Loading...
G54-88 Ordinance No. G54-88 AN ORDINANCE GRANTING A SPECIAL USE FOR TEMPORARY MINING WHEREAS, written application has been made for a special use for the temporary mining of gravel in conjunction with site preparation for the proposed industrial park on West Bartlett Road; and WHEREAS, the Land Use Committee 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 Land Use Committee. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Elgin Land Use Committee, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a special use for the temporary mining of gravel on West Bartlett Road, Elgin, Illinois, legally described as follows: A parcel of land situated in the Southwest Quarter of Section 32, Township 41 North, Range 9 East of the Third Principal Meridian, described as follows: Beginning at the Northeast Corner of said Southwest Quarter of Section 32, Township 41 North, Range 9 East of the Third Principal Meridian; thence Westerly along the North line of said Southwest Quarter of Section 32, a distance of 1058.83 feet more or less to the East line of the Elgin, Joliet and Eastern Railway right of way; thence Southerly along the East line of the Elgin, Joliet and Eastern Railway right of way, a distance of 2659.87 feet more or less to the South line of said Southwest Quarter; thence Easterly along said South line, a distance of 681.10 feet to a point 400.00 feet West (as measured along said South line) of the South- east Corner of said Southwest Quarter; thence Northerly parallel with the East line of said Southwest Quarter a distance of 1492.90 feet; thence Northeasterly, a distance of 432.74 feet to a point on the East line of said Southwest Quarter that is 1650.00 feet North (as measured along said East line) of the Southeast Corner of said Southwest Quarter; thence Northerly along said East line, a distance of 1013.67 feet to the Northeast Corner of said Southwest Quarter, in the City of Elgin, Cook County, Illinois (said property is located on West Bartlett Road). be and is hereby granted subject to the following conditions: I. Substantial conformance to the revised Operation and Reclama- tion Plan. f' 2. Compliance with all other applicable codes and ordinances. Section 3. That the special 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 from and after its passage in the manner provided by law. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: July 27, 1988 Passed: July 27, 1988 Vote: Yeas 5 Nays 2 Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk r ribh June 20, 1988 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 24-88 Requesting a M-2 General Manufacturing District Special Use for Temporary Mining, property located on West Bartlett Road by Richard L. Heimberg, as Applicant and by Illinois Regional Bank, Trust No. 5776, as Owner . II. CONSIDERATIONS A petition has been filed by Attorney Richard L. Heimberg on behalf of the owners of the subject property requesting an M-2 General Manufacturing District special use to allow the temporary mining of gravel in conjunction with site preparation for an industrial park. The subject property is located south of West Bartlett Road and east of the E.J. & E. Railroad. eft. The owners of the subject property propose to mine gravel from the premises. During and after completion of the mining operation, the excavated areas will be reclaimed for the eventual development of an industrial park. III. FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on the proposed special use for temporary mining on May 2, 1988 and June 6, 1988. The petitioner testified at the hearing and presented documentary evidence. Objectors appeared at the hearing and written objection has been filed to the proposed special use. The Land Use Committee has made the following findings with respect to Petition 24-88: A. Site Characteristics : The subject property contains approximately 50.93 acres . The property is divided into three sections by Brewster Creek and one of its tributaries. A mature stand of trees is located in the northwest corner of the property. The terrain is gently rolling. There is a general downward slope from northeast to southwest . eft -Page 1- Exhibit A B. Sewer and Water: The subject property can be serviced from a twelve (12) inch watermain located along West Bartlett Road. The watermain currently terminates approximately 100 feet west of the E.J. & E. Railroad . The subject property can be serviced from a ten (10) inch sanitary sewer located along the west side of the E.J. & E. Railroad. The sewer line currently terminates approximately 250 feet north of West Bartlett Road. A lift station would be required to provide sanitary sewer service. A stormwater detention area is proposed to be developed as part of the reclamation of the property. The proposed detention area is located in the southwest corner of the property. Source: Engineering Division, City of Elgin. C. Traffic and Parking: West Bartlett Road functions as an arterial street connecting Route 25 with Route 59, and continuing to the east to the Village of Bartlett. West Bartlett Road is improved as a two lane rural cross section and has a design capacity of approximately 13,000 vehicles per day. A traffic count is unavailable. The proposed reclamation plan contemplates the eventual development of a twelve (12) lot industrial park. The buildable lots total approximately 44 acres, with the remaining area being used for stormwater detention and for road purposes. Assuming an average of 45,000 square feet of building area is constructed for every two acres of land, the subject property could be developed with buildings containing a combined total of 990,000 square feet of floor area. If 90 percent of the floor area is used for manufacturing purposes and 10 percent is used for office purposes, the industrial park could generate approximately 7,990 vehicle trips per day onto West Bartlett Road. Office uses generate approximately 1 . 