HomeMy WebLinkAboutG8-00 ''" Ordinance No. G8-00
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
WHICH WILL ALLOW FOR THE CONSTRUCTION OF A SERVICE, RETAIL AND
INDUSTRIAL BUILDING WITHIN THE AB AREA BUSINESS DISTRICT
(1162 N. McLean Boulevard)
WHEREAS, written application has been made for a
conditional use for a planned development which will allow for
the construction of a service, retail and industrial building
within the AB Area Business District at 1162 N. McLean
Boulevard; 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 a planned
development which will allow for the construction of a
service, retail and industrial building at 1162 N. McLean
Boulevard and legally described as follows :
Lot 2 except the northerly 141 feet thereof and
Lot 3 except the South 155 . 0 feet of the East 191 . 50
feet in Commerce Center of Subdivision according to
the plat thereof recorded December 4, 1984 as
Document 1704394, being a subdivision in part of the
Southwest Quarter of Section 3 , Township 41 North,
Range 8 East of the Third Principal Meridian, in the
City of Elgin, Kane County, Illinois .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Revised
Statement of Purpose and Conformance submitted by
Jay L. Cope, dated February 18, 2000 . Permitted
uses for the subject conditional use for a planned
development shall be limited to permitted uses in
the AB Area Business District and the 11 additional
•
uses listed in Section I of the Revised Statement of
Purpose and Conformance dated February 18 , 2000 .
2 . Substantial conformance to the Site Plan
prepared by Harris Architects, Inc . , dated July 7,
1999 . Revisions shall be made thereto, if found
necessary or not in code compliance, per the
Department of Code Administration and Development
Services .
3 . Substantial conformance to the Typical
Landscape Plan prepared by Burnidge Cassell , dated
April 22, 1999 . Revisions shall be made thereto, if
found necessary or not in code compliance, per the
Department of Code Administration and Development
Services .
4 . Substantial conformance to the Building
Elevation submitted by Jay L. Cope, dated
December 1, 1999 .
5 . Compliance with all other applicable codes
and ordinances .
Section 3 . That the conditional use granted herein shall
expire if not established within one year from the date of
passage of this ordinance .
Section 4 . That this ordinance shall be in full force
and effect immediately after its passage in the manner
provided by law.
.4/C.146""
Ed Schock, Mayor
Presented: March 8 , 2000
Passed: March 8 , 2000
Omniubus Vote : Yeas 7 Nays 0
Recorded: March 9, 2000
Published:
Attest :
4 IA
Dolonna Mecum, City Clerk
January 5, 2000
e,:.. FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 55-99 Requesting a Conditional Use for a Planned Development which will
Allow for the Construction of a Service, Retail, and Industrial Building within an AB Area Business
District;Property Located at 1162 North McLean Blvd.by Jay L. Cope as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: AB Area Business
Intended Use: Various Service. Retail. and Industrial Land Use
Property Location: 1162 North McLeanBlvd.
r,
Applicant and Owner: Jay L. Cope
Staff Coordinator: Troy A. Krup
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Statement of Purpose and Conformance submitted by (see enclosed)
Jay L. Cope, dated December 1, 1999.
F. Site Plan prepared by Harris Architects, Inc., dated July 30, 1999. (see enclosed)
G. Typical Landscape Plan prepared by Burnidge Cassell,dated (see enclosed)
April 22, 1999.
H. Building Elevation submitted by Jay L.Cope, dated December 1, 1999. (see enclosed)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 January 5, 2000
BACKGROUND
An application has been filed by Jay L.Cope requesting a conditional use for a planned development
which will allow for the construction of a service, retail, and industrial building within an AB Area
Business District. The subject property is located at 1162 North McLean Blvd. (reference Exhibits
A, B, C, and D).
The applicant proposes to develop the subject property with a 27,646 square foot one story building,
which will house selected industrial land uses, in addition to the permitted commercial land uses, in
the AB Area Business District The building can be developed with one(1)to three(3)tenants spaces
(reference Exhibits E, F, G, and H).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing
in consideration of Petition 55-99 on December 15, 1999. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors appeared
at the hearing. No written correspondence has been submitted. The Community Development Group
r. submitted a Variation Review, dated December 8, 1999.
Ch
The Zoning and Subdivision Hearing Board has made the following findings concerning the requested
conditional use for a planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 conditional use for a planned
development with respect to the site characteristics standard.
