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HomeMy WebLinkAboutG37-97 elk Ordinance No. G37-97 AN ORDINANCE RECLASSIFYING PROPERTY IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT ( 945 North State Street) WHEREAS, written application has been made to reclassify said property in the PGI Planned General Industrial District; and WHEREAS, the Planning and Development Commission has conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified; and WHEREAS, the City Council has reviewed the findings and recommendation of the Planning and Development Commission and concurs in such recommendations . NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled "Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the ' Zoning District Map' , as amended, be and are hereby altered by including in the PGI Planned General Industrial District, the following described property: PROPERTY LEGALLY DESCRIBED AS: LOTS 1, 2, 3, 4 , AND 5 (EXCEPT THAT PART OF LOT 5 LYING WESTERLY OF A LINE DRAWN FROM A POINT IN THE NORTHERLY LINE OF SAID LOT, 35 . 0 FEET EAST OF THE NORTHWEST CORNER TO A POINT IN THE SOUTHERLY LINE OF SAID LOT, 42 . 0 FEET EAST OF THE SOUTHWEST CORNER) , AND LOTS 6 , 7 , AND 8 (EXCEPT THE WESTERLY 35 FEET OF SAID LOTS 6 , 7 , AND 8) IN BLOCK IV OF SADLER'S ADDITION TO ELGIN AND THE VACATED PORTION OF STEEL STREET LYING BETWEEN JERUSHA AND BELLE AVENUE IN SADLER' S ADDITION TO ELGIN, IN THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE TOWNSHIP OF ELGIN, COUNTY OF KANE, STATE OF ILLINOIS, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 14 , 1892, AS DOCUMENT 44248 IN PLAT BOOK 11 , PAGE 40, IN THE RECORDER' S OFFICE, KANE .. COUNTY, ILLINOIS (COMMONLY KNOWN AS 945 NORTH STATE STREET) . f Section 2 . That the City Council of the City of Elgin hereby adopts the Findings of Fact made by the Planning and Development Commission, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, and grants the classification of PGI Planned General Industrial District at 945 North State Street in accordance with the following provisions : A. Purpose. The purpose of this 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. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol " (SR) " , shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19 . 90, Supplementary Regulations, of the Elgin Municipal Code, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PGI zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 05, General Provisions, of the Elgin Municipal Code, as amended. D. Zoning Districts - Generally. In this PGI zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07, Zoning Districts, of the Elgin Municipal Code, as amended. E. Land Use. In this PGI zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 10 Land Use, of the Elgin Municipal Code, as amended. The following enumerated "land uses" (SR) shall be the only land uses allowed as a "permitted use" (SR) in this PGI district: Municipal Services Division. 1 . Public parks, recreation, open space (UNCL) on a "zoning lot" [SR] containing less than two acres of land. Offices Division. emb. 2 . "Offices" [SR] (UNCL) . Finance, Insurance, and Real Estate Division. 3 . "Development sales offices" [SR] (UNCL) . 4 . Finance, insurance and real estate (H) . Services Division. 5 . Commercial, economic, sociological, and educational research ( 8732 ) . 6 . Commercial physical and biological research ( 8731) . 7 . Computer programming, data processing, and other computer related services ( 737 ) . 8 . Computer rental and leasing ( 7377 ) . 9 . Consumer credit reporting agencies, mercantile reporting agencies, and adjustment and collection agencies ( 732 ) . 10 . Detective and guard services ( 7381) . 11 . Electrical and electronic repair shops ( 7622 ) . 12 . Engineering, accounting, research, management, and related services ( 87 ) . 13 . Home health care services ( 808) . 14 . Job training and vocational rehabilitation services ( 833) . 15 . Legal services ( 811 ) . 16 . Mailing, reproduction, commercial art and photography, and stenographic services ( 733) . 17 . Management and public relations services ( 874 ) . 18 . Medical and dental laboratories ( 807 ) . 19 . Membership organizations ( 86 ) . 20 . Miscellaneous equipment rental and leasing ( 735) . 21 . Motion picture distribution and allied services ( 782 ) . 22 . Motion picture production and allied services ( 781 ) . 23 . Services to dwellings and other buildings ( 734 ) . 