7 vehicle trips per day per 1 ,000 square feet of floor area. Industrial uses generate approximately seven (7) vehicle trips per day per 1 ,000 square feet of gross floor area. Information concerning traffic generation and parking for the temporary mining operation has not been supplied by the applicant. Sources: Design Manual, State of Illinois, 1984 Edition. Trip Generation Manual, ITE, Third Edition. E.M.C. 19.44.090 Off-street Parking. rik -Page 2- D. Zoning History: The subject property was annexed and zoned M-2 in 1968. E. Zoning Status: The existing property and the proposed lots are of adequate size and shape to be developed in accordance with the M-2 District design standards. Off-street parking requirements for individual buildings will be determined during the plan review process, prior to the issuance of a building permit. Office uses require one (1) parking space per 250 square feet of floor area. Industrial uses require one (1) parking space per 1 ,000 square feet of floor area. F. Surrounding Land Use and Zoning: The area located to the north of the subject property is zoned I-1 Light Industrial District and is in the Village of Bartlett. The area is developed with a mobile home park. A portion of the area located to the east of the subject property is zoned M-2 and is in the City of Elgin. The remaining area located to the east of the subject property and the area located to the south of the property are zoned I-2 General Industrial District and are in the Village of Bartlett . The areas located to the south and east are in various stages of a gravel mining operation. The area located to the west of the subject property is zoned R-4 Single Family Residence District and is located in unincorporated Cook County. The E.J. & E. Railroad and Commonwealth Edison transmission lines are located to the immediate west of the property. Portions of the area located farther to the west are being mined for gravel or are in agricultural use. The area located to the northwest of the subject property is zoned M-2 and is in the City of Elgin. Two manufacturing plants front on West Bartlett Road . G. Trend of Development: The area in which the subject property is located is largely undeveloped . The portions of the area located within the Elgin corporate limits contain only two manufacturing plants, despite being zoned for industrial use since the 1960's. Several parcels in the surrounding area are currently being or are proposed to be mined for gravel. H. Comprehensive Plan: The subject property is designated General Manufacturing. This land use designation contemplates the development of a range of heavier manufacturing or assembly activities or an individual firm located on a single, large-scale complex. I. Special Use Standards: The committee has found that the -Page 3- proposed special use for temporary mining is in • substantial conformance to the special use standards. J. Conditions for Approval: The Land Use Committee is of the opinion that the approval of Petition 24-88 should be subject to the following conditions: 1 . Revisions to the Operation and Reclamation Plan prepared by Joseph A. Schudt & Associates, dated January 25, 1988 per the Planning Department. 2. Substantial conformance to the revised Operation and Reclamation Plan. 3. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 24-88, subject to the conditions for approval, the vote was five (5) yes and zero (0) no. Therefore, the Land Use Committee recommends approval of Petition 24-88. Roy A. Bell , Chairman Land Use Committee Planning and Land Use Commission • ,-CLS2it.tA3 Je' o d T. Deering, Secretary Lan, Use Committee Planning and Land Use Commission -Page 4- PETITION 24-88 DETAILS RELATING TO SPECIAL USE FOR TEMPORARY MINING: 1. Hours of the gravel mining operation shall be limited to 6:00 A.M. through 6:00 P.M. on Monday through Saturday, both inclusive. 2. Gravel extraction shall be phased to take place within only one of the three areas of operation shown on the Operation Plan at a given time. A new area shall not be opened beyond removal of overburden until the prior area is fully reclaimed and brought to grade. 3. Asphalt and concrete processing may take place in conjunction with the gravel mining operation. 4. Gravel extraction in each area as shown on the Operation Plan shall move from south to north in order to reduce noise levels reaching the adjoining residential area on the north side of West Bartlett Road. 5. Stock piles of material shall be located no closer than 500 feet from West Bartlett Road. 6. Dust suppression on internal haul roads shall be by means of a water wagon, using water obtained from the site. 7. The following equipment will be used in conjunction with the gravel mining operation: 1. Two 953 Cat end-loaders 2. One 977 Cat end-loader 3. One 8230 Terex Crawler dozer 4. One 936 Rubber-tire end-loader 5. One portable crusher with two belt conveyor 6. One water wagon 7. Two 6 x 6 wheeler dump trucks 8. Two semi tractor trailers 9. One portable on-site office trailer 10. One portable scale 11. One 816 Cat compactor 12. Four-yard Dragline 8. The site will be secured by means of a gate located at the West Bartlett Road end of the asphalt entrance road. In addition, berming along West Bartlett Road shall provide a barrier to casual access to the site. 9. Based on an office of 144 square feet (portable) , and a maximum of six (6) employees, parking on site will be on a dustless surface containing several acres within the site. 10. Permit applications from Illinois Division of Water Resources for work in and around Brewster Creek have been submitted and copies are in the possession of the City. 11. The Reclamation Plan submitted with the application in this matter qualifies as a prelininary plat of subdivision. 12. Reclamation phasing is covered in the preceding paragraph 2. Reclamation timing depends upon market conditions, although it is presently anticipated that each phase will be take a maximum of five (5) years. 13. Reclamation shall be limited to fill of clay material and concrete, if allowed by applicable law. Such reclamation material will be from on-site stockpiles and material brought in from construction projects offsite. Topsoil will be respread over the reclaimed areas and seeded with grass, vetch, or other similar material. 14. The gravel mining operation will, at all times, comply with State Surface Mine Conservation and Reclamation Act and the State Mining and Reclamation Act. 15. Upon completion of the reclamation of the final area of mining operations, a final plat and final engineering plans and specifications will be submitted to the City for adoption in accordance with generally acceptable engineering standards then in use in the Elgin, Illinois area.