G37-97 elk Ordinance No. G37-97
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
( 945 North State Street)
WHEREAS, written application has been made to reclassify
said property in the PGI Planned General Industrial District;
and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS:
Section 1 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled
"Zoning District Map" of the Elgin Municipal Code, as amended,
be and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by including in the PGI Planned General
Industrial District, the following described
property:
PROPERTY LEGALLY DESCRIBED AS: LOTS 1, 2, 3, 4 ,
AND 5 (EXCEPT THAT PART OF LOT 5 LYING WESTERLY OF A
LINE DRAWN FROM A POINT IN THE NORTHERLY LINE OF SAID
LOT, 35 . 0 FEET EAST OF THE NORTHWEST CORNER TO A
POINT IN THE SOUTHERLY LINE OF SAID LOT, 42 . 0 FEET
EAST OF THE SOUTHWEST CORNER) , AND LOTS 6 , 7 , AND 8
(EXCEPT THE WESTERLY 35 FEET OF SAID LOTS 6 , 7 , AND
8) IN BLOCK IV OF SADLER'S ADDITION TO ELGIN AND THE
VACATED PORTION OF STEEL STREET LYING BETWEEN JERUSHA
AND BELLE AVENUE IN SADLER' S ADDITION TO ELGIN, IN
THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 11,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN THE TOWNSHIP OF ELGIN, COUNTY
OF KANE, STATE OF ILLINOIS, ACCORDING TO THE PLAT
THEREOF RECORDED MARCH 14 , 1892, AS DOCUMENT 44248 IN
PLAT BOOK 11 , PAGE 40, IN THE RECORDER' S OFFICE, KANE
.. COUNTY, ILLINOIS (COMMONLY KNOWN AS 945 NORTH STATE
STREET) .
f Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
classification of PGI Planned General Industrial District at
945 North State Street in accordance with the following
provisions :
A. Purpose. The purpose of this PGI Planned General
Industrial District is to provide an alternate
planned industrial environment for those industrial
uses that do not require the location or environment
of an ORI zoning district. A PGI zoning district is
most similar to, but departs from the standard
requirements of the GI zoning district.
B. Supplementary Regulations. Any word or phrase
contained herein, followed by the symbol " (SR) " ,
shall be subject to the definitions and the
additional interpretive requirements provided in
Chapter 19 . 90, Supplementary Regulations, of the
Elgin Municipal Code, as amended. The exclusion of
such symbol shall not exempt such word or phrase
from the applicable supplementary regulation.
C. General Provisions. In this PGI zoning district,
the use and development of land and structures shall
be subject to the provisions of Chapter 19 . 05,
General Provisions, of the Elgin Municipal Code, as
amended.
D. Zoning Districts - Generally. In this PGI zoning
district, the use and development of land and
structures shall be subject to the provisions of
Chapter 19 . 07, Zoning Districts, of the Elgin
Municipal Code, as amended.
E. Land Use. In this PGI zoning district, the use and
development of land and structures shall be subject
to the provisions of Chapter 19 . 10 Land Use, of the
Elgin Municipal Code, as amended. The following
enumerated "land uses" (SR) shall be the only land
uses allowed as a "permitted use" (SR) in this PGI
district:
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL) on
a "zoning lot" [SR] containing less than two
acres of land.
Offices Division.
emb. 2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales offices" [SR] (UNCL) .
4 . Finance, insurance and real estate (H) .
Services Division.
5 . Commercial, economic, sociological, and
educational research ( 8732 ) .
6 . Commercial physical and biological research
( 8731) .
7 . Computer programming, data processing, and
other computer related services ( 737 ) .
8 . Computer rental and leasing ( 7377 ) .
9 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and
collection agencies ( 732 ) .
10 . Detective and guard services ( 7381) .
11 . Electrical and electronic repair shops ( 7622 ) .
12 . Engineering, accounting, research, management,
and related services ( 87 ) .
13 . Home health care services ( 808) .
14 . Job training and vocational rehabilitation
services ( 833) .
15 . Legal services ( 811 ) .
16 . Mailing, reproduction, commercial art and
photography, and stenographic services ( 733) .
17 . Management and public relations services ( 874 ) .
