by H. is Architects, Inc., dated September
24, 2018, with such further revisio, s as required by the Community
Development Director;
g. Sheldon Drive Development Prelimin.+ Site Improvement Plans,prepared
by Haeger Engineering, dated Augu' 3, 2018, last revised October 25,
2018, with such further revisions as re'uired by the City Engineer;
h. Photometric Plan, for Elgin Wareho se Spec Building Elgin, Illinois for
Peak Construction, dated July 30, 2118, with such further revisions as
required by the Community Develop ent Director;
i. Lighting specifications for D-Series Size 2 LED Area Luminaire by
Lithonia Lighting, received Septembe 24, 2018;
j. Shales Pkwy. and Sheldon Dr. Int:i section Plan, prepared by Haeger
Engineering, dated August 3, 2018, 1. t revised September 26, 2018, with
4
such further revisions as required by the City Engineer;
k. Vegetative Type Map letter, dated Janu; 31, 2018, prepared by Todd R.
Sinn, Urban Forest Management, Inc.;
1. Vegetative Sample Plots letter, dated .eptember 10, 2018, prepared by
Todd R. Sinn, Urban Forest Manageme•t, Inc.;
m. Conservation Easement, prepared by R chard L. Heimberg, Esq., received
May 25, 2018;
n. Undated Watermain @ Sheldon Dr pl. , received March 28, 2018; and
o. Watermain and Sanitary Sewer Plat of asement, prepared by U.S. Shelter
Group, Inc., dated August 21, 1997.
In the event of any conflict between suc documents and the terms of this
ordinance or other applicable city ordinan es, the terms of this ordinance or
other applicable city ordinances shall super.ede and control.
2. The applicant shall record a conservation easement over those areas labeled
"Area-A", "Area -B", "Area -C", and "• rea-D" on the Tree Conservation
Exhibit, prepared by Haeger Engineering, dated September 10, 2018, and in
substantial compliance with the Conservat on Easement, prepared by Richard
L. Heimberg, Esq., received May 25, 201 , prior to any work on the Subject
Property. Also, the applicant shall inst.11 the tree preservation measures
required by the zoning ordinance around any conservation area and/or any
individual tree required to be saved prior t. any work on the Subject Property.
3. The "Conservation Easement" shall be m.dified to include conservation area
maintenance provisions, as required by the Development Administrator.
4. The applicant shall construct improvem-nts to the intersection of Shales
Parkway and Sheldon Drive as shown on he "Shales Pkwy. and Sheldon Dr.
Intersection Plan",prepared by Haeger En tineering, dated August 3,2018, last
revised September 26,2018, with such fu d er revisions as required by the City
Engineer,including a sidewalk along the s.uth side of Sheldon Drive to the east
right-of-way line of Shales Parkway. The .pplicant shall make every effort to
secure the necessary property, or ri:hts to use said property, from
Commonwealth Edison to effect these im• ovements.
Prior to the issuance of a building permit for the Subject Property,the owner of
the Subject Property shall dedicate to the ity of Elgin a 60-foot wide area of
land and record a plat of right-of-way de•ication for a future access driveway
from Shales Parkway to the Safety-Kleen property located at 1502-1506 Villa
Street ("Safety-Kleen Property") in subs antial conformance to the "Plat of
Dedication", prepared by Haeger Engi eering, dated November 1, 2018,
received November 2, 2018 (the "Plat o l Dedication"). The owner shall be
provided an easement on such dedicated 60-foot right-of-way pursuant to an
easement agreement between the city and the owner of the Subject Property in
a form approved by the corporation cou sel for the purpose of allowing the
5
owner to construct and maintain stormw:ter improvements benefiting the
Subject Property as depicted in the final -ngineering plans for the Subject
Property approved by the city engineer.
If a future driveway access from the Safety Kleen Property to Shales Parkway
through the dedicated portion of land is fo and to be necessary and is to be
constructed,the City of Elgin or such other :overnmental authority constructing
such roadway improvements may terminate the easement pursuant to the terms
of the easement agreement to be entered int• between the city and the owner of
the Subject Property, and the owner of the Subject Property shall permit and
otherwise grant the necessary access to all e w the redesign and reconfiguration
of the stormwater detention facility and ass•ciated stormwater infrastructure for
the Subject Property outside of the dedicat;d right-of-way land area. The cost
of such redesign and reconfiguration of th- stormwater detention facility and
associated stormwater infrastructure for the Subject Property shall be borne by
third parties other than the owner of the Su.ject Property. It is the intent of this
planned development that the relocated stormwater detention and related
stormwater infrastructure, and any new nec-ssary stormwater detention facility
and related infrastructure for the new acces driveway between Shales Parkway
and the Safety-Kleen Property, should b: provided within Shales Parkway
right-of-way and/or on the Safety-Kleen property.
5. Departure is hereby granted to construct . commercial operations yard in the
street yard north of the building in subs . tial conformance to the Sheldon
Drive Development Preliminary Site Impr.vement Plans, prepared by Haeger
Engineering, dated August 3, 2018, last r:vised October 25, 2018, with such
further revisions as required by the City E gineer.
6. Departure is hereby granted to allow a co mercial operations yard in the street
yard along Sheldon Drive in substantial onformance to the Sheldon Drive
Development Preliminary Site Improve ent Plans, prepared by Haeger
Engineering, dated August 3, 2018, last r-vised October 25, 2018, with such
further revisions as required by the Ci y Engineer, without a fence and
landscape screening. The proposed tre; conservation "Area-B" shall be
maintained to serve as screening of the co mercial operations yard north of the
building.
