G71-18 Ordinance No. G71-18
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE GI GENERAL IN 1 USTRIAL DISTRICT AND PGI
PLANNED GENERAL INDUSTRIAL DISTRICT ESTABL'SHED BY ORDINANCE G51-17
TO A NEW PGI PLANNED GENERAL INDU.TRIAL DISTRICT
(375 Second Street and 1751 Berkleb Street)
WHEREAS,written application has been made to recla.sify certain property located at 375
Second Street from GI General Industrial District, and 1751 Berkley Street from PGI Planned
General Industrial District established by Ordinance No.G51-1 to PGI Planned General Industrial
District; and
WHEREAS,the zoning lot with the buildings containi g the premises at 375 Second Street
and 1751 Berkley Street is legally described herein (the "Subj.ct Property"); and
WHEREAS,the Planning and Zoning Commission co ducted a public hearing concerning
said application on November 5, 2018 following due notice in luding by publication; and
WHEREAS, the Community Development Depart -nt and the Planning and Zoning
Commission have submitted their Findings of Fact concernin: said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Ill. 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 . 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, this ordinance granting a planned
development as a map amendment from GI General Industri. District, and PGI Planned General
Industrial District established by Ordinance No. G51-17,to a ew PGI Planned General Industrial
District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE I ITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of algin hereby adopts the Findings of
Fact, dated November 5, 2018, and the recommendations mase by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, S;ction 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amende s,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning Di riot Map", as amended, be and are
hereby altered by including in the PGI Planned Gene al Industrial District the following
described property:
LOT 1 AND LOT 2 IN BLOCK `B' OF BURNIDGE :ROTHERS INDUSTRIAL PARK
UNIT NO. 1, BEING A SUBDIVISION OF PAR I OF THE NORTHEAST 1/4 OF
SECTION 21 AND PART OF THE NORTH EST '/4 AND PART OF THE
SOUTHWEST 'A OF SECTION 22, ALL IN TOWN`HIP 41 NORTH, RANGE 8 EAST
OF THE THIRD PRINCIPAL MERIDIAN IN HE CITY OF ELGIN, ELGIN
TOWNSHIP, KANE COUNTY, ILLINOIS
(commonly known as 375 Second Street), and
THE WEST 530.00 FEET OF LOT 1 IN BURNIDGE :ROS. INDUSTRIAL PARK UNT
NO. 1, BLOCK C SUBDIVISION OF THE SOUTH EST V4 OF THE NORTHWEST 1/4,
AND THE NORTHWEST V4 OF THE SOUTHWES 1/4, OF SECTION 22, TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD P'I CIPAL MERIDIAN, IN KANE
COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF RECORDED
JANUARY 13, 1964 AS DOCUMENT NUMBER 101 5961.
(commonly known as 1751 Berkley Street).
Section 3. That the City Council of the City of Elgin I ereby grants the rezoning from GI
General Industrial District and PGI Planned General Indust iial to a new PGI Planned General
Industrial District at 375 Second Street and 1751 Berkle Street 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 o ents"of the Elgin Municipal Code,
as amended. A PGI zoning district is most simiar 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.
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C. General Provisions. In this PGI Planned Ge eral Industrial District, the use and
development of land and structures shall be s bject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Muni ipal Code, as amended.
D. Zoning Districts; Generally. In this PGI Pl. ed General Industrial District, the
use and development of land and structures s all be subject to the provisions of
Chapter 19.07 "Zoning Districts", of the Elgin I unicipal Code, as amended.
E. Location and Size of District. PGI Planned -neral Industrial Districts should be
located in substantial conformance to the offici:1 comprehensive plan. The amount
of land necessary to constitute a separate PGI Planned General Industrial District
exclusive of rights of way, but including adjoi ing land or land directly opposite a
right of way shall not be less than two (2) acr s. No departure from the required
minimum size of a planned industrial district s all be granted by the City Council.
F. Land Use. In this PGI Planned Genera Industrial District, the use and
development of land and structures shall be s bject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal I ode, as amended. The following
enumerated "land uses" [SR] shall be the onl land uses allowed as a "permitted
use" [SR] or as a "conditional use" [SR] in t is PGI Planned General Industrial
District:
1. Permitted Uses. Those land uses enumer.ted as permitted uses within the GI
General Industrial District, Section 19.41.330 A., Land Use, of the Elgin
Municipal Code, as it may be amended fro time to time.
2. Conditional Uses. Those land uses enum.rated as conditional uses within the
GI General Industrial District, Section 19 40.330 B., Land Use, of the Elgin
Municipal Code, as it may be amended fro time to time.
3. Similar Uses.Those land uses enumerated :s similar uses within the GI General
Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal
Code, as it may be amended from time to t me.
G. Site Design. In this PGI Planned Gener.1 Industrial District, the use and
development of land and structures shall be •ubject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal *ode, as amended, Section 19.40.335
"Site Design" for GI General Industrial Distr. 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 COR3
Design LLC, as applicant, and R.L.R. In estments LLC, as property owner,
received August 27, 2018, and supporting •ocuments including:
a. Undated Statement of Purpose and Co formance letter,received November
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5, 2018;
b. Undated R+L Carriers Material col I r and finish samples document,
received August 15, 2018;
c. Industrial Strength Steel AEGIS II I vincible 2/3 -Rail fence plan by
Ameristar, dated April 17, 2015, receiv:d October 5, 2018;
d. Undated Vertical Pivot Lift Gate Styles ,y AG AutoGate, received October
5, 2018;
e. Undated "The High-Security Series F 11-Height Turnstile (Single)" plan,
received October 5, 2015;
f. A.L.T.A./N.S.P.S. Land Title Survey, prepared by Spaceco Inc., dated
August 24, 2017, last revised March 13 2018;
g. Terminal and Office Elevations Sheet • 5.02 in color, prepared by COR3
Design, LLC, dated May 12, 2018, last revised October 2, 2018, with such
further revisions as required by the Co munity Development Director;
h. Terminal Building Overall Floor Plan Sheet A2.01.1, prepared by COR3
Design, LLC, dated June 12, 2018, wit such further revisions as required
by the Community Development Direc or;
i. Terminal Building-Enlarged Office Floor Plan Sheet 2.01.2, prepared by
COR3 Design, LLC, dated June 12, 2118, with such further revisions as
required by the Community Developm;nt Director;
j. Terminal Building-Enlarged Floor Pl. Sheet A2.01.3, prepared by COR3
Design, LLC, dated June 12, 2018, wit such further revisions as required
by the Community Development Direc or;
k. Fuel Island Sheet A2.03, prepared by I OR3 Design, LLC, dated June 12,
2018, with such further revisions as required by the Community
Development Director;
1. Terminal Building Elevations Sheet • 5.01, prepared by COR3 Design,
LLC, dated June 12, 2018, with such rther revisions as required by the
Community Development Director;
m. Terminal and Office Elevations Sheet • 5.02 in black and white, prepared
by COR3 Design, LLC, dated June 12, 2018, with such further revisions as
required by the Community Developm;nt Director;
n. Maintenance Building-Overall Floor P an Sheet A2.01, prepared by COR3
Design, LLC, dated June 12, 2018, wi such further revisions as required
by the Community Development Direc or;
o. Maintenance Building - Elevations Sheet A5.04, prepared by COR3
Design, LLC, dated June 12, 2018, r: eived October 1, 2018, with such
further revisions as required by the Co munity Development Director;
p. R&L Carriers Proposed Office & T ck Terminal Building Expansion
engineering plans, prepared by Norm. J. Toberman & Associates, LLC,
dated October 4, 2018, with such furt er revisions as required by the City
Engineer;
q. R&L Carriers Proposed Maintenance „uilding & Parking Lot engineering
plans,prepared by Norman J. Toberm. &Associates, LLC, dated October
4, 2018, with such further revisions as equired by the City Engineer;
r. Semitruck Turning Exhibit Sheet TE-1, prepared by Norman J. Toberman
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& Associates, LLC, dated August 2, 201 8; and
s. Buckeye "500" VPG (21'-6"x6'-0") fence plan, by AutoGate, dated
January 24, 2018.