18 . Medical and dental laboratories ( 807 ) .
19 . Membership organizations ( 86 ) .
20 . Miscellaneous equipment rental and leasing
( 735) .
21 . Motion picture distribution and allied services
( 782 ) .
22 . Motion picture production and allied services
( 781 ) .
23 . Services to dwellings and other buildings
( 734 ) .
24 . Tax return preparation services ( 7291) .
25 . Testing laboratories ( 8734 ) .
26 . Vocational schools ( 824 ) .
27 . Watch, clock, and jewelry repair ( 763) .
Retail Trade Division.
28 . Auction rooms ( 5999 ) .
29 . Automatic merchandising machine operators
( 5962 ) .
30 . Catalog and mail order houses ( 5961 ) .
31 . Direct selling establishments (5963) .
Manufacturing Division.
32 . Computer and office equipment ( 357 ) .
33 . Electronic and other electrical equipment and
components ( 36 ) .
34 . Measuring, analyzing, and controlling
instruments; photographic, medical, and optical
goods; and watches and clocks ( 38) .
35 . Printing, publishing, and allied industries
(27 ) .
36 . Transportation equipment ( 37 ) .
Wholesale Trade Division.
37 . Chemicals and allied products (516 ) .
38. Drugs, drug proprietaries and druggists '
sundries (512 ) .
39 . Electrical goods (506) .
40 . Professional and commercial equipment and
supplies ( 504) .
Transportation, Communication and Utilities
Division.
41 . Arrangement of passenger transportation (472 ) .
42 . Arrangement of transportation of freight and
cargo (473) .
43 . Branch United States post offices ( 4311) .
44 . Cable and other pay television services (484 ) .
45 . Communication services not elsewhere classified
(489 ) .
46 . "Commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
47 . "Commercial Antenna Tower" [SR] (UNCL) .
48 . Freight forwarding in general (4731 ) .
49 . Natural gas transmission and distribution
( 4922) ( 4924 ) .
50 . Telegraph and other message communications
(482 ) .
51 . Telephone communications (481) .
Miscellaneous Uses Division.
52 . "Fences and walls" [SR] (UNCL) .
e` 53 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the PGI Planned General Industrial District,
subject to the provisions of Chapter 19 . 47 , Off
Street Loading.
54 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the PGI Planned General Industrial District,
subject to the provisions of Chapter 19 . 45, Off
Street Parking.
55 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the PGI Planned General Industrial District,
subject to the provisions of Chapter 19 . 45, Off
Street Parking.
56 . "Refuse collection area" [SR] .
57 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
58 . "Temporary uses" [SR] (UNCL) .
59 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in the PGI Planned
General Industrial District, subject to the
provisions of Section 19 . 12 . 500, Accessory
Structures and Buildings .
60 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the PGI Planned General
Industrial District to the provisions of
Section 19 . 10. 400, Component Land Uses .
trbk F. Site Design. In this PGI zoning district, the use
and development of land and structures shall be
subject to the provisions of Chapter 19 . 12, Site
Design, of the Elgin Municipal Code, as amended,
except as may be otherwise provided in this section.
In this PGI zoning district, site design for a
zoning lot, lot area, lot width, setbacks, accessory
structures and buildings, yards, landscape yards,
floor area, and building coverage shall be in
substantial conformance to the following :
1 . Substantial conformance to the Statement of
Purpose, Departures, and Conformance prepared
by Allen M. Anderson, dated May 27 , 1997
2 . Substantial conformance to the Site Development
Plan for Elgin Tech Center ( Sheets Cl, C2 , C3,
C4 , S1 . 1, L1 . 1, and A1 . 1) prepared by Direct
Design LTD. Architects, dated June 9 , 1997
(revised 07-14-97 ) . Sheet L1 . 1 shall be
considered conceptual, and the landscaping
construction plans shall demonstrate full
compliance with the landscaping requirements of
the zoning ordinance.
3 . Compliance with all other applicable codes and
ordinances .
emb. G. Off Street Parking. In this PGI zoning district,
off street parking shall be subject to the
provisions of Chapter 19 .45, Off Street Parking, of
the Elgin Municipal Code, as may be amended. There
is to be no truck traffic after 8 : 00 P.M. daily.