7. Departure is hereby granted to install a aximum six-foot high, open-design
ornamental aluminum fence in the str-et yard along Sheldon Drive in
substantial conformance to the Site Plan, prepared by Harris Architects, Inc.,
dated September 26, 2018, with such her revisions as required by the
Community Development Director.
8. A public sidewalk connecting the buildi : entrance at the northeast corner of
the building with the proposed public side alk along the south side of Sheldon
Drive shall be constructed along the easte I access driveway should the facility
have more than one tenant, and prior t the issuance of the Certificate of
6
Occupancy for the second tenant in the buil"ing.
9. Compliance with all applicable codes and o dinances.
H. Off Street Parking. In this PGI Planned G: eral Industrial District, off-street
parking shall be subject to the provisions of Ch.pter 19.45 "Off Street Parking",of
the Elgin Municipal Code, as amended, and shall be subject to the following
condition:
1. Departure is hereby granted to permit a t•tal of 372 parking spaces on the
property for a warehouse and/or distributio I use on the property.
At the time of occupancy permit review, t e applicant must specify the total
number of employees during the peak de . d shift. The parking requirement
for a warehouse and/or distribution use s all be one parking space per 1.5
employees during the peak demand shift or one parking space per 1,000 square
feet of floor area, whichever is greater,but of to exceed 619 parking spaces. If
the development administrator finds that t e parking supply does not meet the
parking demand, additional parking spac:s shall be constructed to meet the
parking demand in substantial conformanc: to the Sheldon Drive Development
Preliminary Site Improvement Plans, prep:red by Haeger Engineering, dated
August 3, 2018, last revised October 25, -018, with such further revisions as
required by the City Engineer.
Off Street Loading. In this PGI Planned G-neralIndustrial District, off-street
loading shall be subject to the provisions of Ch:Ater 19.47 "Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PGI Planned General Industrial P istrict, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the algin Municipal Code, as amended.
K. Nonconforming Uses and Structures. In t is PGI Planned General Industrial
District, nonconforming uses and structures slhall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Strui tures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PGI Planned Gener.l 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 Planne• General Industrial District, the use
and development of the land and structures •hall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned developme may be requested by the property
owner without requiring an amendment to thi• PGI zoning district.
7
N. Conditional Uses. In this PGI Planned General Industrial District,conditional uses
shall be subject to the provisions of Chapter 19.+.5 "Conditional Uses", of the Elgin
Municipal Code, as amended. A conditional us- may be requested by the property
owner without requiring an amendment to this 'GI zoning district.
0. Variations. In this PGI Planned General Ind strial 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, . amended. A variation may be
requested by the property owner without re. iring an amendment to this PGI
zoning district.
P. Appeals. Any requirement, determination, o i interpretation associated with the
administration and enforcement of the provisio s of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Ap s eals", 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.
Davis J. Kap P', M or
Presented: November 7, 2018
Passed: November 7, 2018
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: November 7, 2018
Published: November 8, 2018 - - ti 4.
ALUs :
Kimberly Dewis, Cityer
8
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 recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 12-18 an application by
Equity Trust Co. custodian FBO Paul Swanson, as applicant, and Cheder Elgin, LLC, property
owner, are requesting approval of a Planned Development as a Map Amendment from PSFR2
Planned Single Family Residence District and PGI Planned General Industrial District to a new
PGI Planned General Industrial District with departures from (1) 19.45.080, "Table of Required
Parking", specifically to reduce the number of parking spaces required, (2) 19.90.015,`Definitions
and Regulations", and 19.12.600, "Obstructions in Yards", specifically to allow a commercial
operations yard in the street yard, and (3) 19.90.015, "Definitions and Regulations", specifically
to allow a commercial operations yard without a fence and landscape screening, all of which are
necessary to construct a new 477,115-square foot office and,warehouse building at the property
commonly referred to as 1451 Sheldon Drive. The property is oned PSFR2 Planned Single Family
Residence District and PGI Planned General Industrial District.
GENERAL INFORMATION
Petition Number: 12-18
Property Location: 1451 Sheldon Drive
Requested Action: Planned Development as a Mai Amendment
Current Zoning: PSFR2 Planned Single Family Residence District& PGI Planned
General Industrial District
Proposed Zoning: PGI Planned General Industrial District
Existing Use: Vacant, undeveloped
Proposed Use: Future office, warehouse and/or distribution
Applicant: Equity Trust Co. Custodian FBO Paul Swanson
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
Owner Cheder Elgin, LLC
Staff Coordinator: Darnir Latinovic, AICP, Senior Planner
Exhibits Attached: A. AeriaVLocation Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Equity Trust Co. custodian FBO Paul Swanson, as applicant and Cheder Elgin, LLC, property
owner, are requesting approval of a Planned Development as a Map Amendment from PSFR2
Planned Single Family Residence District and PGI Planned General Industrial District to a new
PGI Planned General Industrial District with departures from (1) 19.45.080, "Table of Required
Parking", specifically to reduce the number of parking spaces required, (2) 19.90.015,"Definitions
and Regulations", and 19.12.600, "Obstructions in Yards", specifically to allow a commercial
operations yard in the street yard, and (3) 19.90.015, 'Definitions and Regulations", specifically
to allow a commercial operations yard without a fence and landscape screening, all of which are
necessary to construct a new 477,115-square foot office and warehouse building at the property
commonly referred to as 1451 Sheldon Drive.
