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Home My WebLink AboutG26-99Ordinance No. G26 -99 AN ORDINANCE GRANTING A CONDITIONAL USE FOR THE MANUFACTURE OF PREPARED FRESH OR FROZEN FISH IN A PLANNED GENERAL INDUSTRIAL DISTRICT (17 N. Union Street) WHEREAS, written application has been made for a PGI Planned General Industrial District conditional use for the manufacture of prepared fresh or frozen fish in a planned general industrial district at 17 N. Union Street); and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for the manufacture of prepared fresh or frozen fish in the PGI Planned General Industrial District and legally described as follows: PART OF LOT CXV OF COUNTY CLERK'S SUBDIVISION OF THE CITY OF ELGIN, AND PART OF LOT 3 IN BLOCK 2 OF S. WILCOX'S ADDITION TO ELGIN, DESCRIBED AS FOLLOWS: STARTING AT THE NORTH WEST CORNER OF SAID LOT 3, THENCE EASTERLY ON THE NORTH LINE OF SAID LOT 3 AND THE NORTHERLY LINE OF LOT 3 EXTENDED 125 FEET; THENCE SOUTH PARALLEL WITH THE WEST LINE OF SAID LOT 3, 50 FEET; THENCE WESTERLY PARALLEL WITH THE NORTH LINE OF LOT 3, 125 FEET TO THE WEST LINE THEREOF; THENCE NORTHERLY ON THE WEST LINE OF SAID LOT 3 TO THE PLACE OF BEGINNING. ALSO PART OF LOTS 2 AND 3 IN BLOCK 2 OF S. WILCOX'S ADDITION TO ELGIN, AND PART OF LOT CXV OF COUNTY CLERK'S SUBDIVISION OF THE CITY OF ELGIN, DESCRIBED AS FOLLOWS: STARTING AT A POINT IN THE WEST LINE OF SAID LOT 3, 50 FEET SOUTH OF THE NORTHWEST CORNER THEREOF, THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID LOT 3 AND THE NORTHERLY LINE OF SAID LOT 3 EXTENDED 125 FEET; THENCE SOUTHERLY PARALLEL WITH THE WESTERLY LINES OF SAID LOTS 2 AND 3, 50 FEET; THENCE WESTERLY PARALLEL WITH THE NORTH LINE OF LOT 3, 125 FEET TO THE WESTERLY LINE OF LOT 2; THENCE NORTHERLY ON THE WESTERLY LINES OF LOTS 2 AND 3, 50 FEET TO THE PLACE OF BEGINNING; (EXCEPTING THEREFROM THE FOLLOWING PORTION: THE NORTH 34 FEET OF THE WEST 85 FEET OF LOT 2 AND THE SOUTH 14 FEET OF THE WEST 85 FEET OF LOT 3, ALL IN BLOCK 2 OF WILCOX'S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS). ALSO THAT PART OF LOTS 1 AND 2 IN BLOCK II OF S. WILCOX ADDITION TO ELGIN, AND PART OF THE SOUTHWEST 1/4 OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID LOT 2, 34 FEET SOUTH OF THE NORTHWEST CORNER THEREOF; THENCE EAST PARALLEL WITH THE NORTH LINE AND NORTH LINE EXTENDED OF SAID LOT 2, 125 FEET; THENCE SOUTH PARALLEL WITH THE WEST LINE OF SAID LOTS 2 AND 1, 50 FEET; THENCE WEST PARALLEL WITH THE EXTENSION OF AND THE NORTH LINE OF SAID LOT 2, 125 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH ALONG THE WEST LINE OF SAID LOTS 1 AND 2, 50 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. ALSO THE NORTH 34 FEET OF THE WEST 85 FEET OF LOT 2 AND THE SOUTH 14 FEET OF THE WEST 85 FEET OF LOT 3, IN BLOCK II OF S. WILCOX ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. IG11Ye] THE WESTERLY 50 FEET OF LOT 12 IN BLOCK II OF BOSWORTH'S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. ALSO BLOCK I AND LOT 1 (EXCEPT THE NORTHERLY 18 FEET) IN BLOCK II OF S. WILCOX ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. ALSO THAT PART OF THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER OF SAID SECTION 14; THENCE WEST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 10.90 CHAINS; THENCE SOUTH TO THE NORTHERLY LINE OF BRIDGE STREET FOR A POINT OF BEGINNING; THENCE WESTERLY ALONG THE NORTHERLY LINE OF BRIDGE STREET 105 FEET TO ITS INTERSECTION WITH THE SOUTHERLY LINE OF BLOCK I OF S. WILCOX ADDITION TO ELGIN, AFORESAID; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 114 FEET TO THE SOUTHEAST CORNER OF SAID BLOCK; THENCE SOUTHERLY 24 FEET TO THE POINT OF BEGINNING. ALSO THAT PART OF THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP AND RANGE AFORESAID, DESCRIBED AS FOLLOWS; COMMENCING AT THE CENTER OF SAID SECTION 14; THENCE WEST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 10.90 CHAINS; THENCE SOUTH TO THE NORTHEAST CORNER OF BLOCK I OF S. WILCOX