The subject property is a flag lot containing approximately 1.93 acres of land. The subject
property is undeveloped and has relatively flat topography. There are no significant natural
features, watercourses, or vegetation present on the subject property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the availability of adequate
municipal water,wastewater treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the sewer and water standard.
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•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 January 5, 2000
The subject property will be served with municipal water, sanitary sewer, and storm water
control facilities.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 suitable for the intended conditional use for a planned
development with respect to the traffic and parking standard.
The subject property is located on North McLean Boulevard. North McLean Boulevard is
an arterial street, serving the west side of Elgin. One (1) access, from North McLean
Boulevard, is being proposed for the development.
D. Zoning History Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject property may be suitable for the conditional use for a planned
development with respect to the length of time the property has remained undeveloped or
( unused in its current zoning district. The subject property was zoned as follows for the years
listed:
1927 Out of City
1950 Out of City
1962 Out of City
1992 B3 Service Business District
Present AB Area Business District
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended conditional use for a planned development with respect to consistency and
compatibility with surrounding land use and zoning.
Findings. The subject property may be suitable for the intended conditional use for a planned
development with respect to consistency and compatibility with surrounding land use and
zoning.
The subject property is located within a retail business center, zoned AB Area Business
District. This retail business district is developed with various retail and service related
businesses. The property to the immediate north of the subject property is developed with
an motor vehicle repair shop(Casey Muffler). The property to the immediate south of the
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 January 5,2000
subject property is developed with a restaurant(Taco Bell). The properties to the west are
developed with industrial buildings. The property to the immediate east of the subject
property is developed with a restaurant (McDonalds). The property to the northeast is
developed with a convenience food store(White Hen Pantry).
The properties to the north, south, and east of the subject property are zoned AB Area
Business District. The property to the immediate west of the subject property is zoned CF
Community Facility. The property to west (but not immediate west) is zoned GI General
Industrial.
F. Trend of Development Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to consistency with an existing pattern
of development or an identifiable trend of development in the area.
Findings.The subject property may be suitable for the intended conditional use for a planned
development with respect to consistency with an existing pattern of development or an
identifiable trend within the area.
The subject property is located within a retail business center. The trend of development
within the general area has been one of commercial land uses with the introduction of
industrial land uses to the west of the subject property within an industrial park (but not
within the commercial area).
G. Zoning District Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings.The subject property may be suitable for the intended conditional use for a planned
development 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 AB Area Business District is to provide commodities and services to
several neighborhoods, and in some instances to a community wide or regional supporting
population. The proposed industrial land uses are inconsistent with the AB Area Business
District zoning.The applicant is requesting a conditional use for a planned development with
the intent of introducing industrial land uses within the AB District that would otherwise not
be permitted.
The introduction of industrial land uses within a commercial area may prove to be acceptable
for the area and fraction harmoniously with the neighboring commercial land uses. However,
one must keep in mind that a building designed for industrial land uses will be larger and
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 January 5, 2000
higher than a typical one story commercial building. The introduction of industrial land uses
within a commercial district may create a new trend in the area and over time alter the general
commercial character of the area to industrial if not monitored appropriately.
H. Conditional Use for a Planned Development Standard. The suitability of the subject
property for the intended conditional use for a planned development with respect to the
provisions for the purpose and intent of planned developments.
No conditional use for a planned development shall be granted for the sole purpose of
introducing a land use not otherwise permitted on the subject property. The purpose and
intent of the provisions for planned developments is to accommodate unique development
situations. For planned developments as a conditional use,the planned development should
demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public, that would not be possible under the
strict application of the other chapters of this title.
2. The public benefit realized by the establishment of the planned development is greater
than if the property were to remain subject to the standard requirements of the zoning
district in which it is located.
3. Extraordinary conditions or limitations governing site design,function, operation, and
traffic are imposed on the planned development.
Findings.The subject property may be suitable for the intended conditional use for a planned
development with respect to conformance to the provision for the purpose and intent of
planned developments.
It must be emphasized that the introduction of industrial land uses into the AB Area Business
District is inconsistent with the purpose and intent of the AB Area Business District. The
applicant is requesting a conditional use for a planned development with the intent of
introducing land uses within the AB Area Business District that would otherwise not be
permitted.
However, the benefit of the proposed conditional use for a planned development with
permitted industrial land uses in the AB Area Business District is that the City will know
exactly how the site will be developed. The development will be subject to the specific site
plan, building elevation, and landscape plan provided. The proposed building,parking lot,
and landscaping should be an attractive asset to the area. The proposed development with
industrial land uses, hie commercial land uses, will also contribute to the city's tax base.
I. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to conformance to the goals,
objectives, and policies of the official comprehensive plan.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 January 5, 2000
Findings. The subject property is unsuitable for the intended conditional planned
gs. � p perry oral use for a plane
development with respect to the comprehensive plan.
The subject property is designated as"Area Center"by the Official Comprehensive Plan of
Elgin(1983). Industrial land uses are inconsistent with the Official Comprehensive Plan of
Elgin.
J. Natural Preservation Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the preservation of all significant
planned development with respect to the preservation of all significant natural features
including topography,watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the natural preservation standard.
There are no significant natural features present at the subject property worthy of preserving.
K. Internal Land Use Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the land uses permitted within the
development being located, designed, and operated so as to exercise no undue detrimental
influence on each other or on surrounding property.
Findings. The subject property may be suitable for the intended conditional use for a
planned development with respect to the internal land use standard.
The subject property will be required to be developed according to the AB Area Business
District with respect to its design and location of the building to the lot line. No evidence has
been found that the proposed development will be located, designed, and operated so as to
exercise undue detrimental influence on each other or on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements,and procedures of the Elgin Municipal Zoning Ordinance. The applicant is requesting
a departure from the standard zoning requirements of the AB Area Business District as follows:
Section 1935.430,Land Use,Section A.Permitted Uses-to allow the industrial land uses
listed within Exhibit E to be permitted in addition to the current list of permitted land uses
within an AB Area Business District.
rik
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 55-99 • January 5,2000
With the exception of the above land use departure, the proposed development will be required to
comply with all other standard requirements of the AB Area Business District.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. Zoning District Standard: The introduction of industrial land uses within a
commercial area may prove to be acceptable for the area and function harmoniously
with the neighboring commercial land uses. However,one must keep in mind that a
building designed for industrial land uses will be larger and higher than a typical one
story commercial building. The introduction of industrial land uses within a
commercial district may create a new trend in the area and over time alter the general
commercial character of the area to industrial if not monitored appropriately.
2. Conditional Use Standard The benefit of the proposed conditional use for a planned
development with permitted industrial land uses in the AB Area Business District is
that the City will know exactly how the site will be developed. The development will
be subject to the specific site plan,building elevation, and landscape plan provided.
The proposed building,parking lot, and landscaping should be an attractive asset to
the area. The proposed development with industrial land uses, like commercial land
uses, will also contribute to the city's tax base.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
The proposed conditional use for a planned development could be denied. Therefore,causing
the subject property to remain zoned AB Area Business District in anticipation of a future
commercial development without the introduction of industrial land uses.
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 55-99.
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Findings of Fact Zoning and Subdivision Hearing Board
,r•. Petition 55-99 January 5,2000
On a motion to recommend approval of Petition 55-99, subject to the following conditions,the vote
appl'o subject g �,
was seven(7)yes and zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance submitted by
Jay L.Cope, dated December 1, 1999,encompassing the list of additional industrial
land uses(in addition to the permitted AB Area Business District land uses).
2. Substantial conformance to the Site Plan prepared by Harris Architects,Inc.,dated
July 7, 1999. Revisions shall be made thereto, if found necessary or not in code
compliance,per the Department of Code Administration and Development Services.
3. Substantial conformance to the Typical Landscape Plan prepared by Burnidge Cassell,
dated April 22, 1999. Revisions shall be made thereto, if found necessary or not in
code compliance, per the Department of Code Administration and Development
Services.
4. Substantial conformance to the Building Elevation submitted by Jay L. Cope, dated
December 1, 1999.
enk 5. Compliance with all other applicable codes and ordinances.
1
Therefore,the motion to recommend the approval of Petition 55-99 was approved.
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SCALE IN FEET
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LEGEND
RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
41, SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORI PLANNED OFFICE RESEARCH
PSFR1 PLANNED SINGLE FAMLY RESIDENCE t Cc2 CENTER CITY 2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS P01 PLANNED GENERAL INDUSTRIAL
-� PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
7 '" , PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
---""I,� '
.l„ '1' PCC PLANNED CENTER CITY RCt RESIDENCE CONSERVATION I
•j� - COMMUNTY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2
CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE
FRP FOX RIVER PRESERVATION CONSERVATION
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LEGEND
SUBDIVISION NAME REFERENCE 'A' INTERSTATE Q SUBDIVISION BOUNDARY ---- COUNTY �=
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INDIVIDUAL PARCEL Number •001
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