The subject property, located on the south side of Sheldon Drive east of Shales Parkway is
currently vacant and undeveloped. The property is boundiid by the Elgin Joliet and Eastern
Railroad on the east, and an approximately 205-foot wide property owned by Commonwealth
Edison (ComEd) with overhead transmission lines running north-south along Shales Parkway on
the east. The properties to the north along Sheldon Drive are zoned GI General Industrial and are
improved with light-industrial uses and buildings. The property adjacent to the south is zoned PGI
Planned General Industrial District and is home to Safety-Kleen, a wholesale storage and transfer
company for petroleum and petroleum products (industrial oil and other lubricants).
In 2007, the subject property was rezoned from GI General Industrial District to PSFR2 Planned
Single Family Residence District by Ordinance No. G04-07Iand PGI Planned General Industrial
District by Ordinance No. G03-07 to allow for the construction of a new 88-home single family
residential subdivision known as Forrest Glen Subdivision The 3.1-acre portion of the property
- 2 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018 .
•
along the south property line was zoned PGI District so that;the subdivision does not adversely
affect the industrial property adjacent to the south with an extraordinarily large transitional yard
setback requirement. The residential subdivision however was never constructed.
---------------
li!!!!!!illirlilligWV!1416
hi. '
l ur 4 rtg,gg4NtggoolvIlf bit:1
fla -age' Ita
J� i
f
S mmll, V. parte!i
110iVampaiiiitall Itzt •
--.4.44'-gr 4%14 kli r
litt
1A . . PGI Distnd lia
i
I
i
I / 1
mm
II
II '
Figure 2. The 2007-approved Forrest Glen'Sub division
Proposal
The applicant is requesting approval of a planned development with PGI Planned General
Industrial zoning classification to construct a new 477,115-square foot spec
warehouse/distribution building with accessory parking. The' property would have a total of 372
regular parking spaces, 50 parking spaces for semi-trucks and trailers and 105 loading docks. An
area of the site on the east and west sides of the building would be preserved (land-banked) for
future construction of additional parking, should it become necessary. The proposed use is not
known at this time, but the applicant anticipates the building would be occupied by one or two
national warehouse and distribution companies.
- 3 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
The building architecture would
S E xN DR feature concrete pre-cast panels
Ili "" , "" on all elevations. The main
{ a! 911 a �.- entrance to the building would be
��/ii, I) designed at the northwest corner
m� .� '1 of the building. A second, similar
`�� __ � 1,4 entrance would be provided at the
9� ~OFF 1I i1r7
` , t�14' northeast corner should the
T� building end up having two
`I o �; tenants. The site would include
a �� �; extensive landscaping and would
R II
� � ._T" I meet the zoning ordinance
. II i requirements for landscape
I1' screening.
N.,:.,,,,,1,.........ELIEtinCtelThe access to the building and
site would be provided via
/
Sheldon Drive. The applicant is
proposing two access driveways, one on the western and one on the eastern portion of Sheldon
Drive frontage approximately 1,000 feet apart. The applicant would construct a new public
Figure 3.Proposed site layout
sidewalk along the south side of Sheldon Drive the entire width of the property. A pedestrian
sidewalk would also extend south to the main entrance of thel building at the northwest corner of
the property. A second pedestrian connection from Sheldon Drive would be constructed along the
eastern access driveway to the northeast corner of the building, if the building is occupied by a
second tenant with the main entrance for the second tenant at the northeast comer of the building.
Traffic Impact
The applicant submitted a traffic impact study and traffic signal warrant analysis as part of the
application (included in the packet). The study includes traffic counts on Shales Parkway and
Sheldon Drive. The City retained Hampton, Lenzini, and Renwick, Inc. (HLR) traffic engineering
company to review the submitted traffic study and signal warrant analysis. HLR's review
concluded that based on the existing and projected traffic counts, a new traffic signal is not
warranted at the intersection of Shales Parkway and Sheldon Drive at this time. Per HLR's review
and City's requirement, the applicant will designate a new lefkturn lane for southbound traffic and
a new dedicated right-turn lane for northbound traffic on Shales Parkway at Sheldon Drive. The
applicant will also widen turning radii at the intersection to accommodate truck turning
movements. A minimum of two ComEd utility poles would need to be relocated, and additional
easements on the ComEd-owned property along Shales Parkway are necessary to accommodate
the proposed wider turning radii at the intersection.
- 4 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
■A•OON
DEM
Nt I
:II I S
.l_,
*
- - - - '
•A1 V. 1 •
_
-
Figure 3.Proposed Intersection Improvements Shales Parkway at Sheldon Drive
The existing left-turn lane on Shales Parkway at Maroon Drive for northbound traffic would not
be altered. The proposed intersection changes would improv¢ the existing conditions and would
allow the trucks traveling northbound on Shales Parkway to make eastbound (right-turning)
movements onto Sheldon Drive, and trucks traveling westbound on Sheldon Drive to make
northbound (right-turning) movements onto Shales Parkway with no interference with other
traffic.
Access for Safety-Kleen
As part of the proposal, the applicant has agreed to dedicat a 60-foot wide right-of-way to the
City on the southern portion of the property for future acce4 driveway for Safety-Kleen (use on
the adjacent property to the south) to Shales Parkway. Per the 2017 US Route 20(Shales Parkway
to Greenbrook Boulevard) with IL 390 Extension feasibility study, due to the potential
improvements to the intersection of Shales Parkway and US Route 20, the existing access for
Safety-Kleen property to Shales Parkway would likely be lot. The proposed right-of-way would
provide a new access driveway for Safety-Kleen property directly to Shales Parkway, if necessary.