H. Off Street Loading. In this PGI zoning district,
off street loading shall be subject to the
provisions of Chapter 19 . 47 , Off Street Loading, of
the Elgin Municipal Code, as may be amended. There
is to be no truck traffic after 8 : 00 P.M. daily.
I . Signs. In this PGI zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs,
of the Elgin Municipal Code, as may be amended.
J. Nonconforming Uses and Structures. In this PGI
zoning district, nonconforming uses and structures
shall be subject to the provisions of Chapter 19 . 52 ,
Nonconforming Uses and Structures, of the Elgin
Municipal Code, as may be amended.
K. Planned Developments. This PGI zoning district
shall be subject to the provisions of Chapter 19 . 60,
Planned Developments, of the Elgin Municipal Code,
as may be amended.
L. Conditional Uses. In this PGI zoning district,
conditional uses shall be subject to the provisions
of Chapter 19 . 65 Conditional Uses, of the Elgin
Municipal Code, as may be amended.
M. Variations. Any of the requirements of this
ordinance may be varied, subject to the provisions
of Section 19 . 70, Variations, of the Elgin Municipal
Code, as may be amended. A variation may be
requested by an individual property owner for a
zoning lot without requiring an amendment to this
PGI zoning district and without necessitating that
all other property owners authorize such an
application.
N. Appeals. Any requirement, determination, or
interpretation associated with the administration
and enforcement of the provision of this ordinance
may be appealed subject to the provisions of Chapter
19 . 75, Appeals, of the Elgin Municipal Code, as may
be amended.
Section 3 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
Kevin Kely, Mayor
Presented: August 13, 1997
Passed: August 13, 1997
Omnibus Vote: Yeas 7 Nays 0
Recorded: August 14 , 1997
Published:
Attest:
Dolonna Mecu , City Clerk
elk
June 16, 1997
emk
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 38-97 Requesting A Map Amendment from
RC1 Residence Conservation District to PGI Planned General
Industrial District; Property located at 945 North State Street
by the Sequoia Corporation, as Applicant and by the Estate of
Camille J. Burny Jr. , C/O Michael Burny, Independent Executor, as
Owner.
BACKGROUND
An application had been filed by the Sequoia Corporation,
requesting a map amendment from RC1 Residence Conservation
District to PGI Planned General Industrial District. The subject
property is located at 945 North State Street.
The applicant proposes to construct a 27,000 square foot office
and warehousing facility with four tenant spaces, 6 ,000 square
feet in office and 21,000 square feet in warehousing.
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 38-97 on June 16, 1997 . The applicant testified at the
hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted a Map Amendment Review, dated June 9 , 1997 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment:
A. Site Characteristics. The suitability of the subject
property for the intended zoning district with respect to
its size; shape; significant natural features including
topography, watercourses and vegetation; and existing
improvements .
Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 38-97 June 16 , 1997
Findings. The subject property is a regularly shaped,
undeveloped parcel containing approximately two acres of
land. The property has three street frontages . The
property is not developed. The property has no
significant natural features .
B. Sewer and Water. The suitability of the subject property
for the intended zoning district with respect to the
availability of adequate municipal water, wastewater
treatment and stormwater control facilities .
Findings. The subject property can be served with
municipal water, wastewater collection, and stormwater
control facilities .
C. Traffic and Parking. The suitability of the subject
property for the intended zoning district 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 located on State Route
31 (North State Street) , Belle Avenue, and Jerusha
elow. Avenue. State Route 31 is an arterial street. Belle
Avenue and Jerusha Avenue are local streets . Vehicular
Access to the subject property is to be limited to Belle
and Jerusha.
The parking lot ordinance requires 45 off street parking
stalls for the intended uses of the subject property
(21,000/1, 000 = 21) ( 6, 000/250 = 24 ) (21 + 24 = 45) . The
applicant proposes to provide 33 off street parking
stalls .
