G91-95 7 rid
em-
Ordinance No. G91-95
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR ADHESIVE MANUFACTURING AT
1275 AND 1345 GASKET DRIVE
WHEREAS, written application has been made for a GI
General Industrial District conditional use for adhesive
manufacturing at 1275 and 1345 Gasket Drive; 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 adhesive
manufacturing at 1275 and 1345 Gasket Drive and legally
described as follows :
LOT 6 (EXCEPT THE WEST 245 .55 FEET THEREOF) , IN
ELGIN-VICTOR INDUSTRIAL PARK UNIT NUMBER 1, BEING A
SUBDIVISION OF PART OF THE NORTH EAST 1/4 OF SECTION
31 AND PART OF THE NORTH WEST 1/4 OF SECTION 32,
TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED IN THE RECORDER' S OFFICE OF COOK COUNTY ON
DECEMBER 9, 1966 AS DOCUMENT 20019150, IN COOK
COUNTY, ILLINOIS.
LOT 5 (EXCEPT THE WEST 83 . 36 FEET THEREOF) AND
THE WEST 245 .55 FEET OF LOT 6 IN ELGIN-VICTOR
INDUSTRIAL PARK UNIT NUMBER 1, BEING A SUBDIVISION
OF PART OF THE NORTHEAST QUARTER OF SECTION 31, AND
PART OF THE NORTHWEST QUARTER OF SECTION 32,
TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED IN THE RECORDER' S OFFICE OF COOK COUNTY ON
DECEMBER 9 , 1966 AS DOCUMENT NO. 20019150, BEING
SITUATED IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance with the site plan
prepared by Opus North Corporation, dated
November 10, 1995 .
2 . Substantial conformance with the landscaping
plan prepared by Opus North Corporation, dated
November 14, 1995 .
3 . 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.
Kevin Kelly, Mayo
Presented: December 20, 1995
Passed: December 20, 1995
Vote: Yeas 7 Nays 0
Recorded: December 21, 1995
Published:
Attest:
gC)-(1611,„.4
Dolonna Mecum, City Clerk
e"-
•
ee- December 6, 1995
•
•
FINDINGS OF FACT
ZONING AND SUBDIVISION HEARING BOARD CITY OF ELGIN
I. SUBJECT
Petition 56-95 Requesting a GI General Industrial
District Conditional Use for Adhesive Manufacturing (SIC
2891) ; Properties Located at 1275 and 1345 Gasket Drive;
by Opus North Corporation as Applicant and Henkel
Adhesives Corporation and Elgin Corrugated Box Company, as
Owners.
II. CONSIDERATIONS
A petition has been filed by Opus North Corporation, on
behalf of Henkel Adhesive Corporation, requesting a GI
General Industrial District conditional use for adhesive
manufacturing. The subject properties are located at 1275
and 1345 Gasket Drive.
Henkel Adhesive Corporation currently operates an adhesive
manufacturing facility located at 1345 Gasket Drive.
Henkel Adhesive proposes to expand their existing adhesive
.manufacturing use by adding a 57,000 square foot building
addition (Phase 2) . Additionally, Henkel Adhesive proposes
to purchase the property west of and adjacent to their
facility and construct a separate 228,000 square foot
building for future expansion of the adhesive manufacturing
use (Phases 3-6) .
III. FINDINGS AND RECOMMENDATION
After due notice, as required by law, the Zoning and
Subdivision Hearing Board held a public hearing on
Petition 56-95 on December 6, 1995. The petitioner
testified at the public hearing. No objections to the
petition have been submitted.
A Petition Review, dated November 15, 1995, was submitted
by the Planning Department, which neither recommended
approval nor denial of Petition 56-95. This Petition
Review, along with the exhibits attached thereto, and the
written transcription of the proceedings of the public
hearing, are attached hereto and made a part hereof.
Page 1
FOF56.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET56 .95
The Zoning and Subdivision Hearing Board has recommended
approval of Petition 56-95. The following is a summary of
the findings of the Zoning and Subdivision Hearing Board:
A. Site Characteristics
The subject properties combined, total approximately
19 acres of land. The property at 1345 Gasket Drive
(6 .54 Acres) is developed with a 65,719 square foot
manufacturing facility and accessory off street
parking. The property at 1275 Gasket Drive ( 12 .21
Acres) is undeveloped, and the parcel is relatively
flat.
B. Sewer and Water
The subject properties will be serviced by an existing
12 inch water main and 10 inch sanitary sewer located
within Gasket Drive. An existing detention pond at
the existing facility was designed to handle
additional stormwater runoff for the proposed addition
(Phase 2) . The stormwater system for the new facility
will be designed with retention ponds. The ponds
restricted outlets will drain into the existing 36
inch storm sewer located within Gasket Drive.
eft- C. Traffic and Parking
Gasket Drive is a local, cul-de-sac street which
serves the adjoining industrial and manufacturing
businesses.
The Off street parking ordinance requires one stall
per 1.5 employees based on the peak demand shift, or
one stall per 1,000 square feet of floor area,
whichever is greater. Based on the site plan
submitted, the applicant has provided the required
number of off street parking spaces.
D. Zoning History
The subject property was annexed and zoned M-2 General
Manufacturing District in 1965. The Comprehensive
Amendment to the Zoning Ordinance (CAZO) reclassified
the subject property to GI General Industrial District
in 1992 .
E. Zoning Status -
Adhesive manufacturing was classified as a permitted
use prior to 1992 . Upon adoption of the 1992 Zoning
Page 2
FOF56.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET56 .95
Ordinance, the property was rendered a conditional use
under Section 19.05.500 B. Transition Rules, and
subject to the provisions of subsection 19 .05.500 D.
Changes to Existing Conditional Uses, which requires
conditional use approval.
F. Surrounding Land Use and Zoning
The areas located to the north, south, and west of the
subject properties are zoned GI General Industrial
District and are developed with manufacturing and
industrial uses.
The area located to the east of the subject properties
is the Commonwealth Edison Company right of way which
is zoned GI General Industrial District. Located
farther east is the E. J. and E. Railroad lines.
G. Trend of Development
The subject properties are located in Victor
Industrial Park which continues to develop with
industrial, manufacturing and warehousing uses.
H. Comprehensive Plan
The Comprehensive Plan designates the subject property
as General Manufacturing.
I . Conditions for Approval
The approval of Petition 56-95 should be subject to
the following conditions:
1. Substantial conformance with the site plan
prepared by Opus North Corporation, dated
November 10, 1995.
2. Substantial conformance with the landscaping plan
prepared by Opus North Corporation, dated
November 14, 1995.
3. Compliance with all other applicable codes and
ordinances.
On a motion to recommend approval of Petition 56-95,
subject to the conditions for approval, the vote was four
(4) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition
56-95 was adopted.
emk.
Page 3
FOF56 .95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET56 . 95
Denise Harding-Hop ns, C air P o em
Zoning and Subdivision Hearing Board
6.4.1 A .' • ' 4.Ls J Sf/ J
Ro•e 4 K. Dahlstrom, Sec et'
Zoning and Subdivision Hearing Board
tow
•
Page 4
F0F56 .95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET56 .95