The stormwater detention for the proposed development is partially located within the designated
60-foot right-of-way and the City will grant a stormwater easement to the applicant for that portion
of the proposed right-of-way area where the stormwater detention is located. If a new access
- 5 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
driveway for Safety-Kleen to Shales Parkway is needed in the future, the stormwater detention
would need to be redesigned to accommodate the new access driveway. Stormwater detention from
the right-of-way and additional stormwater detention for the access driveway would have to be
provided within the Shales Parkway right-of-way or on Safety-Kleen property.
Tree Preservation
As part of the new PGI Planned General Industrial District, the applicant is proposing to establish
a 95-120-foot wide tree conservation area easement along the east, north, and west property lines
of the subject property. Per the Tree Vegetation Survey and the Tree Report submitted by the
applicant (and included in the development application), there are approximately 1000-1200 trees
on the 38-acre property. Most of the trees though (90%-95%) are of the lesser quality (Species
Group Class C or D), as specified by the City of Elgin Tree Preservation Ordinance (Chapter 19.16
Tree Preservation of the Municipal Code). The majority of the trees are also located along the steep
slopes located along the east, north, and west property lines. The tree preservation ordinance
generally requires preservation of as many quality trees as possible, and installation of new trees
based on the replacement formula which takes into account the size and species group of each tree.
To preserve the highest number of quality trees and designate a buildable area near the middle of
the site for new development, the applicant is proposing a 95-120-foot wide tree conservation area
easement (approximately 7.19-acres) along the east, north, and west property lines. The remainder
of the property(approximately 30.8 acres)would be available for development. Per the applicant's
tree report, approximately 567 trees in excellent, good or fair condition would be saved within the
proposed 7.19 acre tree conservation area easement, while approximately 536 trees in excellent,
good or fair condition would be removed within the 30.8 acre central portion of the property slated
for development. In addition, the applicant would install approximately 162 new trees as part of
the new development and to meet the landscaping requirements for vehicle use area.
The proposed development requires the following departures from the zoning ordinance which are
further described in Planned Development Departures section of this report below:
Required Proposed
Parking 477 372
(one parking space per 1,000 sq.ft. (up to 619 with future construction
of warehouse floor area) of land-banked parking)
Commercial Operations Yard Not permitted in street yard In street yard on the north side of the
(Parking of semi-trucks and trailers) building
Screening of Commercial Must be screened by a 6-foot solid Screening by existing landscaping
Operations Yard fence with landscape screening within tree preservation easement.
(No fence and no new landscaping)
Fence in street yard 4-foot high maximum open design 6-foot high maximum open design
The Community Development Department offers the following additional information:
- 6 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
A. Property History. The subject property was annexed to the city in 1966.Upon annexation,
the property was zoned M1 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 2007,the property was rezoned to PSFR2 Planned Single Family Residence District and
PGI Planned General Industrial District to allow for the construction of a subdivision,
known as Forrest Glen Subdivision, with 88 single family homes. The subdivision however
was never constructed and the property remains vacant and undeveloped.
B. Surrounding Land Use and Zoning. The properties to the north, west and east are zoned
GI General Industrial District, while the property to the south is zoned PGI Planned General
Industrial District. On the east, the property is bounded by the Elgin Joliet and Fnstern
Railroad tracks. On the west, the property is adjacent to the ComEd-owned property
improved with overhead utility lines. The properties to the north across Sheldon Drive are
improved with a variety of one-story, light-industrial and warehousing uses. The property
adjacent to the south is improved with several offic and industrial buildings home to
Safety Kleen, a wholesale storage and transfer con-pany for petroleum and petroleum
products (industrial oil and other lubricants).
C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's
2018 Comprehensive Plan. This land use includes light-industrial uses and business parks
consisting of a range of uses such as research and development, light distribution and
warehousing, light manufacturing, and service and consumer-oriented businesses. The
scale and intensity of these uses should vary based on context and respect the scale and
character of nearby housing when located near a residential area. When adjacent to a
commercial district or residential neighborhoods, bring and screening should be in
place to appropriately mitigate potential negative limpacts and nuisances. Generally
speaking, light industrial uses and activities are conducted entirely indoors and are
relatively low in intensity with limited impact on adjacent properties.
D. Zoning District. The property is zoned PSFR2 Planned Single Family Residence District
by Ordinance No. G04-07 and PGI Planned General Industrial District by Ordinance No.
G03-07. The applicant is proposing a new PGI Pla ned General Industrial District to
accommodate the proposed development and to be cdnsisted with the surrounding zoning
classifications.
The purpose and intent of the PGI Planned General Industrial 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. This PGI Zoning District is most
similar to, but departs from the standard requirements of the GI Zoning District. The PGI
District is subject to the provisions of Chapter 19.60, Planned Developments.
- 7 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
E. Trend of Development. The subject property is located within the Shales Parkway
industrial corridor north of US Route 20. Nearly all surrounding properties have industrial
GI or PGI zoning classifications. The properties to the north across Sheldon Drive and the
property adjacent to the south are improved with industrial uses and buildings. The
property is also situated between the railroad tracks on the east and ComEd overhead utility
lines on the west. The development of the property as a residential subdivision is not likely
due to these encumbrances and the proximity of other industrial uses.