In the event of any conflict between suc I documents and the terms of this
ordinance or other applicable city ordin. es, the terms of this ordinance or
other applicable city ordinances shall supe .ede and control.
2. A departure is hereby granted to construct ; commercial operations yard in the
street yards along Fleetwood Drive, Seco d Street, and Berkley Street on the
property commonly known as 1751 Berkle Street, and in the street yard along
Berkley Street on the property commonl, known as 375 Second Street in
substantial conformance to the following:
a. R&L Carriers Proposed Office & T ck Terminal Building Expansion
engineering plans, prepared by Norm. J. Toberman & Associates, LLC,
dated October 4, 2018, with such forth.r revisions as required by the City
Engineer;
b. R&L Carriers Proposed Maintenance uilding & Parking Lot engineering
plans,prepared by Norman J. Toberm. &Associates, LLC, dated October
4, 2018, with such further revisions as required by the City Engineer;
3. A departure is hereby granted to screen th= commercial operations yard with a
fence other than a six-foot high solid fence.A six-foot high,open-design,black,
aluminum fence shall be installed in the s reet yards to enclose the proposed
commercial operations yards along Fle. wood Drive, Second Street, and
Berkley Street on the property commonly own as 1751 Berkley Street, and
in the street yard along Berkley Street on t - property commonly known as 375
Second Street in substantial conformance t s the following:
a. Industrial Strength Steel AEGIS II I vincible 2/3 —Rail fence plan by
Ameristar, dated April 17, 2015, recei -d October 5, 2018;
b. Undated Vertical Pivot Lift Gate Styles by AG AutoGate, received October
5, 2018;
c. R&L Carriers Proposed Office & T ck Terminal Building Expansion
engineering plans, prepared by Norm. J. Toberman & Associates, LLC,
dated October 4, 2018, with such furt er revisions as required by the City
Engineer;
d. R&L Carriers Proposed Maintenance :,uilding & Parking Lot engineering
plans,prepared by Norman J. Toberm. &Associates, LLC,dated October
4, 2018, with such further revisions as equired by the City Engineer;
4. A departure is hereby granted to install a aximum six-foot high, open-design,
black, aluminum fence in the street yarn s along Fleetwood Drive, Second
Street, and Berkley Street on the property commonly known as 1751 Berkley
Street, and in the street yard along Berklei Street on the property commonly
known as 375 Second Street, in substantial conformance to the following:
a. Industrial Strength Steel AEGIS II I vincible 2/3 —Rail fence plan by
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Ameristar, dated April 17, 2015, receiv;d October 5, 2018;
b. Undated Vertical Pivot Lift Gate Styles sy AG AutoGate,received October
5, 2018;
c. R&L Carriers Proposed Office & T ck Terminal Building Expansion
engineering plans, prepared by Norm. J. Toberman & Associates, LLC,
dated October 4, 2018, with such furth r revisions as required by the City
Engineer;
d. R&L Carriers Proposed Maintenance :uilding & Parking Lot engineering
plans,prepared by Norman J. Toberm. &Associates, LLC, dated October
4, 2018, with such further revisions as -quired by the City Engineer;
5. A departure is hereby granted to allow th; installation of architectural metal
siding in excess of twenty five percent (2'%) of an exterior elevation on the
property commonly known as 1751 Be kley Street, and on the property
commonly known as 375 Second Street in substantial conformance to the
following:
a. Undated R+L Carriers Material co or and finish samples document,
received August 15, 2018;
b. Terminal and Office Elevations Sheet • 5.02 in color, prepared by COR3
Design, LLC, dated May 12, 2018, last revised October 2, 2018, with such
further revisions as required by the Co munity Development Director;
c. Terminal Building Elevations Sheet • 5.01, prepared by COR3 Design,
LLC, dated June 12 ,2018, with such rther revisions as required by the
Community Development Director;
d. Terminal and Office Elevations Sheet • 5.02 in black and white, prepared
by COR3 Design, LLC, dated June 12, ►018,with such further revisions as
required by the Community Developm;nt Director; and
e. Maintenance Building — Elevations sheet A5.04, prepared by COR3
Design, LLC, dated June 12, 2018, re eived October 1, 2018, with such
further revisions as required by the Co munity Development Director.
6. A departure is hereby granted to permit t re installation of a generator in the
street yard along Second Street in substant'al conformance to the following:
a. R&L Carriers Proposed Office & T ck Terminal Building Expansion
engineering plans, prepared by Norm. J. Toberman & Associates, LLC,
dated October 4, 2018, with such fort -r revisions as required by the City
Engineer.
