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HomeMy WebLinkAboutG40-02 Jr. •e.. Ordinance No. G40-02 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT TO PERMIT THE CONSTRUCTION OF AN ADDITION TO AN EXISTING BUILDING TO BE USED AS OFFICES WITHIN A GI GENERAL INDUSTRIAL DISTRICT AND ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (2075 BIG TIMBER ROAD) WHEREAS, written application has been made for a conditional use for a planned development which will allow for the construction of an addition to an existing office building within the GI General Industrial District and an Arterial Road Corridor Overlay District at 2075 Big Timber Road; 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, dated May 15, 2002 , 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 an addition to an existing office building within the GI General Industrial District and an Arterial Road Corridor Overlay District at 2075 Big Timber Road and legally described as follows : LOT 1 OF BURNIDGE BIG TIMBER PARK, BEING A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 4, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 2075 BIG TIMBER ROAD) be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the Development Application, submitted by Corporate America Family Credit Union, undated. •. 2 . Substantial conformance to the Site Plan prepared by Arthur Swanson and Associates, Ltd. , dated February 15, 2002 . 3 . Substantial conformance to the Landscape Site Plan prepared by Arthur Swanson and Associates, Ltd. , dated February 15, 2002 . 4 . Substantial conformance to the proposed Exterior Elevations prepared by Arthur Swanson and Associates, Ltd. , dated February 15, 2002 . 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 prov;ded by law. Ed Schock, Mayor elk Presented: June 12 , 2002 Passed: June 12 , 2002 Vote: Yeas : 5 Nays : 0 Recorded: June 13 , 2002 Published: Attest : Dolonna Mecum, City Clerk ....... May 15, 2002 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 10-02 Requesting a Conditional Use for a Planned Development in the GI General Industrial District, to Permit the Construction of an Addition to an Existing Building to be Used as Offices; Property Located at 2075 Big Timber Road by Corporate America Family Credit Union, as Applicant and Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: GI General Industrial District and ARC Arterial Road Corridor District Current Use: Offices Proposed Use: Offices Property Location: 2075 Big Timber Road Applicant and Owner: Corporate America Family Credit Union Staff Coordinator: Todd Wyatt, Associate Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Photographs of Site (see attached) F. Statement of Purpose and Conformance (see attached) r"'' G. Development Plan (see attached) H. Draft Conditional Use Ordinance (see attached) I. Correspondence (see attached) Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 BACKGROUND An application has been filed by Corporate America Family Credit Union,requesting a conditional use for a planned development in the GI General Industrial District and the ARC Arterial Road Corridor Overlay District. The subject property is located at 2075 Big Timber Road (reference Exhibits A, B, C, D, and E). The applicant proposes to develop the subject property with an 8,331 square foot addition to the existing 13,163 square foot office building. The applicant maintains that the addition is needed to accommodate the growth of the business. The exterior of the proposed addition will match the existing exterior. The proposed addition to the existing building requires conditional use approval.Under the planned development provisions,the applicant is requesting a departure from the standard regulations of the GI General Industrial District, to reduce the required building setbacks from an interior lot line (reference Exhibits F, G, H and I). FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 10-02 on May 15, 2002. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors to the petition were present. Written correspondence has been submitted. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for a conditional use for a planned development: 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 an irregularly shaped parcel containing 84,277 square feet of lot area. Topography on the site ranges from a high point of 846 feet located at the northwestern corner of the site,to a low point of 825 feet located at the southeastern corner of the site, for a maximum relief of 21 feet. The property is currently developed with a 13,162 square foot building and a parking lot which contains 53 spaces. 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. 2 Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the sewer and water standard. The subject property is 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 Big Timber Road at the southeast corner of Jansen Farm Drive. Big Timber Road is an arterial street which serves northwestern Elgin and unincorporated Kane County to the west. The site is presently accessed from Jansen Farm Drive on the west. The applicant is proposing a second access point from Big Timber Road at the northeast corner of the property. Parking will be provided in conformance with the requirements of the zoning ordinance. 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 is suitable 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.The subject property was zoned as follows for the years listed: 1927: Out of City 1950: Out of City 1960: Out of City 1962: Out of City 1992: MI Limited Manufacturing District Present: GI General Industrial District ARC Arterial Road Corridor Overlay District The subject property was annexed and zoned M1 Limited Manufacturing District in 1981. rik 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. 3 Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 Findings. The subject property is suitable for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. The property to the northwest of the subject property, across Big Timber Road, is located outside of the corporate limits of the City of Elgin and is developed with a single family residence.The property to the northeast is zoned PMFR Planned Multiple Family Residence and is developed with attached single family residences. The property to the west is zoned GI General Industrial District and is developed with a commercial building. The properties directly to the south are zoned GI General Industrial District and are developed with commercial and industrial buildings. The property to the east is zoned CF Community Facility District and is developed with a commuter rail station. 