The 2018 Comprehensive Plan designates the property for Light Industrial land uses due
to the easy access to US Route 20 and thereby the rest of the western suburbs and the
Chicago region. With the future updates to US Route 20 and its connection to the I-390
tollway, the property is best suited for commercial or industrial users.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 12-18 on October 1, 2018. Testimony was presented at the
public hearing in support of and against the application. The Community Development Department
submitted a Planned Development Amendment 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 Coinununity Development
Department oilers 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, 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 subject property is approximately 38 acres in area and is
currently vacant and undeveloped. The vegetation on he property consists of a significant
number of trees (primarily lower quality) and shrubs most of which are concentrated along
- 8 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
the west, north, and east property lines. The property also features a significant
topographical elevation change ranging from 790 feet, at the northwest corner to 765 feet
(25-foot elevation change) near the southwest cornet of the property. The applicant is
proposing to establish a 95-120-foot wide tree conservation area easement along the east,
north, and west property lines to preserve as many quality trees as possible, while still
allowing for the proposed development near the centerof the site. In addition, the applicant
would install approximately 162 new trees as part of the new development to meet the
landscaping requirements for vehicle use area and driveways.
B. Sewer and Water Standard. The suitability of the su 'ect property for the intended zoning
district with respect to the availability of adequate M icipal 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 facilities.
The applicant would connect to the existing municipal water, and sanitary sewer facilities
available in Sheldon Drive. A new looping water main would be constructed around the
building. .
The applicant is proposing a new surface stormwater detention facility at the southern end
of the property along Shales Parkway, which is the portion of the property with the lowest
elevation. The proposed development would meet Ill 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 sa 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 bthe "arterial street"[SR] system.
2. The number of locations for vehicular access to or rom a public right of way should be
limited to those which are necessary for the r asonable use of the property and
consistent with current traffic engineering stan ards. Property with two (2) street
frontages should not be permitted access to or fro 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.
- 9 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
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.
Access to the development would be provided via two access driveways on Sheldon Drive
approximately 1,000 feet apart. The property enjoys easy access to US Route 20 via Shales
Parkway that currently functions with safe and efficient traffic movements. The applicant
would complete improvements to Shales Parkway and Sheldon Drive intersection to
maintain congestion free traffic. A new designated left-turn lane on Shales Parkway would
be designated for southbound traffic, and the intersection radii at Sheldon Drive would be
widened to accommodate truck turning movements.
The applicant is also proposing a 60-foot wide right-of-way dedication to the City to allow
for future direct access to Shales Parkway for Safety-Kleen, should the existing access for
Safety-Kleen be lost as part of future Shales Parkway and US Route 20 interchange
improvements.
The applicant is requesting a departure from the parking requirement to construct a total of
372 parking spaces for the proposed 477,115-square foot facility. Without a proposed use,
the proposed warehouse/distribution facility is required to have a total of 477 parking
spaces (one parking space per 1,000 square feet of warehouse area). The applicant would
however reserve an open area of land (land-banking) for future construction of additional
247 parking spaces that would bring the total number of parking spaces to 619. The
proposed stormwater detention facility and other stormwater infrastructure would be
designed and constructed to meet the stormwater ordinance requirements of the full,
expanded parking area with a total of 619 parking spaces.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property las remained undeveloped or unused
in its current zoning district.
Findings. The subject 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 property has never been developed. Upon its annexation in 1966, the property
was zoned M1 Limited Manufacturing District. The property was later rezoned to GI
General Industrial but was never developed.
In 2007, the city rezoned the property into PSFR2 Planned Single Family Residence
District and PGI Planned General Industrial District, granting approval for a new single-
family home subdivision with 88 homes. The residential subdivision was never
constructed.
Over the years, surrounding properties were zoned for and developed with industrial uses.
- 10 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
The property is now surrounded by industrial zoning classifications on all sides and is best
suited for a fight-industrial development and use.
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. All surrounding
properties have industrial zoning classifications. The property adjacent to the south is
improved with several office and industrial buildings home to Safety-Kleen, a wholesale
storage and transfer company for petroleum and petroleum products (industrial oil and
other lubricants). The properties to the north across Sheldon Drive are improved with
several light-industrial buildings and uses. On the east, the property is bounded by the Elgin
Joliet and Eastern Railroad tracks. On the west, the property is adjacent to the ComEd-
owned property improved with overhead utility lines.
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 subject property is located within the Shales Parkway industrial corridor
north of US Route 20. All surrounding properties have industrial GI or PGI zoning
classifications. The development of the property as a residential subdivision is not likely
due to the proximity of other industrial uses.
The property enjoys easy access to US Route 20 via Shales Parkway and thereby the rest
of the western suburbs and the Chicago region. With the future updates to US Route 20
and its connection to the I-390 tollway, the property is best suited for light-industrial users.
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 and intent oftypical GI 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.
The applicant is proposing a PGI Planned General Industrial District to accommodate the
- 11 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
proposed planned development. The proposed development is designed to accommodate
one or two national warehouse and distribution users.
H. Comprehensive Plan Standard. The suitability of tie 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 Light Industrial by the City's 2018 Comprehensive Plan.
This land use includes light-industrial uses and business parks consisting of a range of uses
such as research and development, light distribution and warehousing, light manufacturing,
and service and consumer-oriented businesses. The scale and intensity of these uses should
vary based on context and respect the scale and character of nearby housing when located
near a residential area. When adjacent to a commercial district or residential
neighborhoods, buffering and screening should be In place to appropriately mitigate
potential negative impacts and nuisances. Generally speaking, light industrial uses and
activities are conducted entirely indoors and are relatively low in intensity with limited
impact on adjacent properties.
ADDITIONAL STANDARDS FOR PLANNED DEVEL PMENTS
I. Conditional Use for a Planned Development: Wh re applicable, the suitability of the
subject property for the intended conditional use for planned development with respect
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 e. No conditional use for a planned
development should be granted for the sole purpose o 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 t e subject property for the intended
planned development with respect to the preservatio of all significant natural features
including topography, watercourses, wetlands, and v getation.
