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HomeMy WebLinkAboutG11-08 Ordinance No. GI 1-08 AN ORDINANCE GRANTING A CONDITIONAL USE FOR PUBLIC WAREHOUSING AND STORAGE IN THE ORI OFFICE RESEARCH INDUSTRIAL DISTRICT (2590 Alft Lane) WHEREAS, written application has been made requesting conditional use approval for public warehousing and storage in the ORI Office Research Industrial District; 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 December 19, 2007, 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 to permit the establishment of a public warehousing and storage in the ORI Office Research Industrial District at 2590 Alft Lane and legally described as follows: Parcel One: That Part Of Lot 27 In Westfield Business Park Plat No. 2 In The City Of Elgin, Kane County, Illinois, Described As Follows: Commencing At The Northwest Corner Of Said Lot 27; Thence South 01 Degrees 46 Minutes 55 Seconds West, Along The West Line Of Said Lot 27, A Distance Of 741.04 Feet To A Line That Is 741.00 Feet, As Measured At Right Angles, Southerly Of And Parallel With The North Line Of Said Lot 27 For The Point Of Beginning; Thence South 88 Degrees 47 Minutes 42 Seconds East, Along Said Parallel Line, A Distance Of 417.09 Feet To A Line That Is 66.00 Feet, As Measured At Right Angles, Westerly Of And Parallel With The West Line Of Lot 7 Of Westfield Business Park, Being A Subdivision Of Part Of Said Northeast Quarter Of Section 31; Thence South 01 Degrees 12 Minutes 15 Seconds West, Along Said Parallel Line, A Distance Of 538.91 Feet To The South Line Of Said Lot 27; Thence North 88 Degrees 47 Minutes 45 Seconds West, Along Said South Line, A Distance Of 422.52 Feet To The Southwest Corner Of Said Lot 27; Thence North 01 Degrees 46 Minutes 55 Seconds East, Along Said West Line Of Lot 27. A Distance Of 538.94 Feet To The Point Of Beginning, Being Situated In The City Of Elgin. Kane County, Illinois. (Property Commonly Known As 2590 Alft Lane). l be and is hereby granted subject to the following conditions: f 1. Substantial conformance with the Statement of Purpose and Conformance, submitted with the development application and cover letter signed by Sunny Anderson, Elgin Property Development, L.L.C., dated November 28, 2007. 2. Substantial conformance to the Plans (Sheets T1, A101, A300), prepared by SKJN Architekten Corporation, dated September 9, 2007. 3. Compliance with all 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. Ed Schock, Mayor Presented: January 23, 2008 Passed: January 23, 2008 Vote: Yeas: 7 Nays: 0 Recorded: January 24, 2008 Published: Attest: Diane Robertson, City Clerk December 19, 2007 r FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 76-07 Requesting a Conditional Use in the ORI Office Research Industrial District,to Permit the Establishment of Public Warehousing and Storage;Property Located at 2590 Alft Lane, by Echelon Design, as Applicant and Elgin Property Development, LLC., as Owners. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: ORI Office Research Industrial District Existing Use: Vacant Commercial Tenant Space Property Location: 2590 Alft Lane Applicant: Echelon Design Owner: Elgin Property Development, LLC Staff Coordinator: Denise Momodu, 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. Environmental Photo (see attached) F. Site Photos (see attached) G. Statement of Purpose and Conformance (see attached) H. Draft Conditional Use Ordinance (see attached) EXHIBIT Findings of Fact Zoning and Subdivision Hearing Board Petition 76-07 December 19, 2007 BACKGROUND An application has been filed by Echelon Design, requesting a conditional use to permit the establishment of public warehousing and storage in the ORI Office Research Industrial District. The subject property is located at 2590 Alft Lane (reference Exhibits A, B, C, D, and E). The applicant proposes to operate a design and tradeshow exhibits business at the subject property. A major component of the proposed business is that of the storage and warehousing of previously constructed exhibits. The applicant needs conditional use approval for this land use to be allowed in the ORI District. The purpose and intent of the provisions for conditional use approval is to recognize that there are certain uses which cannot be properly located without individual review and consideration (reference Exhibits F, G, and H.). GENERAL FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 76-07 on December 19, 2007. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors were present. The Community Development Group submitted a Conditional Use Review dated December 12, 2007. The Zoning and Subdivision Hearing Board has made the following general findings: A. Zoning History Standard. 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 is suitable for the intended conditional use with respect to the length of time the property has remained undeveloped or unused in its current zoning district. 