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 is 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 an established industrial subdivision.Properties along Big Timber Road have developed with a mix of office, commercial, and industrial uses. 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. The purpose of the GI General Industrial District is to provide an alternative industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the City of Elgin Comprehensive Plan.The ARC zoning district is a zoning overlay district,and accordingly,a property located within the district shall also be subject to the regulations of the underlying zoning district in which it is located. 4 Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 Findings. The subject property is 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. With respect to the underlying GI District regulations,the proposed office is allowable as a permitted use, and will be designed and operated in conformance with the GI District regulations. The subject property is also located within the ARC District, and will be developed in conformance to the ARC District design guidelines. 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 is 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. The proposed planned development will allow for the construction of an addition greater than 1,000 square feet in floor area on land which is located on an arterial road corridor.The addition can not be built without planned development approval.The proposed development is consistent with the established trend of development in the area. The proposed building addition will be an attractive amenity at this location. 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. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the,comprehensive plan. 5 • Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 The subject property is designated as "Office, Research and Light Manufacturing " by the Official Comprehensive Plan of Elgin (1983). The proposed expanded office building is consistent with this land use designation. 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. The subject property is currently developed. There are several mature trees and shrubs located on the subject property that are worthy of preservation.The developer has proposed to preserve several trees currently located on the property. 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 is suitable for the intended conditional use for a planned development with respect to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed,or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. The proposed site is designed and operated in a manner that facilitates safe and efficient traffic circulation for its customers. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the following departures from the standard requirements of the GI General Industrial District: Section 19.40.335(E.1.b)Interior Setback.In the GI District,the minimum required building setback from an interior lot line is 20 feet. The applicant is proposing to encroach five feet into the required setback, a 25%departure. SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: 6 • Findings of Fact Zoning and Subdivision Hearing Board Petition 10-02 May 15, 2002 A. Summary of Findings. 1. Positive Attributes. The developer is proposing an addition which will match the existing masonry building and will conform to the ARC Arterial Road Corridor Overlay District guidelines with respect to site design.The expanded office facility is likely to generate additional property tax revenue for the community. 2. General. This subdivision was built under a previous ordinance which had different building setback requirements. As a result, four buildings in the surrounding area were constructed with building setbacks of 10 feet or less.The applicant is proposing a 15 foot setback from the south property line. A 15 foot setback is consistent with the character of the area. 3. Conditional Use for a Planned Development. The proposed planned development will allow for the construction of an addition greater than 1,000 square feet in floor area on land which is located on an arterial road corridor. The addition can not be built without planned development approval.The proposed development is consistent with the established trend of development in the area.The proposed building addition will be an attractive amenity at this location. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval,a denial,or an approval with some combination of conditions,there are no substantive alternatives. RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 10-02.On a motion to approve Petition 10-02,subject to the following conditions,the vote was four(4)yes and zero (0)no: 1. Substantial conformance to the Development Application,submitted by Corporate America Family Credit Union, undated. 2. Substantial conformance to the proposed Site Plan,dated February 15,2002.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 proposed Landscape Site Plan, dated February 15, 2002. Revisions shall be made thereto, if found necessary or not in code compliance, per the 7 Findings of Fact Zoning and Subdivision Hearing Board rb' Petition 10-02 May 15, 2002 Department of Code Administration and Development Services,and shall include additional landscape materials be planted along the southern foundation, along the southern property line and along the eastern vehicle use area landscape yard. 4. Substantial conformance to the proposed Exterior Elevations, dated February 15, 2002. Revisions shall be made thereto, if found necessary or not in code compliance, per the Department of Code Administration and Development Services. 5. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 10-02 was adopted. Respectfully Submitted, fLie/e . ICJ Ralph Ti eri, Chairman Pro Tern Zoning and Subdivision Hearing Board (a; David Sundland, Secre ary Zoning and Subdivision Hearing Board r 8