Findings. The subject property is suitable for the ' tended planned development with
respect to the preservation of all significant na al features including topography,
watercourses, wetlands, and vegetation. The vege tion on the property consists of
significant number of trees and shrubs most of which are concentrated along the east, west,
and north property lines. The property also features a significant topographical elevation
change ranging from 790 feet at the northwest corner to 765 feet near the southwest corner
of the property.
- 12 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
The applicant is proposing to establish a 95-120-foot wide tree conservation area easement
along the east, north, and west property lines to preserve as many quality trees as possible
while still allowing for the proposed development near the center of the site. Per the
applicant's tree report, approximately 567 trees in excellent, good or fair condition would
be saved within the proposed 7.19 acre tree conservation area easement, while
approximately 536 trees in excellent, good or fair condition would be removed within the
30.8 acre central portion of the property slated for development. In addition, the applicant
would install approximately 162 new trees as part of the new development to meet the
landscaping requirements for vehicle use area and driveways.
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. The property is surrounded by industrial GI or PGI zoned properties. The
applicant does not have a specific user for the proposed facility but anticipates the building
would be occupied by one or two national warehouse and distribution companies.
The proposed PGI district would allow the same uses that are allowed in the GI General
Industrial District on the surrounding properties. Any future use on the property would also
be allowed 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 property is required to have a total
of 477 parking space based on the requirement for one parking space per 1,000 square feet
of warehouse floor area. The applicant is proposing to construct 372 parking spaces.
However, the applicant will preserve an open land area(land-banking) for the construction
of additional parking spaces in the future, should it be necessary, that could bring the total
number of parking spaces to 619.
- 13 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
2. Section 19.90.015, "Defmitions and Regulations", and Section 19.12.600,
"Obstructions in Yards". Commercial operations yards are only allowed within side and
rear yards. The applicant is proposing a commercial operations yard in the street yard north
of the building along Sheldon Drive.
3. Section 19.90.015, "Defmitions and Regulations". A commercial operations yard is
required to be screened with a six-foot high solid fence and landscape screening. The
applicant is not proposing to screen the proposed concial operations yard with a six-
foot high solid fence or any new landscape screening. I The applicant is proposing to utilize
the existing tree preservation area and landscaping ak#ng the north property line and along
the north side of the proposed truck parking area as commercial operations yard screening.
4. Section 19.90.015, "Definitions and Regulations". A maximum four-foot high open-
design fence is permitted in the street yards. The applicant is proposing a six-foot high
open-design fence around the property, including in the street yards along Sheldon Drive.
Staff finds the proposed departures are appropriate to achieve a desirable infill development on a
long vacant site. The proposed parking departure would avoid unnecessary construction of
additional impervious areas for parking which would most likely not be needed, but would result
in additional stormwater runoff and loss of green space. The applicant will preserve open land
areas to construct additional parking spaces in the future, if necessary, that could bring the total
number of parking spaces to 619, far exceeding the zoning ordinance requirement of 477 parking
spaces. Any new use on the property will have to provide the number of employees during peak
demand shift. If the parking requirement based on one parking space per 1.5 employees during
peak demand shift exceeds the number of parking spaces on the property, the new use would have
to construct additional parking spaces per the approved plans to meet the parking requirement.
The location of the proposed commercial operations yard (parking for semi-trucks and trailers) on
the north side of the building is necessary to maximize the building floor area on the site. The truck
docks and thereby the parking areas for semi-trucks and traders must be located along the long
sides of the building (north and south sides) for optimum operations. The applicant is preserving
a 104-foot wide tree preservation easement along the north side of the property to maintain the
existing mature trees and landscaping which will serve to screen the proposed truck parking areas.
A six-foot solid fence and landscaping, which is typically required, is not necessary in this case
due to the presence of mature trees and landscaping.
The proposed six-foot high, open-design ornamental alurinum fence around the property,
including in the street yard along Sheldon Drive is approp to and typical for warehouse and
distribution uses. An ornamental fence with a consistent height of six feet around the property
would provide the needed security and protection for the property. A six-foot high fence rather
than a four-foot high fence in the street yard would also serve to protect the tree preservation area
from trespassing which currently occurs throughout the property.
- 14 -
Reconunendation & Findings of Fact
Petition 12-18
October 1, 2018
RECOMMENDATION
The Community Development Department and the Planning '8i Zoning Commission recommend
approval of Petition 12-18, subject to the fallowing conditions:
1. Substantial conformance to the Development Application submitted by Equity Trust Co.
Custodian FBO Paul Swanson, as applicant, and Cheder Elgin, LLC, as property owner,
received April 10, 2018, and supporting documents including:
a. Undated Planned Development Statement of Purpose and Conformance, received
March 28, 2018;
b. Letter from Peak Construction Corporation RE: 1451 Sheldon Dr. Development
Statement of Purpose, dated August 6, 2018;
c. Plat of Survey, prepared by Haeger Engineering, dated January 20, 2005;
d. Site Plan, prepared by Harris Architects, Inc., dated September 26, 2018;
e. Concept Elevations, prepared by Harris Architects, Inc., dated July 27, 2018, last
revised September 12, 2018;
£ Building Floor Plan, prepared by Harris Architects, Inc., dated September 24,2018;
g. Sheldon Drive Development Preliminary Site Improvement Plans, prepared by
Haeger Engineering, dated August 3, 2018, last revised September 26, 2018;
h. Photometric Plan, for Elgin Warehouse Spec Building Elgin, Illinois for Peak
Construction, dated July 30, 2018;
i Lighting specifications for D-Series Size 2 LED Area Luminaire by Lithonia
Lighting, received September 24, 2018;
j. Shales Pkwy. and Sheldon Dr. Intersection Plan, prepared by Haeger Engineering,
dated August 3, 2018, last revised September 26, 2018.
k. Vegetative Type Map letter, dated January 31, 2018, prepared by Todd R. Sinn,
Urban Forest Management, Inc.;
L Vegetative Sample Plots letter, dated September 10, 2018, prepared by Todd R
Sinn, Urban Forest Management, Inc.;
m. Conservation Easement, prepared by Richard L. Heimberg, Esq., received May 25,
2018;
n. Undated Watermain @ Sheldon Dr plan, received March 28, 2018; and
o. Watermain and Sanitary Sewer Plat of Easement, prepared by U.S. Shelter Group,
Inc., dated August 21, 1997.