7. Notwithstanding the provisions of Chapter 19.52 of the Elgin Municipal Code
regarding "Nonconforming Uses & Strum tures", at any time following the
issuance of a Certificate of Occupancy for 'hase II of the work described within
this application, where the applicant, own, , operator, or successors in interest
wish to replace any portion of the existin: chain link and barbed wire fence
located on the property commonly known . 275 Second Street for any reason,
including but not limited to damage, •estruction, or deterioration, said
replacement fence shall only be a six-foot igh, open-design, black, aluminum
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fence which matches the six-foot high, o•en-design, black, aluminum fence
installed upon the property commonly kno n as 1751 Berkley Street.
8. Compliance with all applicable codes and •rdinances.
H. Off Street Parking. In this PGI Planned G,neral Industrial District, off-street
parking shall be subject to the provisions of C .pter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
Off Street Loading. In this PGI Planned G-neral Industrial District, off-street
loading shall be subject to the provisions of Ch;pter 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 El gin Municipal Code, as amended.
K. Nonconforming Uses and Structures. In t is PGI Planned General Industrial
District, nonconforming uses and structures s all be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Stru•tures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PGI Planned Genera Industrial District, text and map
amendments shall be subject to the provisions •f Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PGI Planned General Industrial District, the use
and development of the land and structures s all be subject to the provisions of
Chapter 19.60"Planned Developments"of the I lgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PGI zoning district.
N. Conditional Uses. In this PGI Planned Genera Industrial District,conditional uses
shall be subject to the provisions of Chapter 19 65 "Conditional Uses", of the Elgin
Municipal Code, as amended. A conditional u.e may be requested by the property
owner without requiring an amendment to this PGI zoning district.
O. Variations. In this PGI Planned General In41ustrial District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Desig Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, .s amended. A variation may be
requested by the property owner without re•uiring an amendment to this PGI
zoning district.
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P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
•
avid J. Kapt„ , .,%or
Presented: December 5, 2018
Passed: December 5, 2018
Omnibus Vote: Yeas: 8 Nays: 0 .
Recorded: December 5, 2018 '0 ' '¢' '{
Published: December 7, 2018
Attest: ; ,� .
al/frf 0 (///K . ur-s� wA AX4.7
�k.f*4
Kimberly Dewis, t lerk
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EXHIBIT A
November 5, 2018
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, II,
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning& Zoning Commission regardi g Petition 38-18, an application by
COR3 Design LLC, as applicant, and R.L.R. Investments LL , as property owner, are requesting
approval of a Planned Development as a Map Amendment I sm GI General Industrial District to
PGI Planned General Industrial District with departures fro (1) Section 19.14.700 of the Elgin
Municipal Code, "Additional Architectural and Exterior :uilding Material Requirements for
Commercial, Industrial or Institutional Development", spec fically to allow architectural metal
panels as an exterior building material in excess of 25 percen of a building elevation, (2) Section
19.90.015, "Definitions and Regulations", and 19.12.600,"0.structions in Yards", specifically to
allow a commercial operations yard in the street yard, (3) '.ection 19.90.015, "Definitions and
Regulations", specifically to allow for screening of a co ercial operations yard with a fence
other than a"solid fence (SR)",(4) Section 19.90.015,"Defi l'tions and Regulations", specifically
to allow a 6-foot high fence in the street yard,and(5)Section 19.12.600,"Obstructions in Yards",
specifically to allow a generator in the street yard, all of w ch are necessary to construct a new
truck terminal addition to the existing building located at 3 5 Second Street, and to construct a
new truck maintenance building with accessory parking and storage for semi-trucks and trailers
on the property commonly known as 1751 Berkley Street. The property is zoned GI General
Industrial District(375 Second Street) and PGI Planned Gen: al Industrial District established by
Ordinance No. G51-17 (1751 Berkley Street).
GENERAL INFORMATION
Petition Number: 38-18
Property Location: 375 Second Street and 1751 Be kley Street
Requested Action: Planned Development as a Map Amendment
Current Zoning: GI General Industrial District(375 Second Street) and PGI Planned
General Industrial District established by Ordinance No. G51-17
(1751 Berkley Street)
Proposed Zoning: PGI Planned General Industrial District
Recommendation & Findings of Fact
Petition 38-18
November 5,2018
Existing Use: Trucking Service, and Freight Forwarding in General (375 Second
Street)Vacant,partially developed parking lot(1751 Berkley Street)
Proposed Use: Trucking Service, and Freight forwarding in General
Applicant: COR3 Design LLC
Owner R.L.R. Investments LLC
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
COR3 Design LLC, as applicant, and R.L.R. Investments LLC, as property owner, are requesting
approval of a Planned Development as a Map Amendment from GI General Industrial District to
PGI Planned General Industrial District with departures from (1) Section 19.14.700 of the Elgin
Municipal Code, "Additional Architectural and Exterior Building Material Requirements for
Commercial, Industrial or Institutional Development", specifically to allow architectural metal
panels as an exterior building material in excess of 25 percent of a building elevation, (2) Section
19.90.015,"Definitions and Regulations", and 19.12.600, "Obstructions in Yards", specifically to
allow a commercial operations yard in the street yard, (3) Section 19.90.015, "Definitions and
Regulations", specifically to allow for screening of a commercial operations yard with a fence
other than a"solid fence(SR)",(4) Section 19.90.015,"Definitions and Regulations", specifically
to allow a 6-foot high fence in the street yard, and(5) Section 19.12.600,"Obstructions in Yards",
specifically to allow a generator in the street yard, all of whi h are necessary to construct a new
truck terminal addition to the existing building located at 37 Second Street, and to construct a
new truck maintenance building with accessory parking and storage for semi-trucks and trailers
on the property commonly known as 1751 Berkley Street.
The subject properties are located in the southwest industrial park generally located south of US
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
Route 20 and east of McLean Boulevard. The 10-acre property at 375 Second Street (north lot) is
improved with a 61,720-square foot trucking terminal facility with 113 loading docks, and an
approximately 8,500-square foot truck maintenance building with accessory parking.The property
has been home to a trucking service company since 1964, and is currently occupied by R+L
Carriers, a trucking service and freight transportation company.
The 7.3-acre property at
� c •. 1751 Berkley Street (south
�:� lot), located across the
rot,- 11. —y '
1...„,
� BJECT �` ►, t _ street from the north lot, is
'"i* ,c .2 SUBJECT t-+,
' 0 `.0'' : I PROPERT �� f partially improved with a
1:.