ADDITION TO ELGIN, AFORESAID; FOR A POINT OF BEGINNING; THENCE WEST ALONG THE NORTH LINE OF SAID BLOCK 201 FEET 11 INCHES TO THE SOUTHEAST CORNER OF LOT 1 IN BLOCK II OF SAID S. WILCOX ADDITION; THENCE NORTH ALONG THE EAST LINE OF SAID LOT 11 48 FEET TO A POINT 18 FEET SOUTH OF THE NORTHEAST CORNER OF SAID LOT 1; THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID LOT 1 EXTENDED 26 FEET TO A LINE DRAWN PARALLEL WITH 125 FEET EAST OF THE WEST LINE OF LOTS 1, 2 AND 3 (MEASURED ALONG THE NORTH LINE OF SAID LOT 1 EXTENDED) ; THENCE NORTH ON SAID PARALLEL LINE TO A POINT 2.98 1/2 CHAINS NORTH OF THE NORTH LINE OF BLOCK I AFORESAID; THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID BLOCK I TO THE WEST LINE OF THE TRACT OF LAND CONVEYED TO WM. C. KIMBALL BY DEED DATED SEPTEMBER 14, 1846, AND RECORDED JANUARY 18, 1859, IN BOOK 56, PAGE 508; THENCE SOUTH 2.98 1/2 CHAINS TO POINT OF BEGINNING. EXCEPT THE EASTERLY 270 FEET, AND EXCEPT THE WESTERLY 146 FEET OF PROPERTY, IN THE CITY ILLINOIS (LIMITED TO THAT 17 NORTH UNION STREET). 208 FEET OF THE SOUTHERLY SOUTHERLY 100 FEET OF THE THE PREVIOUSLY DESCRIBED OF ELGIN, KANE COUNTY, PORTION COMMONLY KNOWN AS be and is hereby granted subject to the following conditions: 1. Substantial conformance with the Statement of Purpose and Conformance prepared by M.S. Intertrade, Inc., dated April 10, 1999, encompassing the operational plan, site plan, and floor plan. 2. Compliance with all other applicable codes and ordinances. Section 3. That the conditional expire if not established within one passage of this ordinance. Section 4. That this ordinance and effect immediately after its provided by law. Presented: June 9, 1999 Passed: June 9, 1999 Omnibus Vote: Yeas 7 Nays 0 Recorded: June 10, 1999 Published: Attest: Dolonna Mecum City Clerk use granted herein shall year from the date of shall be in full force passage in the manner �� Ed Schock, Mayor May 19, 1999 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois Consideration of Petition 27 -99 Requesting a PGI Planned General Industrial District Conditional Use for the Manufacture of Prepared Fresh or Frozen Fish; Property located at 17 North Union Street by M.S. Intertrade, Inc., as Applicant and by Leonard U. Winner and Bruce Stark, as Owners. BACkGROUND Requested Action: Conditional Use Approval Current Zoning: PGI Planned General Industrial District Intended Use: Manufacture of Prepared Fresh or Frozen Fish Property Location: 17 North Union Street Applicant: M.S. Intertrade. Inc. Owner: Leonard U. Winner and Bruce Stark Planning Coordinator: Jerry Deering LIST OF EXHIBITS A. City Map (see attached) n. zoning Map (see attached) C. Location Map (see attached) D. Statement of Purpose and (see enclosed) Conformance prepared by M.S. Intertrade, Inc., dated April 10, 1999. Exhibit A FILE COPY FINDINGS OF FACT Zoning and Subdivision Hearing Board Petition 27 -99 May 19, 1999 E. PGI Planned Industrial District (see enclosed) Ordinance No. G92 -98 BACKGROUND An application had been filed by M.S. Intertrade, Inc. requesting a PGI Planned General Industrial District Conditional Use for the manufacture of prepared fresh and frozen fish. The subject property is located at 17 North Union Street (reference Exhibits A, B, and C). The applicant proposes to lease approximately 5,300 square feet of space for the purpose of manufacturing and shipping fresh stuffed seafood entrees from the subject property to retail supermarkets throughout the country (reference Exhibits D and E). FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing in consideration of Petition 27 -99 on May 5, 1999. The applicant testified at the hearing and presented documentary evidence in support of the application. Objectors appeared at the hearing. No written correspondence has been submitted. The Planning Department has submitted a Conditional Use Review, dated April 21, 1999. The Zoning and Subdivision Hearing Board has made the following findings concerning the requested