D. Zoning History. The suitability of the subject property
for the intended zoning district with respect to the
length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The subject property was zoned in the
following classifications for the years indicated:
1927 Out of City
1950 Out of City
1962 Out of City
1992 0 Limited Office District
Present RC1 Residence Conservation District
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FINDINGS OF FACT Planning and Development Commission
Petition 38-97 June 16 , 1997
E. Surrounding Land use and Zoning. The suitability of the
subject property for the intended zoning district with
respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is located within the
North State Street corridor. The subject property is
zoned RC1 and is positioned on the edge of a residential
area located to the east and south.
A storage and warehousing facility, zoned GI is located
west of the subject property.
F. Trend of Development. The suitability of the subject
property for the intended zoning district with respect to
consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is located within an
underutilized area adjoining North State Street.
G. Zoning Districts. The suitability of the subject
property for the intended zoning district with respect to
conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
Findings. The provisions for the purpose and intent, and
the location and size of a PGI zoning district are as
follows :
The purpose of the PGI Planned General Industrial
District is to provide an alternate planned industrial
environment for those industrial uses that do not require
the location or environment of an ORI zoning district. A
PGI zoning district is most similar to, but departs from
the standard requirements of the GI zoning district.
Planned industrial districts should be located in
substantial conformance to the official comprehensive
plan. The amount of land necessary to constitute a
separate' planned industrial district exclusive of rights
of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres .
No departure from the required minimum size of a planned
industrial district shall be granted by the City Council .
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FINDINGS OF FACT Planning and Development Commission
Petition 38-97 June 16, 1997
H. Comprehensive Plan. The suitability of the subject
property for the intended zoning district with respect to
conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The Official Comprehensive Plan of 1983
designated the subject property as "transportation
corridor" .
I. Natural Preservation. The suitability of the subject
property for the intended planned development with
respect to the preservation of all significant natural
features including topography, watercourses, wetlands,
and vegetation.
Findings. The subject property has no significant
natural features .
J. Internal Land Use. The suitability of the subject
property for the intended 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 proposed 27 ,000 square foot office and
warehousing facility features four tenant spaces, 6,000
square feet in office and 21, 000 square feet in
warehousing.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the zoning ordinance. For the purposes of this section, the most
similar zoning district is the AB Area Business District. The
applicant is requesting departures from the following sections of
the zoning ordinance:
A. 19.40.335 E. 2 . Vehicle Use Area Street Setback . The
subject property is required to provide a minimum 15 foot
vehicle use area setback from the three adjoining rights of
way. The applicant proposes a 3 foot setback from North
State Street and a 2 foot setback from Belle Avenue.
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.
FINDINGS OF FACT Planning and Development Commission
Petition 38-97 June 16 , 1997
e
B. 19.40.335 H. Transition Landscape Yard. The subject
property is required to provide a minimum 50 foot landscape
yard along the easterly property line. The applicant
proposes a 30 foot yard depth.
C. 19.45.070 Required Number of Parking Stalls. The parking
lot ordinance requires 45 off street parking stalls for the
intended uses of the subject property. The applicant
proposes to provide 33 off street parking stalls .
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 38-97 . On a motion to recommend the approval of
Petition 38-97, subject to the following conditions, the vote was
six (6 ) yes and zero ( 0) no:
1 . Substantial conformance to the Statement of Purpose,
Departures, and Conformance prepared by Allen M.
Anderson, dated May 27, 1997
2 . Revisions to the Site Development Plan for Elgin Tech
Center (Sheets Cl, C2, C3, C4, S1 . 1, L1 . 1, and A1 . 1)
prepared by Direct Design LTD. Architects, dated June 9 ,
1997 per the Code Administration Department, the
Engineering Division, and the Planning Department.
3 . Customize the permitted use list, according the list
prepared by Allen Anderson, but excluding all
conditional uses .
4 . There is to be no truck traffic after 8 : 00 P.M. daily.
5 . The vehicle use area setback adjoining State Street is
to be increased to the maximum extent possible.
6 . Compliance with all other applicable codes and
ordinances .
Therefore, the motion to recommend the approval of Petition 38-97
was adopted.
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FINDINGS OF FACT Planning and Development Commission
Petition 38-97 June 16, 1997
RioR4W. ak9m2. .e,
Robert W. Siljestrom, Chairman
Planning and Development Commission
41ZSMAA1?5
Jer eerin , Secretary
Planning and Development Commission
to-a,
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