NORTH LOT a ',..,.•:c `:.4•'•.;». 4. ' deteriorated parking lot
. . i i . `".,,,• : , ....• that was previously used
X+ ;trt ' �4'+ .4610by the businesses in the
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�''�
rc { adjacent 1600 Fleetwood
r y. `, • — Drive property. R+L
• � r'— �, Carriers recently
a. , _ .._. I 'ill f E . '`. purchased the south lot
` --= —Ai1 1 ,' � from the owners of 1600
- Fleetwood Drive property
/�Q ^'? i, with plans to expand their
CJ - ►"
1 operations.
Figure 2.Zoning map of subject and surrounding properties.
Most surrounding properties are zoned GI General Industrial and are occupied by light-industrial,
manufacturing and warehouse uses. Adjacent uses include ACL self-storage facility, XPO
Logistics, a trucking service company, ComEd office and maintenance facility, and Stamar
Packaging, a wholesale packaging company. A small unincorporated residential area with single-
family homes is located north of the north lot along South Street. Elgin Community College(ECC)
owns the PCF Planned Community Facility-zoned property directly to the south,which is home to
ECC's Industry Training Center.
Proposal
The applicant is requesting approval of a planned development to expand its trucking facility on
the north lot and to construct a new truck maintenance facility on the recently acquired south lot
with additional parking and storage for semi-trucks and trailers.
South Lot
Phase I of the expansion would include the construction of the truck maintenance facility and
parking for employees and storage of semi-trucks and trailers on the south lot. The 10,875-square
foot truck maintenance building would be constructed near the center of the site along the east
property line with truck parking located in the street yards surrounding the building. The parking
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
area would also include three fuel islands covered by a canopy. The employee parking lot would
be constructed in the northwest corner of the site with a total of 126 parking spaces. A new surface
stormwater detention facility would be provided on the southern portion of the lot along Fleetwood
Drive to meet all requirements of the stormwater ordinance.
I 1 - -=•' .y 70— -=- r-� Access to the south lot
jet ... I• I f,t�i.f Ir*�- °a '« A.+ would be provided via two
:f aS iiiv driveways along Berkley
® . o� �. _ Street. The western
t a K,,, •
�' ', driveway would provide
=1~ access to the employee
® parking lot, while the
® ea..'. eastern driveway would
I ""' _,,,. '`-�, provide access to the truck
r
'*` " 1_ maintenance facility and
s4 *..s flash .
_ • +° w truck parking areas. For0 *� security purposes, and to
.� provide adequate
wC screening of the truck
�' - parking areas(commercial
`gl;
�� ;.-- � operations yard), the
d. + ' entire south lot would be
e ti
PI-
' I enclosed with a 6-ft high
Il !l+J open-design, black
�. '-' ! aluminum fence.
r� - �'jf- -' "J -`"-- --- —'" - -'I Extensive landscaping
114
, e , ;i A ° `"""`°2°° , 'y with a total of 85 new trees
'' • � t would be installed along
I Y'�� �,,.,, n the exterior of the fence
I '_ __mc. �.�i-- .- •,
• _ .., .t.. - - __ ._ andwithin the parkways
along Fleetwood Drive,
Figure 3:Proposed truck maintenance facility and parking lot on the south lot. Second Street,and Berkley
Street. The applicant will
also install a new public sidewalk along the north side of Fleetwood Drive and the east side of
Second Street with pedestrian crosswalks at Fleetwood Drive and Berkley Street. These sidewalks
provide a connection from the facility to existing bus stops that serve the industrial park, as well
as to Elgin Community College located just to the south.
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
North Lot
Upon completion of the new truck maintenance building on the south lot, Phase II would include
R+L's expansion on the north lot. The existing truck maintenance building on the north lot, and
the existing office portion of the main terminal building would be demolished.The applicant would
remodel the southern portion of the existing terminal building into a new 4,367-square foot office
area and construct a
25,440-square foot
v x r
addition for a
1I-1 second trucking
terminal with 50
;tri:--,---7.i.:=7,
,= '_ r. new loading docks.
-- ' ff .I With 113 loading
L ! docks in the
_ _ ".. existing terminal,
the facility would
� • • • • • ••• —
• have a total of 163} • , • fi
l ' _ " loading docks. The
new office area
would receive a
a�..t. 4 I TI .� -.97. t i i f..„ '4 - ,: t complete redesign
:. ,'- •Q with exterior stucco
1 i- s"' - "- walls and the
. 1 ` %,- _._... company's
' `J- _ `' trademark green-
) ,� .�
4 .._ ,.� - , rte-•; . and-white color
— accents to serve as
lt.au.y tiYwt _ —
-- — - ------ the main employee
Figure 3:Proposed site plan for the terminal addition on the north lot
and customer entrance. A second parking lot with 36 parking spaces would be constructed at the
northeast corner of Second Street and Berkley Street. This lot would be available to visitors and
other employees.
The existing chain link fence with barbed wire on top, located along Berkley Street, would be
replaced with the new six-foot high black aluminum open-design fence to match the new fence on
the south lot. The existing access driveway on Second Street would be relocated slightly to the
south and provide access to the new parking lot adjacent to the office portion of the building. The
main driveway on Berkley Street would be relocated to the east for truck access to both terminals.
The applicant would install four new trees along Berkley Street to complement the existing trees,
and would also install five new trees in and around the new parking lot at the northeast corner of
Second Street and Berkley Street. A new public sidewalk would be constructed along the north
side of Berkley Street.
The Community Development Department offers the following additional information:
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
A. Property History.The subject property was annexed io the city in 1962.Upon annexation,
the property was zoned M1 Limited Manufacturing The main portion of the existing
terminal building was constructed in 1964.In 1992,the property was rezoned to GI General
Industrial District as part of the comprehensive amen.ment to the zoning ordinance. The
existing terminal was expanded by the current user, R L Carriers, in 2000.
B. Surrounding Land Use and Zoning. The properti:s to the west are zoned GI General
Industrial District and are improved with a variety of li: t-industrial and warehousing uses,
including the ComEd office and fleet maintenance f.cility, and XPO, a trucking service
company. Several single-family residences,which are located within unincorporated Kane
County,are located to the north along South Street.Ea•t of the north lot is ACL self-storage
facility, zoned CI Commercial Industrial District . • several other light-industrial and
office uses along Berkley Street, zoned GI General Industrial District.
East of the south lot is the 246,000-square foot, 1601 Fleetwood Drive property home to
Stamar Packaging warehousing use,which is also zon-, GI General Industrial District. To
the south,across Fleetwood Drive, is ECC's Industry raining Center,zoned PCF Planned
Community Facility District.