24 . Tax return preparation services ( 7291) . 25 . Testing laboratories ( 8734 ) . 26 . Vocational schools ( 824 ) . 27 . Watch, clock, and jewelry repair ( 763) . Retail Trade Division. 28 . Auction rooms ( 5999 ) . 29 . Automatic merchandising machine operators ( 5962 ) . 30 . Catalog and mail order houses ( 5961 ) . 31 . Direct selling establishments (5963) . Manufacturing Division. 32 . Computer and office equipment ( 357 ) . 33 . Electronic and other electrical equipment and components ( 36 ) . 34 . Measuring, analyzing, and controlling instruments; photographic, medical, and optical goods; and watches and clocks ( 38) . 35 . Printing, publishing, and allied industries (27 ) . 36 . Transportation equipment ( 37 ) . Wholesale Trade Division. 37 . Chemicals and allied products (516 ) . 38. Drugs, drug proprietaries and druggists ' sundries (512 ) . 39 . Electrical goods (506) . 40 . Professional and commercial equipment and supplies ( 504) . Transportation, Communication and Utilities Division. 41 . Arrangement of passenger transportation (472 ) . 42 . Arrangement of transportation of freight and cargo (473) . 43 . Branch United States post offices ( 4311) . 44 . Cable and other pay television services (484 ) . 45 . Communication services not elsewhere classified (489 ) . 46 . "Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL) . 47 . "Commercial Antenna Tower" [SR] (UNCL) . 48 . Freight forwarding in general (4731 ) . 49 . Natural gas transmission and distribution ( 4922) ( 4924 ) . 50 . Telegraph and other message communications (482 ) . 51 . Telephone communications (481) . Miscellaneous Uses Division. 52 . "Fences and walls" [SR] (UNCL) . e` 53 . "Loading facilities" [SR] (UNCL) , exclusively "accessory" [SR] to a permitted use allowed in the PGI Planned General Industrial District, subject to the provisions of Chapter 19 . 47 , Off Street Loading. 54 . "Parking lots" [SR] (UNCL) , exclusively "accessory" [SR] to a permitted use allowed in the PGI Planned General Industrial District, subject to the provisions of Chapter 19 . 45, Off Street Parking. 55 . "Parking structures" [SR] (UNCL) , exclusively "accessory" [SR] to a permitted use allowed in the PGI Planned General Industrial District, subject to the provisions of Chapter 19 . 45, Off Street Parking. 56 . "Refuse collection area" [SR] . 57 . "Signs" [SR] (UNCL) , subject to the provisions of Chapter 19 . 50, Signs . 58 . "Temporary uses" [SR] (UNCL) . 59 . "Accessory structures" [SR] (UNCL) to the permitted uses allowed in the PGI Planned General Industrial District, subject to the provisions of Section 19 . 12 . 500, Accessory Structures and Buildings . 60 . "Accessory uses" [SR] (UNCL) to the permitted uses allowed in the PGI Planned General Industrial District to the provisions of Section 19 . 10. 400, Component Land Uses . trbk F. Site Design. In this PGI zoning district, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 12, Site Design, of the Elgin Municipal Code, as amended, except as may be otherwise provided in this section. In this PGI zoning district, site design for a zoning lot, lot area, lot width, setbacks, accessory structures and buildings, yards, landscape yards, floor area, and building coverage shall be in substantial conformance to the following : 1 . Substantial conformance to the Statement of Purpose, Departures, and Conformance prepared by Allen M. Anderson, dated May 27 , 1997 2 . Substantial conformance to the Site Development Plan for Elgin Tech Center ( Sheets Cl, C2 , C3, C4 , S1 . 1, L1 . 1, and A1 . 1) prepared by Direct Design LTD. Architects, dated June 9 , 1997 (revised 07-14-97 ) . Sheet L1 . 1 shall be considered conceptual, and the landscaping construction plans shall demonstrate full compliance with the landscaping requirements of the zoning ordinance. 3 . Compliance with all other applicable codes and ordinances . emb. G. Off Street Parking. In this PGI zoning district, off street parking shall be subject to the provisions of Chapter 19 .45, Off Street Parking, of the Elgin Municipal Code, as may be amended. There is to be no truck traffic after 8 : 00 P.M. daily. H. Off Street Loading. In this PGI zoning district, off street loading shall be subject to the provisions of Chapter 19 . 47 , Off Street Loading, of the Elgin Municipal Code, as may be amended. There is to be no truck traffic after 8 : 00 P.M. daily. I . Signs. In this PGI zoning district, signs shall be subject to the provisions of Chapter 19 . 