map amendment: A. Site Characteristics. The suitability of the subject property for the intended conditional use with respect to its size; shape; significant natural features including topography, watercourses and vegetation; and existing improvements. Findings. The subject property is an irregularly shaped parcel containing approximately 2 acres of land. The property is improved with four masonry structures and paved off street parking facilities. B. Sewer and Water. The suitability of the subject property for the intended conditional use with respect to the availability of adequate municipal water, wastewater treatment and stormwater control facilities. Page 2 FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99 FINDINGS OF FACT Petition 27 -99 Zoning and Subdivision Hearing Board May 19, 1999 Findings. The subject property is served with municipal water, wastewater collection, and stormwater control facilities. C. Traffic and Parking. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land use should not be ,located within residential neighborhoods, but on their i periphery as defined by the arterial street system. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is located on North Union Street, between West ,Highland Avenue on the north and West Chicago Street on the south. West Highland Avenue is an arterial street. West Chicago Street is a major collector. North Union Street is a local street, serving the adjoining residential, commercial, and industrial uses. Off street parking is to be maintained in conformance to the parking lot ordinance. The number of required off street parking spaces for the intended use is 10 (15 employees / 1.5 = 10). D. Zoning History. The suitability of the subject property for the intended conditional use 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 G Industrial District 1950 F Industrial District Page 3 FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99 FINDINGS OF FACT Petition 27 -99 Zoning and Subdivision Hearing Board May 19, 1999 r� 1962 M -1 Limited Manufacturing District 1992 M -1 Limited Manufacturing District Present PGI Planned General Industrial District E. Surrounding Land use and Zoning. The suitability of the subject property for the intended conditional use with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is located between a NB Neighborhood Business District on the south and a RC3 Residence Conservation District to the west, north, and east. There are single family dwellings located to the west and east of the subject property with apartment dwellings located to the north. The Big Oak shopping center is located to the south. F. Trend of Development. The suitability of the subject property for the intended conditional use 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 a mature section of the city where residential, commercial and industrial uses have located in close, proximity. G. Zoning Districts. The suitability of the subject property for the intended conditional use with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. 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 a GI 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 i Page 4 FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /322OCN.US/322000N.99/PET27.99 FINDINGS OF FACT Zoning and Subdivision Hearing Board Petition 27 -99 May 19, 1999 departure from the required minimum size of .a planned industrial district shall be granted by the City Council. Findings. The subject property has been used continuously for industrial use since prior to 1900. The property has been zoned for industrial use since 1927 when Elgin first paged a zoning ordinance. The property was rezoned to PGI Planned General Industrial District in 1992 as part of the comprehensive amendment to the zoning ordinance. The purpose of the rezoning was to ,signify the community's intent to allow the property to be used for industrial purposes in general and to allow the current industrial use of the property to continue indefinitely. Classifying the subject property within a planned zoning district was also intended to recognize the fact that over the last one hundred years residential uses have located in close proximity to the subject property. The planned district technique allowed the city to establish a customized zoning district that struck a balance between the needs of the industrial district and the adjoining residential district. H. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Finding. The intended conditional use is to be located, designed, and operated so as to promote the purposes of the zoning ordinance because of the conditions to be imposed on the proposed use. I. Comprehensive Plan. The suitability of the subject property for the intended conditional use 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 "neighborhood center ". Page 5 FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99 k' FINDINGS OF FACT Petition 27 -99 RECOMMENDATION The Zoning and Subdivision of Petition 27 -99. On a Petition 27 -99, subject to was six (6) yes and one (1) 1. Substantial Purpose and Intertrade, encompassing floor plan. 2. Conformance ordinances. Zoning and Subdivision Hearing Board May 19, 1999 Hearing Board recommends the approval motion to recommend the approval of the following conditions, the vote no: conformance to the Statement of Conformance prepared by M.S. Inc., dated April 10, 1999, the operational plan, site plan, and to all other applicable codes and Therefore, the motion to recommend the approval of Petition 27 -99 was adopted. Ralph Tiberi, Chairman Zoning and Subdivision Hearing Board S ' De ng, Secretary Zoning and Subdivision Hearing Board Page 6 FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99 a Utt, Location Map N Exhibit A J�� II Gam' �J �E 0 u O c c r < J � 0 Gil cF ,2 u UU W' U11 RR All W > < �H a �UUU 3 C�mill� 4IV O W N � M LV U J33 ST C SUBJECT PROPER PETITION 27 -99_ l J 11 < u ST W J � J I S' i U❑ O t 0 11 NV O L \ Z t Yf H�IhS ,�B T SWIF, PLANNING DE ®�19 %ter IF LEGEND SFR1 SINGLE FAMILY RESIDENCE I RB RESIDENCE BUSINESS SFR2 SINGLE FAMILY RESIDENCE 2 NO NEIGHBORHOOD BUSINESS TFR T O FAMILY RESIDENCE AB AREA BUSINESS MFR MULTIPLE FAMILY RESIDENCE CCi CENTER CRY I 'RI PLANNED SINGLE FAMILY RESIDENCE I CC2 CENTER CITY 'P2 PLANNED SINGLE FAMILY RESIDENCE 2 PRO PLANNED RESIDENCE BUSINESS FR PLANNED Two FAMILY RESIDENCE PINS PLANNED NEIGHBORHOOD BUSINESS PLANNED MULTIPLE FAMILY RESIDENCE PAS PLANNED AREA BUSINESS .MFR PCC PLANNED CENTER CRY OF COMMUNITY FACILITY HP HISTORIC PRESERVATION POP PLANNED COMMUNITY FACILITY FRP FOX RNER PRESERVATICN ST, INDUSTRIA DID RIQ ORI OFFICE RESEARCH INCUSTRIAL GI GENERAL INDUSTRIAL CI COMMERCIAL INOUSTRIAL PORI PLANNED OFFICE RESEARCH INDUS PGI PLANNED GENERAL INOI.ISTRIAL RCI RESIOENCECONSERVA7!C.NI RC2 RESIDENCE CONSERVACCN 2 RC3 RESIDENCECCNSERVALCN] PRO PLANNED RESIDENCE CCNSERVADON 200 0 100 BW SCALE IN 'ET TMENT ro ST I , Exhibit B IF 13 % s � i aos T l9 -� 7,S' sq 77� e /-2- a o /O_ oa7 11 h 1 8 v I j7 55 5o sa .50 77( 7!0 1 ? PLANN! SUBJECT PROPERTY PETITION 27 -99 9 2. J .n "o a9 l i ( sS 8 3 � 2 * o - o I a zt M N � cu 0' T �� SB• I I i69 'S o,25 F _Z 22 , 6 —�z i 8 028 i M � p p 50 tj 3 - 72s /0l.5 �0 1r) 1plo 'n /lo aJ d /lo -aa/ _007 h /5 Parcel Map LEGEND zsi e /-2- a o /O_ oa7 11 h 1 8 v I j7 55 5o sa .50 77( 7!0 1 ? PLANN! SUBJECT PROPERTY PETITION 27 -99 9 2. J .n "o a9 l i ( sS 8 3 � 2 * o - o I a zt M N � cu 0' T �� SB• I I i69 'S o,25 F _Z 22 , 6 —�z i 8 028 i M � p p 50 tj 3 - 72s /0l.5 �0 1r) 1plo 'n /lo aJ d /lo -aa/ _007 h /5 Parcel Map LEGEND °A" SUBDNISIW MerE PEFEPENCE IH STATE Q SUBONISION 80.tAIFT CWMY SUBO slS LICCK NO. rJ U.S. IO O PIW? C MAY TOWNSHIP n I N SUET' LOT Iq. 9LOC M. Q STATE O wATEP CWPSE 011 EDGE �•�/ COAP ATE LIUITS � —�— VF vulcEL LOT - SECTION - -- PE v.PCEL W. counrr +>s n O PAPCEI, _ _ _ _ _ _ DETAIL FeGE - - -- . IMi.._.LL PARCEL W. ACAFAOE bro •Qi; L�� 25 0 50 100' 1.ac ® SCALE IN FEET Exhibit C