C. Comprehensive Plan.The subject property is design.ted as Light Industrial by the City's
2018 Comprehensive Plan. This land use includes li: t-industrial uses and business parks
consisting of a range of uses such as research and •evelopment, light distribution and
warehousing, light manufacturing, and service and onsumer-oriented businesses. The
scale and intensity of these uses should vary based o context and respect the scale and
character of nearby housing when located near a r: idential area. When adjacent to a
commercial district or residential neighborhoods, b ering and screening should be in
place to appropriately mitigate potential negative impacts and nuisances. Generally
speaking, light-industrial uses and activities are 'Inducted entirely indoors and are
relatively low in intensity with limited impact on adja ent properties.
D. Zoning District. The applicant is proposing to establi.h a PGI Planned General Industrial
District. The purpose of the PGI District is to pro 'de an alternate planned industrial
environment for those industrial uses that do not requi e the location or environment of an
ORI zoning district. A PGI zoning district is most sim lar to,but departs from the standard
requirements of the GI zoning district.
E. Trend of Development. The subject property is loca led in the light-industrial area in the
southwest part of the city near the intersection of Sout McLean Boulevard and US Route
20. The southern part of the industrial park is home to Elgin Community College campus,
while the properties along South McLean Boule , d have developed with general
commercial, auto-oriented uses, and restaurants. Th- e has been no new development
within the industrial park in recent years,other than mi or interior renovations of buildings
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
to accommodate new users over time. That being said, staff is noting a renewed interest in
the area following the completion of the Route 20 and McLean Boulevard intersection and
the improved access that this project has provided for this industrial area. Several properties
within the industrial park have developed with freight and cargo transportation and
distribution companies.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 38-18 on November 5, 2018. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings and Recommendation to the Planning
& Zoning Commission dated November 5, 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
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. R+L Carriers currently occupies the 10-acre property at 375
Second Street which includes an approximately 62,500-square foot truck loading terminal
with 113 loading docks and an office area. An approximately 8,000-squre foot truck
maintenance building is also located on the property. The applicant is proposing to
demolish the existing truck maintenance building to accommodate the construction of the
proposed 25,440-square foot addition on the east side of the of the existing building that
will include additional 50 loading docks. The total building coverage proposed is 84,364
square feet which is far less than the maximum permitted building coverage on the property
which is 225,087 square feet.
The 7.3 acre south lot at 1751 Berkley Street is largely vacant and is only partially
improved with an existing unused and deteriorating parking lot. The proposed 10,875-
square foot truck maintenance facility represents only 3.5 percent building coverage on the
property,where the maximum permitted building coverage is 52 percent or 166,528 square
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
feet.
The proposed improvements on both properties would include a surface stormwater
detention facility on each lot which meets the requir- ents of the Kane County stormwater
ordinance. There are no significant natural features i cluding topography, watercourses,
vegetation, and existing improvements that would hav- a negative impact on the proposed
development.
B. Sewer and Water Standard.The suitability of the sub'ect property for the intended zoning
district with respect to the availability of adequate Mu icipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the int:1 ded zoning district with respect to
the availability of adequate water, sanitary treatment and storm water control facilities.
The existing building at 375 Second Street is served with municipal, sanitary and water
services. The applicant would upgrade the water lin: servicing the building to meet the
City requirements for water service and fire protectio . All existing utilities are available
and can provide adequate water and sanitary sewer ne-.s for the development on both lots.
The proposed improvements on both lots would incl de a surface stormwater detention
facility on each lot which meets the requirement of the Kane County stormwater
ordinance.
C. Traffic and Parking Standard. The suitability oft 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 cen,ral and accessible to the area or
population served without requiring traffic move ents through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined b the "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 res'sonable use of the property and
consistent with current traffic engineering stand rds. 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 v-hicular access to or from a public
right of way should be aligned directly opposite e 'sting 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 circ lation designed to minimize traffic
congestion.
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
The existing access driveway on the north lot along Second Street would be relocated to
the south to provide access to the new employee and customer parking adjacent to the
office portion of the building, which is separated from the access driveway for truck traffic
on Berkley Street. The existing driveway for trucks along Berkley Street would be
relocated to the east to provide truck access to both terminals. The truck access driveway
for the north lot is located east of the new truck access driveway for the south lot on Berkley
Street, but will include wider flares to allow for easy truck circulation between the two
properties.A second access driveway for the south lot along Berkley Street is located closer
to the intersection with Second Street to provide access to the employee parking lot and to
avoid any conflicts with the truck traffic and turning movements between the two
properties. All surrounding streets have adequate capacity to absorb the additional truck
traffic resulting from the facility expansion,and they would maintain generally congestion-
free vehicular circulation.
The expanded trucking facility is required to provide 98 parking spaces(one parking space
per 250 square feet of office floor area, plus one parking space per 1,000 square feet of
warehouse/truck loading and repair areas). With 162 parking spaces proposed(36 parking
spaces in the employee parking lot on the north lot and 126 parking spaces in the employee
parking lot on the south lot), the property exceeds the parking requirement.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. 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 existing 10-acre north lot includes two buildings with a total floor area of
approximately 70,500 square feet, while the maximum permitted floor area on the lot is
275,896 square feet. With the proposed addition, the proposed building on the north lot
would have a total area of 84,364 square feet, which is still well below the maximum
permitted floor area on the property. The proposed addition represents a more appropriate
scale of development on the 10-acre property within the industrial park.
The 7.3 acre south lot is partially improved with an underutilized and deteriorating parking
lot that was formerly part of the 1600 Fleetwood Drive property. The establishment of the
proposed planned development would allow for the long underutilized property to be
improved with a truck maintenance facility with parking for all facility employees and
storage of semi-trucks and trailers.
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.
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
Findings. The property is suitable for the intend:, zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The applicant is
proposing to establish a PGI Planned General Indus I 'al District which would allow the
proposed improvements on the north lot and the co struction of the truck maintenance
facility with accessory parking on the south lot. The ;proposed development is consistent
with the surrounding zoning classifications and land I ses. The properties to the west are
zoned GI General Industrial District and are improved ith a variety of light-industrial and
warehousing uses, including the ComEd office and flet maintenance facility, and XPO, a
trucking service company. Several single-family re'idences, which are located within
unincorporated Kane County, are to the north along `outh Street. East of the north lot is
ACL self-storage facility,zoned CI Commercial Indus 'al District,and several other light-
industrial and office uses along Berkley Street, zoned GI General Industrial District. East
of the south lot is the 246,000-square foot, 1600 Flee ood Drive property home to Stamar
Packaging warehousing use, which is also zoned GI General Industrial District. To the
south, across Fleetwood Drive, is ECC's Industry T .ining Center, zoned PCF Planned
Community Facility District.