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. The applicant shall record a conservation easement over those areas labeled "Area-A",
"Area -B", "Area -C",and "Area-D" on the Tree Conservation Exhibit, prepared by Haeger
Engineering, dated September 10, 2018, and in substantial compliance with the
- 15 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
Conservation Easement, prepared by Richard L. Heimberg, Esq., received May 25, 2018,
prior to any work on the Subject Property. Also, the applicant shall install the tree
preservation measures required by the zoning ordinance around any conservation area
and/or any individual tree required to be saved prior td any work on the Subject Property.
3. The "Conservation Easement" shall be modified to include conservation area maintenance
provisions, as required by the Development Administrator.
4. The applicant shall construct improvements to the intersection of Shales Parkway and
Sheldon Drive as shown on the "Shales Pkwy. and Sheldon Dr. Intersection Plan", prepared
by Haeger Engineering, dated August 3, 2018, last revised September 26, 2018, including
a sidewalk along the south side of Sheldon Drive to he east right-of-way line of Shales
Parkway. The applicant shall make every effort to secure the necessary property, or rights
to use said property, from Commonwealth Edison to effect these improvements.
5. Prior to the issuance of the building permit, the applicant must dedicate 60-foot wide area
of land and record a plat of right-of-way dedication for a future access driveway from
Shales Parkway to the Safety-Kleen property located at 1502-1506 Villa Street ("Safety-
Kleen Property") in substantial conformance to the "Proposed Plat of Dedication",
prepared by Haeger Engineering, dated October 4, 20l 8.
If a future driveway access from the Safety-Kleen Property to Shales Parkway through the
dedicated portion of land is found to be necessary and is constructed, the applicant shall
permit and otherwise grant the necessary access to allow the redesign and reconfigura t io n
of the stormwater detention facility and associated stormwater infrastructure for the Subject
Property outside of the dedicated right-of-way land area. It is the intent of this planned
development that the relocated stormwater detention and related stormwater infrastructure,
and any new necessary stormwater detention facility and related infrastructure for the new
access driveway between Shales Parkway and the Safety-Kleen Property, should be
provided within Shales Parkway right-of-way and/or on the Safety-Kleen property.
6. Departure is hereby granted to permit a total of 372 parking spaces on the property for a
warehouse and/or distribution use on the property.
At the time of occupancy permit review, the applicant must specify the total number of
employees during the peak demand shift. The parking requirement for a warehouse and/or
distribution use shall be one parking space per 1.5 employees during the peak demand shift
or one parking space per 1,000 square feet of floor area, whichever is greater, but not to
exceed 619 parking spaces. 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 Sheldon Drive Development
Preliminary Site Improvement Plans, prepared by Haeger Engineering dated August 3,
2018, last revised September 26, 2018.
- 16 -
Recommendation & Findings of Fact
Petition 12-18
October 1, 2018
7. Departure is hereby granted to construct a commercial operations yard in the street yard
north of the building in substantial conformance tO the Sheldon Drive Development
Preliminary Site Improvement Plans, prepared by Heger Engineering, dated August 3,
2018, last revised September 26, 2018.
8. Departure is hereby granted to allow a commercial op-rations yard in the street yard along
Sheldon Drive in substantial conformance to the She a on Drive Development Preliminary
Site Improvement Plans, prepared by Haeger Engin ering, dated August 3, 2018, last
revised September 26, 2018, without a fence and lane scape screening. The proposed tree
conservation "Area-B" shall be maintained to se - as screening of the commercial
operations yard north of the building.
9. Departure is hereby granted to install a maximum s' i-foot high, open-design ornamental
aluminum fence in the street yard along Sheldon P ' e in substantial conformance to the
Site Plan, prepared by Harris Architects, Inc., dated S-,tember 26, 2018.
10. A public sidewalk connecting the building entrance al the northeast corner of the building
with the proposed public sidewalk along the sotitu
side of Sheldon Drive shall be
constructed along the eastern access driveway shod the facility have more than one
tenant, and prior to the issuance of the Certificate of Occupancy for the second tenant in
the building.
11. Compliance with all applicable codes and ordinances.
The vote of the Planning &Zoning Commission on the motion to recommend approval of Petition
12-18, subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0)
abstentions. One member was absent.
Respectfully Submitted,
P Y
s/ Robert Siljestrom
Robert Siljestrom, Chairman
Planning &Zoning Commission
s/ Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning &Zoning Commission
- 17 -
L _ ONE CT
1111fnfi10►lm • ��. ' --\''' \L.4
.•,.....
. , .
LEHMANOR a, O
=-:-
•- li i in - '.
., ....
Subject Property - Ra .,,,, '
11111
I Petition 12-18 • WS
1111111 ;007, /111 = NI 1 II, r PF2�`; ' .
00 I,11110R2 1, al Tat
` •O�r� R =II
eGRN Y ? i * .:''':1 '.'" ,1.:r ,.