1927: Out of City Limits 1950: Out of City Limits 1960: Out of City Limits 1961: Out of City Limits 1962: Out of City Limits 1992: M-2 General Manufacturing District Present: ORI Office Research Industrial District The subject property was annexed in 1988 and zoned M2 General Manufacturing District. The subject property is located in the Westfield Business Park and was reclassified to ORI Office Research Industrial District as part of the comprehensive amendment to the zoning rb. ordinance in 1992. B. Surrounding Land Use and Zoning Standard. The suitability of the subject property for 2 Findings of Fact Zoning and Subdivision Hearing Board rik Petition 76-07 December 19, 2007 the intended conditional use with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended conditional use with respect to consistency and compatibility with surrounding land use and zoning. The areas to the north, east and the southeast are zoned ORI Office Research Industrial District, and have developed with office and manufacturing uses. The area to the immediate west is zoned PORI Planned Office Research Industrial District, and is developed with an office and manufacturing building. The area to the southwest is zoned CF Community Facility District,and contains a city water tower. C. Trend of Development Standard. The suitability of the subject property for the intended conditional use with respect to its 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 with respect to the trend of development standard. The subject property is located within an area that is developing as an office,research, light industrial,warehouse and distribution district. The proposed conditional use conforms to the trend of development in the area. D. Zoning District Standard. 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 is suitable for the intended conditional use with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The purpose of the ORI Office Research Industrial District is to provide an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. Public storage and warehousing are classified as a conditional uses in the ORI Office Research Industrial District. The intent of the conditional use process is to ensure the protection of public health,safety and welfare. The proposed conditional uses conform to the purpose and intent of this regulation. rbk STANDARDS FOR CONDITIONAL USES 3 • Findings of Fact Zoning and Subdivision Hearing Board Petition 76-07 December 19, 2007 The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to the site characteristics standard. The subject property is located within a commercial subdivision commonly known as Westfield Business Park. The subject property is a regularly shaped parcel containing 5.4 acres of land area. The property is improved with a one story warehouse/industrial/office multi tenant building containing 73,000 square feet of floor area, and related paved vehicle use areas. The proposed design company will occupy a 27,650 square foot vacant tenant space within a portion of the commercial building located on the subject property. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use 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 with respect to the sewer and water standard. The subject property is served by municipal water, sanitary sewer and storm water control services. C. Traffic and Parking Standard. The availability 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. Findings.The subject property is suitable for the intended conditional use with respect to the traffic and parking standard. The subject property is located at 2590 Alft Lane. Alft Lane is a local street, serving the adjacent office and industrial land uses. Off street parking is provided in conformance with the Off Street Parking Ordinance. D. Comprehensive Plan Standard. 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 subject property is suitable for the intended conditional use with respect to the Comprehensive Plan Standard. 4 • Findings of Fact Zoning and Subdivision Hearing Board Petition 76-07 December 19, 2007 The subject property is designated as "Office/Research/Industrial" by the Comprehensive Plan and Design Guidelines(2005). The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development,technology,corporate and support office,and limited employee-serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. The proposed land use is in keeping with the objectives and policies of this comprehensive plan designation. E. 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. Findings.The subject property is suitable for the intended conditional use with respect to it being located,designed, and operated so as to promote the purpose and intent of the zoning ordinance. No evidence has been submitted or found that the proposed conditional use will be located, designed,or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. r 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. Trend of Development: The subject property is located within an area that is developing as an office, research, light industrial, warehouse and distribution district. The proposed conditional use conforms to the trend of development in the area. 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. DECISION The Zoning and Subdivision Hearing Board recommends the approval of Petition 76-07. On a motion to recommend approval of the conditional use, subject to the following conditions,the vote 5 ' Findings of Fact Zoning and Subdivision Hearing Board Petition 76-07 December 19, 2007 was six (6) yes and zero (0) no: 1. Substantial conformance with the Statement of Purpose and Conformance, submitted with the development application and cover letter signed by Sunny Anderson, Elgin Property Development, LLC., dated November 28, 2007. 2. Substantial conformance to the Plans (Sheets T1, A101, A300), prepared by SKJN Architekten Corporation, dated September 9, 2007. 3. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 4. Compliance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 76-07 was adopted. Respectfully Submitted, r s/ Robert Langlois Robert Langlois, Chairman Zoning and Subdivision Hearing Board s/ Sarosh Saher Sarosh Saher, Secretary Zoning and Subdivision Hearing Board r 6