F. Trend of Development Standard. The suitability oft e subject property for the intended
zoning district with respect to consistency with an ex sting pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the int- ded zoning district with respect to
consistency with an existing pattern of development or: identifiable trend of development
in the area. The property is located in the light-indus al area in the southwest part of the
city near the intersection of South McLean Boulevard : d US Route 20. The southern part
of the industrial park is home to Elgin Community C i liege campus, while the properties
along South McLean Boulevard have developed wi general commercial, auto-oriented
uses, and restaurants. There has been no new develo.ment within the industrial park in
recent years,other than minor interior renovations of i ildings to accommodate new users
over time. That being said, staff is noting a renew:4, interest in the area following the
completion of the Route 20 and McLean Boulevard i tersection and the improved access
that this project has provided for this industrial area. Se eral properties within the industrial
park have developed with freight and cargo transporta ion and distribution companies.
G. Zoning/Planned Development District Standard: e suitability of the subject property
for the intended zoning district with respect to con ormance 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 intend;.. zoning district with respect to
conformance to the provisions for the purpose and in gent and the location and size of the
zoning district. The applicant is proposing to establis a PGI Planned General Industrial
District. The purpose of the PGI District is to pro i'de an alternate planned industrial
environment for those industrial uses that do not requi e the location or environment of an
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Recommendation& Findings of Fact
Petition 38-18
November 5, 2018
ORI zoning district. A PGI zoning district is most sim lar to, but departs from the standard
requirements of the GI zoning district.
H. Comprehensive Plan Standard. The suitability oft e subject property for the intended
zoning district with respect to conformance to the gals, objectives, and policies of the
Official Comprehensive Plan.
Findings. The subject property is suitable for the int:nded zoning district with respect to
conformance to the goals,objectives,and policies oft e Official Comprehensive Plan.The
subject property is designated as Light Industrial by le City's 2018 Comprehensive Plan.
This land use includes light-industrial uses and busine.s parks consisting of a range of uses
such as research and development,light distribution . d warehousing,light manufacturing,
and service and consumer-oriented businesses.The sc;le and intensity of these uses should
vary based on context and respect the scale and chara ter of nearby housing when located
near a residential area. When adjacent to a ••mmercial 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 rel.tively low in intensity with limited
impact on adjacent properties.
ADDITIONAL STANDARDS FOR PLANNED DEVEL I PMENTS
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 'ntroducing a land use not otherwise
permitted on the subject property.
Findings.This standard is not applicable.The applic. t is requesting approval of a planned
development as a map amendment.
J. Natural Preservation Standard. The suitability oft e subject property for the intended
planned development with respect to the preservatio of all significant natural features
including topography, watercourses, wetlands, and v.:etation.
Findings. The subject property is suitable for the i tended planned development with
respect to the preservation of all significant na al features including topography,
watercourses, wetlands, and vegetation. No signifi ant watercourses or wetlands are
present on either the north or the south lots. The no lot is improved with buildings and
vehicle use areas that cover nearly the entire north lot Extensive landscaping exists along
the street, which will be preserved. The applicant wil plant eight additional trees around
the new employee parking lot and along Berkley Streit.
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
The south lot includes several trees in poor condition within the existing deteriorating
parking lot. The remainder of the property is an open ,, ass field. The applicant will install
new landscaping with trees and shrubs to adequately sc een the commercial operations yard
for storage of semi-trucks and trailers. A total of 85 ew trees would be installed within
the parkways along Fleetwood Drive, Second Street and Berkley Street, and along the
perimeter of the fence.
K. Internal Land Use. The suitability of the subject ,.roperty for the intended planned
development with respect to the land uses permitted w thin the development being located,
designed, and operated so as to exercise no undue de imental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the i tended planned development with
respect to the land uses permitted within the develo iiment being located, designed, and
operated so as to exercise no undue detrimental influe ce on each other or on surrounding
properties. The applicant is proposing to expand its i eking operations onto the south lot.
The truck access driveways for the north and south lot. are located along Berkley Street in
close proximity to each other. Because trucks are exp•cted to transverse between the lots,
the driveway flares are wider than typical to allow the cks to make the necessary turning
movements to transition from one lot to the other. I e applicant has also separated the
employee and guest parking lots from the truck par ng areas to minimize any conflicts.
The future traffic circulation between the lots will n i t have any negative impact on the
surroundings properties,and overall,the use and development on the property will continue
to be operated with no negative impact on the surroun o ing properties.
PLANNED DEVELOPMENT DEPARTURES AND EX•EPTIONS
The applicant is requesting the following departures fro the requirements of the zoning
ordinance:
1. Section 19.14.700, "Additional Architectural , d Exterior Building Material
Requirements for Commercial, Industrial or Inst tutional Development". Exterior
building materials are limited to high-quality traditio al building materials such as brick,
natural stone, natural stucco/plaster, terra cotta, t le, glass and composite building
materials, such as precast concrete panels designed to ook like natural materials.Artificial
building materials, such as architectural metal sidin:., shall not comprise more than 25
percent of an exterior elevation. The applicant is pro osing to install metal siding on the
new truck terminal addition and on the new truck mai tenance building in an amount that
is approximately 75 percent of the exterior elevation• on the truck terminal addition and
approximately 60 percent on the truck maintenance b ilding.
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
2. Section 19.90.015, "Definitions and Regulations", and Section 19.12.600,
"Obstructions in Yards". A commercial operations yard (storage of semi-trucks and
trailers) is only allowed in side and rear yards. The applicant is proposing a commercial
operations yard in the street yard along Berkley Street on the north lot, and in the street
yards along Fleetwood Drive, Second Street and Berkley Street on the south lot.
3. Section 19.90.015, "Definitions and Regulations". A commercial operations yard must
be enclosed with a six foot high solid fence. The applicant is proposing to enclose the
commercial operations yards on the north and south lots with a six-foot high, black
ornamental, open-design fence.
4. Section 19.90.015, "Definitions and Regulations". A maximum four-foot high open
design fence is allowed within street yards. The applicant is proposing a six-foot high,
black ornamental, open-design fence in the street yards around the commercial operations
yards.