50, Signs, of the Elgin Municipal Code, as may be amended. J. Nonconforming Uses and Structures. In this PGI zoning district, nonconforming uses and structures shall be subject to the provisions of Chapter 19 . 52 , Nonconforming Uses and Structures, of the Elgin Municipal Code, as may be amended. K. Planned Developments. This PGI zoning district shall be subject to the provisions of Chapter 19 . 60, Planned Developments, of the Elgin Municipal Code, as may be amended. L. Conditional Uses. In this PGI zoning district, conditional uses shall be subject to the provisions of Chapter 19 . 65 Conditional Uses, of the Elgin Municipal Code, as may be amended. M. Variations. Any of the requirements of this ordinance may be varied, subject to the provisions of Section 19 . 70, Variations, of the Elgin Municipal Code, as may be amended. A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PGI zoning district and without necessitating that all other property owners authorize such an application. N. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provision of this ordinance may be appealed subject to the provisions of Chapter 19 . 75, Appeals, of the Elgin Municipal Code, as may be amended. Section 3 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. Kevin Kely, Mayor Presented: August 13, 1997 Passed: August 13, 1997 Omnibus Vote: Yeas 7 Nays 0 Recorded: August 14 , 1997 Published: Attest: Dolonna Mecu , City Clerk elk June 16, 1997 emk FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 38-97 Requesting A Map Amendment from RC1 Residence Conservation District to PGI Planned General Industrial District; Property located at 945 North State Street by the Sequoia Corporation, as Applicant and by the Estate of Camille J. Burny Jr. , C/O Michael Burny, Independent Executor, as Owner. BACKGROUND An application had been filed by the Sequoia Corporation, requesting a map amendment from RC1 Residence Conservation District to PGI Planned General Industrial District. The subject property is located at 945 North State Street. The applicant proposes to construct a 27,000 square foot office and warehousing facility with four tenant spaces, 6 ,000 square feet in office and 21,000 square feet in warehousing. FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 38-97 on June 16, 1997 . The applicant testified at the hearing and presented documentary evidence in support of the application. No objectors appeared at the hearing. No written correspondence has been submitted. The Planning Department has submitted a Map Amendment Review, dated June 9 , 1997 . The Planning and Development Commission has made the following findings concerning the requested map amendment: A. Site Characteristics. 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 . Exhibit A FINDINGS OF FACT Planning and Development Commission Petition 38-97 June 16 , 1997 Findings. The subject property is a regularly shaped, undeveloped parcel containing approximately two acres of land. The property has three street frontages . The property is not developed. The property has no significant natural features . B. Sewer and Water. The suitability of the subject property for the intended zoning district with respect to the availability of adequate municipal water, wastewater treatment and stormwater control facilities . Findings. The subject property can be served with municipal water, wastewater collection, and stormwater control facilities . C. Traffic and Parking. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is located on State Route 31 (North State Street) , Belle Avenue, and Jerusha elow. Avenue. State Route 31 is an arterial street. Belle Avenue and Jerusha Avenue are local streets . Vehicular Access to the subject property is to be limited to Belle and Jerusha. The parking lot ordinance requires 45 off street parking stalls for the intended uses of the subject property (21,000/1, 000 = 21) ( 6, 000/250 = 24 ) (21 + 24 = 45) . The applicant proposes to provide 33 off street parking stalls . D. Zoning History. 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 was zoned in the following classifications for the years indicated: 1927 Out of City 1950 Out of City 1962 Out of City 1992 0 Limited Office District Present RC1 Residence Conservation District Page 2 FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3230MP.AM/3230MAP. 97/PET38 . 