IIIIII �` NIUE
VI' �,�a1i . j , s RO
i B/NHOOp OR I
Hi.p. on W .k HELDONDR z 1
Iia �. y
w..vii
� �� alli .
ikVil
mil(Tim- ip.— ill IIIII
� ; .,� .
® WALDENDR
'�. ,�
1 ilitillitlifil Irani
,411,40‘ I, AIM
Ire- ;
°�°G>. i� ''�
inkir
6711
h_._:'- 4. :JP, LIIII . . .
'04 4 4•dlillopt
•
�Q
4;11
N
EXHIBIT Aerial/Location Map
!
w �-e
r
5
0 110 220 440 660 880
Map prepared by City of Elgin Feet
Department of Community Development
LEHMAN DR CF
. _. , . ,
Ili MIMI
1al Ina 1111111
:MFR LITTLETON TRL11
`,,".",r'''
ilis 111
444901 I.111
fJJJIjI,
1 I
�lli
���� �1 Sub ect Property
1 ,,tiFI4 12-18
III �� � SOR� Petition
11iI I A 4.04,... ■ - 1111
,, II.
Mel
a lin / a
, . ,
sopso,1 Ea
o ,iller tia c�
....,...
. .....
iVIM
PRC 111111 �pigminsillis
......illi III Ell '.PSFR2
Legend DEN DR
QRC1 Residence Conservation 1
QRC2 Residence Conservation 2 -
RC3 Residence Conservation 3 -
OPRC Planned Residence Conservation -
Q SFR1 Single Family Residence 1 -
QPSFR1 Planned Single Family Residence 1 Ana -_.-
Q SFR2 Single Family Residence 2
QPSFR2 Planned Single Family Residence 2
OTRF Two Family Residence
OPTRF Planned Two Family Residence
MFR Multiple Family Residence '
QPMFR Planned Multiple Family Residence liN,
ORB Residence Business
OPRB Planned Residential Business I \�.\
-NB Neighborhood Business '
MIPNB Planned Neighborhood Business OIN'I �\ A
-AB Area Business
-PAB Planned Area Business PGI / .
IMCC1 Center City 1 " �� �'
-CC2 Center City 2 / ....
-PCC Planned Center City
-ORI Office Research Industrial F
-PORI Planned Office Research Industrial _ `�y g
IMIGI General Industrial I f ``,f'j T
-PGI Planned General Industrial / .
mi CI Commercial Industrial �1 / ri. NR
-CF Community Facility I i�
-PCF Planned Community Facility \\\
EXHIBIT Zoning Ma 0 N
w_AF— e
S
Map prepared by City of Elgin 0 100 200 400 600 800
Department of Community Development Feet
• 1 1 1 i
Subject Property 1
IN A1451 Sheldon Dr.
El
Petition 12-18
■
I1
.. , ------1■
M
LI r
ill
111
1
1 06203000200000
I
I
libi III
MI
•
MI
1N , atillJ
EXHBIIT C Parcel Map N
A
City of Elgin 0 62.5 125 250 375 500
Department of Community Development Feet
I
EXHIBIT D
SITE LOCATION
1451 Sheldon Drive
Petition 12-18
- - - • ,.,....: ---' f; , e-, 14 / .4.
(.41,
.. A
., _.: ,i„,..0c&aki!,„„• # - , !, •.- - . .I‘ F
• - : - *--.... 40.....,, f i , 44,
,a..4 -,
..., i..,.•
• ..- . ,
. ""..,...e•
-........."
ijj; '...-'r. P. '4 01,,4 ' . I' - • . •
,,„ .' '' . • k .1 -„,
'07(
,-
..
4OP- ''':'" ' 46, •e-- ..4_...
illot.i4 1/4, ?' • -5.154
. .. 4 • -
... • ,
Bird's Eye View Looking North
4
i
. ,........7...."...
.., .... 40,
, ...
i ........., . -_....,4„. ! ,....11•11 14 'H.:. ,. .a.i....:
• . 16116. ''''' '
•4,00
-,, -
allii .....s, , kilk.,
•
P—'.--:fr
'',- -••••........pr*
S.• _
il. ' 477-.' ''' .'- 1.....2 t. '..:- 1.11.• ..PO
.• e't. - ‘ \e''.
...k.I • .
. .
. 1111, . ' . ' *
V- r
•
... aft
, I rif
I '-' .
"IT ' L... -. 1 Ilk ' ..:44. ....t - -
4,1,,Ot'', ...• •• " , ,
a.., •
.. • li,
k. .
- : ?_:___i ! • 4111.ry 16- soriViii,! 716 . , . ,,
,-. .-
,
.... -./ . ' r-../." : ., 'i. - .
.. • . ... '':'
Y
...".( . • . •WI
...
In'' .,••". .:"---10; 2- - -14.-; tall".."
••••
• '.'.•
... .
- . -
-e - lik.f. * _
-V., "Ilbs - -_ .....ii^aSt, .2°i 4
Bird's Eye View Looking South
EXHIBIT D
SITE LOCATION
1451 Sheldon Drive
Petition 12-18
I
,<..
' b �
. i
.
L
Property frontage along Sheldon Drive
0
71414: ' . 7:: ' 7,...,--,---z=4-- -
Google
_.
Property Frontage along Shales Parkway
EXHIBIT D
SITE LOCATION
1451 Sheldon Drive
Petition 12-18
//
•' A 'R -. ,4 .r •.. ^S•l'' ~.fits.
r
Properties along north side of Sheldon Drive
, . ;jig
1
8Y'
s.
i
1480-1486 Sheldon Drive property directly
across Sheldon Drive from subject property