5. Section 19.12.600, "Obstructions in Yards". A generator is permitted to be located in
side and rear yards only. The applicant is proposing to install a new generator within the
street yard along Second Street on the north lot.
Staff finds the proposed departures are appropriate for the proposed development and are
consistent with other recent industrial/warehousing developments in the city. The proposed metal
siding on the truck terminal addition and on the new truck maintenance building would be
consistent with the existing truck terminal building on the north lot. The proposed 8-foot high
masonry base on the new maintenance building is similar to the truck maintenance buildings
recently approved and constructed at Safety-Kleen at 1502-1506 Villa Street, which also have an
8-foot high masonry base and metal siding on all building elevations.
The proposed commercial operations yards in the street yards along Fleetwood Drive, Second
Street, and Berkley Street are a result of the placement of the truck maintenance building away
from the streets and along the east property line of the south lot. As a result, all property areas
north,south,and west of the building are classified as street yards.The location of the maintenance
building was designed to accommodate easy truck access from the north lot and for ease of truck
maneuvering on the south lot.
The north lot is currently enclosed with a six-foot high,black chain link fence with barbed wire on
top. The proposed six-foot high, black, ornamental, open-design fence is more appropriate and
more desirable along a street than the existing chain link fence with barbed wire on top. The new
six-foot high fence provides more security than a code-allowed, four-foot high fence. The
applicant would add new landscaping and trees along the perimeter of the fence to soften its impact
on the surrounding properties.
The location of the new generator in the street yard along Second Street on the north lot was
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
selected due to the presence of two other generators in the same location. The new generator was
relocated from the south side of the building to the west side of the building due to availability of
utilities and ease of access. The generator would be located behind the new fence and screened
from the public view.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 38-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by COR3 Design
LLC, as applicant, and R.L.R. Investments LLC, as property owner, received August 27,
2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance letter, received November 5, 2018;
b. Undated R+L Carriers Material color and finish samples document, received August
15, 2018;
c. Industrial Strength Steel AEGIS II Invincible 2/3 —Rail fence plan by Ameristar, dated
April 17, 2015, received October 5, 2018;
d. Undated Vertical Pivot Lift Gate Styles by AG AutoGate, received October 5, 2018;
e. Undated "The High-Security Series Full-Height Turnstile (Single)" plan, received
October 5, 2015;
f. A.L.T.A./N.S.P.S. Land Title Survey, prepared by Spaceco Inc., dated August 24,
2017, last revised March 13, 2018;
g. Terminal and Office Elevations Sheet A5.02 in color,prepared by COR3 Design, LLC,
dated May 12, 2018, last revised October 2, 2018, with such further revisions as
required by the Community Development Director;
h. Terminal Building Overall Floor Plan Sheet A2.01.1,prepared by COR3 Design, LLC,
dated June 12, 2018, with such further revisions as required by the Community
Development Director;
i. Terminal Building-Enlarged Office Floor Plan Sheet 2.01.2, prepared by COR3
Design, LLC, dated June 12, 2018, with such further revisions as required by the
Community Development Director;
j. Terminal Building-Enlarged Floor Plan Sheet A2.01.3, prepared by COR3 Design,
LLC, dated June 12, 2018, with such further revisions as required by the Community
Development Director;
k. Fuel Island Sheet A2.03, prepared by COR3 Design, LLC, dated June 12, 2018, with
such further revisions as required by the Community Development Director;
1. Terminal Building Elevations Sheet A5.01, prepared by COR3 Design, LLC, dated
June 12, 2018,with such further revisions as required by the Community Development
Director;
m. Terminal and Office Elevations Sheet A5.02 in black and white, prepared by COR3
Design, LLC, dated June 12, 2018, with such further revisions as required by the
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
Community Development Director;
n. Maintenance Building-Overall Floor Plan Sheet A2.01, prepared by COR3 Design,
LLC, dated June 12, 2018, with such further revisions as required by the Community
Development Director;
o. Maintenance Building — Elevations Sheet A5.04, prepared by COR3 Design, LLC,
dated June 12, 2018, received October 1, 2018, with such further revisions as required
by the Community Development Director;
p. R&L Carriers Proposed Office & Truck Terminal Building Expansion engineering
plans, prepared by Norman J. Toberman & Associates, LLC, dated October 4, 2018,
with such further revisions as required by the City Engineer;
q. R&L Carriers Proposed Maintenance Building & Parking Lot engineering plans,
prepared by Norman J.Toberman&Associates, LLC,dated October 4,2018,with such
further revisions as required by the City Engineer;
r. Semitruck Turning Exhibit Sheet TE-1, prepared by Norman J. Toberman &
Associates, LLC, dated August 2, 2018; and
s. Buckeye "500" VPG (21'-6"x6'-0") fence plan, by AutoGate, dated January 24, 2018.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to construct a commercial operations yard in the street yards
along Fleetwood Drive, Second Street, and Berkley Street on the property commonly
known as 1751 Berkley Street, and in the street yard along Berkley Street on the property
commonly known as 375 Second Street in substantial conformance to the following:
a. R&L Carriers Proposed Office & Truck Terminal Building Expansion engineering
plans, prepared by Norman J. Toberman & Associates, LLC, dated October 4, 2018,
with such further revisions as required by the City Engineer;
b. R&L Carriers Proposed Maintenance Building & Parking Lot engineering plans,
prepared by Norman J.Toberman&Associates,LLC,dated October 4,2018,with such
further revisions as required by the City Engineer;
3. A departure is hereby granted to screen the commercial operations yard with a fence other
than a six-foot high solid fence. A six-foot high, open-design,black, aluminum fence shall
be installed in the street yards to enclose the proposed commercial operations yards along
Fleetwood Drive, Second Street, and Berkley Street on the property commonly known as
1751 Berkley Street, and in the street yard along Berkley Street on the property commonly
known as 375 Second Street in substantial conformance to the following:
a. Industrial Strength Steel AEGIS II Invincible 2/3 —Rail fence plan by Ameristar, dated
April 17, 2015, received October 5, 2018;
b. Undated Vertical Pivot Lift Gate Styles by AG AutoGate, received October 5, 2018;
c. R&L Carriers Proposed Office & Truck Terminal Building Expansion engineering
plans, prepared by Norman J. Toberman & Associates, LLC, dated October 4, 2018,
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