97 FINDINGS OF FACT Planning and Development Commission Petition 38-97 June 16 , 1997 E. Surrounding Land use and Zoning. 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 subject property is located within the North State Street corridor. The subject property is zoned RC1 and is positioned on the edge of a residential area located to the east and south. A storage and warehousing facility, zoned GI is located west of the subject property. F. Trend of Development. 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 located within an underutilized area adjoining North State Street. G. Zoning Districts. 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 provisions for the purpose and intent, and the location and size of a PGI zoning district are as follows : The purpose 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. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. Planned industrial districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate' planned industrial district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres . No departure from the required minimum size of a planned industrial district shall be granted by the City Council . Page 3 FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 97/PET38 . 97 FINDINGS OF FACT Planning and Development Commission Petition 38-97 June 16, 1997 H. Comprehensive Plan. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The Official Comprehensive Plan of 1983 designated the subject property as "transportation corridor" . I. Natural Preservation. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property has no significant natural features . J. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The proposed 27 ,000 square foot office and warehousing facility features four tenant spaces, 6,000 square feet in office and 21, 000 square feet in warehousing. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the zoning ordinance. For the purposes of this section, the most similar zoning district is the AB Area Business District. The applicant is requesting departures from the following sections of the zoning ordinance: A. 19.40.335 E. 2 . Vehicle Use Area Street Setback . The subject property is required to provide a minimum 15 foot vehicle use area setback from the three adjoining rights of way. The applicant proposes a 3 foot setback from North State Street and a 2 foot setback from Belle Avenue. Page 4 FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 97/PET38 . 97 . FINDINGS OF FACT Planning and Development Commission Petition 38-97 June 16 , 1997 e B. 19.40.335 H. Transition Landscape Yard. The subject property is required to provide a minimum 50 foot landscape yard along the easterly property line. The applicant proposes a 30 foot yard depth. C. 19.45.070 Required Number of Parking Stalls. The parking lot ordinance requires 45 off street parking stalls for the intended uses of the subject property. The applicant proposes to provide 33 off street parking stalls . RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 38-97 . On a motion to recommend the approval of Petition 38-97, subject to the following conditions, the vote was six (6 ) yes and zero ( 0) no: 1 . Substantial conformance to the Statement of Purpose, Departures, and Conformance prepared by Allen M. Anderson, dated May 27, 1997 2 . Revisions to the Site Development Plan for Elgin Tech Center (Sheets Cl, C2, C3, C4, S1 . 1, L1 . 1, and A1 . 1) prepared by Direct Design LTD. Architects, dated June 9 , 1997 per the Code Administration Department, the Engineering Division, and the Planning Department. 3 . Customize the permitted use list, according the list prepared by Allen Anderson, but excluding all conditional uses . 4 . There is to be no truck traffic after 8 : 00 P.M. daily. 5 . The vehicle use area setback adjoining State Street is to be increased to the maximum extent possible. 6 . Compliance with all other applicable codes and ordinances . Therefore, the motion to recommend the approval of Petition 38-97 was adopted. Page 5 FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3230MP.AM/3230MAP. 97/PET38 . 97 FINDINGS OF FACT Planning and Development Commission Petition 38-97 June 16, 1997 RioR4W. ak9m2. .e, Robert W. Siljestrom, Chairman Planning and Development Commission 41ZSMAA1?5 Jer eerin , Secretary Planning and Development Commission to-a, Page 6 FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 97/PET38 .97