with such further revisions as required by the City Engineer;
d. R&L Carriers Proposed Maintenance Building & Parking Lot engineering plans,
prepared by Norman J.Toberman&Associates, LLC,dated October 4,2018,with such
further revisions as required by the City Engineer;
4. A departure is hereby granted to install a maximum six-foot high, open-design, black,
aluminum fence in the street yards along Fleetwood Drive, Second Street, and Berkley
Street on the property commonly known as 1751 Berkley Street, and in the street yard
along Berkley Street on the property commonly known as 375 Second Street,in substantial
conformance to the following:
a. Industrial Strength Steel AEGIS II Invincible 2/3 —Rail fence plan by Ameristar, dated
April 17, 2015, received October 5, 2018;
b. Undated Vertical Pivot Lift Gate Styles by AG AutoGate, received October 5, 2018;
c. R&L Carriers Proposed Office & Truck Terminal Building Expansion engineering
plans, prepared by Norman J. Toberman & Associates, LLC, dated October 4, 2018,
with such further revisions as required by the City Engineer;
d. R&L Carriers Proposed Maintenance Building & Parking Lot engineering plans,
prepared by Norman J.Toberman&Associates, LLC,dated October 4,2018,with such
further revisions as required by the City Engineer;
5. A departure is hereby granted to allow the installation of architectural metal siding in
excess of twenty five percent (25%) of an exterior elevation on the property commonly
known as 1751 Berkley Street, and on the property commonly known as 375 Second Street
in substantial conformance to the following:
a. Undated R+L Carriers Material color and finish samples document, received August
15, 2018;
b. Terminal and Office Elevations Sheet A5.02 in color,prepared by COR3 Design, LLC,
dated May 12, 2018, last revised October 2, 2018, with such further revisions as
required by the Community Development Director;
c. Terminal Building Elevations Sheet A5.01, prepared by COR3 Design, LLC, dated
June 12 ,2018,with such further revisions as required by the Community Development
Director;
d. Terminal and Office Elevations Sheet A5.02 in black and white, prepared by COR3
Design, LLC, dated June 12, 2018, with such further revisions as required by the
Community Development Director; and
e. Maintenance Building — Elevations Sheet A5.04, prepared by COR3 Design, LLC,
dated June 12, 2018, received October 1, 2018, with such further revisions as required
by the Community Development Director.
6. A departure is hereby granted to permit the installation of a generator in the street yard
along Second Street in substantial conformance to the following:
a. R&L Carriers Proposed Office & Truck Terminal Building Expansion engineering
plans, prepared by Norman J. Toberman & Associates, LLC, dated October 4, 2018,
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Recommendation & Findings of Fact
Petition 38-18
November 5, 2018
with such further revisions as required by the City Engineer.
7. Notwithstanding the provisions of Chapter 19.52 of the Elgin Municipal Code regarding
"Nonconforming Uses& Structures", at any time following the issuance of a Certificate of
Occupancy for Phase II of the work described within this application, where the applicant,
owner, operator, or successors in interest wish to replace any portion of the existing chain
link and barbed wire fence located on the property commonly known as 275 Second Street
for any reason, including but not limited to damage, destruction, or deterioration, said
replacement fence shall only be a six-foot high,open-design,black,aluminum fence which
matches the six-foot high, open-design,black, aluminum fence installed upon the property
commonly known as 1751 Berkley Street.
8. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
38-18, subject to the conditions outlined by the Community Development Department, was four
(4) yes, zero (0) no, and zero (0) abstentions. Two members were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning& Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
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South Stk.;
_ " Subject Property
= • - • Petition 38 -18
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Fleetwood Dr
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EXHIBIT A
Aerial/Location Map N
W—aJ-E
S
Map prepared by City of Elgin 0 60 120 240 360 a8o
Feet
Department of Community Development
I ` _ � v& •,"TFR L
SFR1 H 111111t $d4II
g� Meyer St
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Subject Property
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4iip' Petition 38 -18
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South St
419J RB
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'Low 11/4-: , _ a-- '' '
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Legend
1=1RC1 Residence Conservation 1
RC2 Residence Conservation 2 '
QRC3 Residence Conservation 3
.iiiiii i
Q PRC Planned Residence Conservation
Berke St ' --- L
Q SFR1 Single Family Residence 1 —
O PSFR1 Planned Single Family Residence 1 -- -.
Q SFR2 Single Family Residence 2 t
O PSFR2 Planned Single Family Residence 2 a 1
Q TRF Two Family Residence a i
QPTRF Planned Two Family Residence • , PGI
O MFR Multiple Family Residence a
Q PMFR Planned Multiple Family Residence
111101 . . ,
Q RB Residence Business •
QPRB Planned Residential Business i
®NB Neighborhood Business "
-PNB Planned Neighborhood Business Fleetwood Dr
-AB Area Business . • .C
-PAB Planned Area Business 1
-CC1 Center City 1i ,
-CC2 Center City 2
-PCC Planned Center City -
-ORI Office Research Industrial W
-PORI Planned Office Research Industrial PC F
-GI General Industrial
-PGI Planned General Industrial
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MICI Commercial Industrial 4st4d
-CF Community Facility O444*1
-PCF Planned Community Facility " PNB t
EXHIBIT B Zoning Map N
W+E
S
Map prepared by City of Elgin 0 87.5 175 350 525 700
Department of Community Development Feet
South St
Subject Property
1751 Berkley St & 375 Second St.
Petition 38 -18
M 0622151001
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Berkley St
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0622152002 Q.CD
Fleetwood Dr
1
I
EXHBIITC Parcel Map
City of Elgin 0 55 110 220 330 440
Department of Community Development aFeet
EXHIBIT D
SITE LOCATION
1751 Berkley St and 375 econd St.
Petition 38-18
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Area Zoning Map
EXHIBIT D
SITE LOCATION
1751 Berkley St and 375 econd St.
Petition 38-18
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Bird's eye view looking north
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
1751 Berkley St and 375 Second St.
Petition 38-18
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Existing front office portion entra ce — North Lot
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Existing street yard screening_along S Gond St =North Lot
EXHIBIT D
SITE LOCATION
1751 Berkley St and 375 Second St.
Petition 38-18
•
Existing street yard screening along Berkley St — North Lot
4
South Lot-view from Berkley Street
EXHIBIT D
SITE LOCATION
1751 Berkley St and 375 Second St.
Petition 38-1I
South Lot view from Fle•twood Dr
ISouth-Lot view_from Second-St -- - 5