G14-98 r
Ordinance No. G14-98
AN ORDINANCE
RECLASSIFYING PROPERTY AT 400 FEDERATION PLACE
WHEREAS, written application has been made to reclassify
certain property located at 400 Federation Place from GI
General Industrial District to PGI Planned General Industrial
District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing after due notice and submitted its
written findings and recommendations to the City Council; and
WHEREAS, the City Council has reviewed the recommendations
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 . 07 , Section 19 . 07 . 600 entitled
"Zoning District Map" of the Elgin Municipal Code, 1976 , as
amended, be and the same is hereby further amended by adding
thereto the following paragraphs :
The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by excluding from the GI General Industrial
District and including in the PGI Planned General
Industrial District, the following described
property:
THAT PART OF FOX RIDGE SUBDIVISION, PART OF
RIVERSIDE MANOR, UNIT NO. 2 , AND PART OF FRACTIONAL
SECTION 2 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE
THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS :
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF
SAID FRACTIONAL SECTION 2 WITH THE SOUTHERLY LINE OF
A STRIP OF LAND CONVEYED TO THE NORTHERN ILLINOIS GAS
COMPANY BY DEED RECORDED IN THE RECORDER' S OFFICE OF
KANE COUNTY AS DOCUMENT NO. 876705; THENCE SOUTH 89
DEGREES 08 MINUTES WEST ALONG THE SOUTH LINE OF SAID
STRIP OF LAND CONVEYED TO THE NORTHERN ILLINOIS GAS
COMPANY, 1087 . 23 FEET FOR THE POINT OF BEGINNING;
THENCE SOUTH 1 DEGREE 00 MINUTES EAST 575 . 72 FEET TO
THE NORTHERLY LINE OF RANCH ROAD EXTENDED EASTERLY;
THENCE SOUTH 89 DEGREES 00 MINUTES WEST ALONG SAID
NORTHERLY LINE EXTENDED AND ALONG SAID NORTHERLY
LINE, 277 . 43 FEET TO THE SOUTHWEST CORNER OF LOT 24
IN SAID RIVERSIDE MANOR, UNIT NO. 2 ; THENCE NORTHERLY
ALONG THE WEST LINE OF SAID LOT 24 , A DISTANCE OF
200 . 0 FEET TO THE NORTHWEST CORNER OF SAID LOT;
THENCE EASTERLY ALONG THE NORTH LINE OF RIVERSIDE
MANOR, UNIT NO. 2 , BEING ALSO THE SOUTH LINE OF FOX
RIDGE SUBDIVISION, 9 . 8 FEET TO THE SOUTHWEST CORNER
OF LOT 16 IN SAID FOX RIDGE; THENCE NORTHERLY ALONG
THE WEST LINE OF SAID LOT 16 AND ALONG THE WEST LINE
EXTENDED NORTHERLY ALONG THE WEST LINE OF SAID LOT 16
AND ALONG THE WEST LINE EXTENDED NORTHERLY OF SAID
LOT 16 , TO THE SOUTHERLY LINE OF THE NORTHERN
ILLINOIS GAS COMPANY PROPERTY; THENCE EASTERLY ALONG
SAID SOUTHERLY LINE TO THE POINT OF BEGINNING (EXCEPT
THE NORTH 233 . 0 FEET THEREOF) , IN THE CITY OF ELGIN,
KANE COUNTY, ILLINOIS. AND, THAT PART OF LOTS 11,
12 , 13, 14 , 15, AND 16 , AND PART OF VACATED LESLIE
STREET LYING SOUTHERLY OF AND ADJOINING SAID LOTS 11,
12 , AND 13, ALL IN FOX RIDGE UNIT NO. 1, ALL
DESCRIBED AS FOLLOWS : COMMENCING AT THE POINT OF
INTERSECTION OF THE EAST LINE OF FRACTIONAL SECTION
2 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN WITH SOUTHERLY LINE OF A TRACT OF
LAND CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY
DEED RECORDED NOVEMBER 28, 1958 AS DOCUMENT 876705;
THENCE SOUTH 89 DEGREES 08 MINUTES 0 SECONDS WEST
ALONG THE SOUTHERLY LINE OF SAID GAS COMPANY TRACT,
AND ALONG THE SOUTHERLY LINE OF A TRACT OF LAND
CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY DEED
RECORDED NOVEMBER 20, 1958 AS DOCUMENT 876688,
1087 . 23 FEET TO THE POINT OF BEGINNING; THENCE SOUTH
1 DEGREE 0 MINUTES 0 SECONDS EAST 233 FEET; THENCE
WESTERLY PARALLEL WITH THE SOUTHERLY LINE OF SAID
NORTHERN ILLINOIS GAS COMPANY TRACT, 267 . 79 FEET TO
THE WESTERLY LINE OF LOT 16 OF SAID FOX RIDGE UNIT
NO. 1; THENCE NORTHERLY ALONG THE WESTERLY LINE AND
THE WESTERLY LINE EXTENDED OF SAID LOT 16 , AND ALONG
THE WESTERLY LINE OF SAID LOT 11 OF FOX RIDGE UNIT
NO. 1, 233 FEET TO A POINT 109 . 5 FEET NORTHERLY OF
THE SOUTHWEST CORNER OF SAID LOT 11 (ALSO BEING AN
ANGLE POINT IN THE LINE OF THE GAS COMPANY TRACT
ACQUIRED BY SAID DOCUMENT 876688) ; THENCE EASTERLY
267 . 65 FEET TO THE POINT OF BEGINNING, IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
Section 2 . PGI PLANNED GENERAL INDUSTRIAL DISTRICT
I . PURPOSE AND INTENT
The purpose of the planned industrial district is to
provide a planned industrial environment for various types
of industrial uses, subject to the provisions of Chapter
19 . 60 Planned Developments, of the Elgin Municipal Code.
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 Office Research Industrial
District. The PGI zoning district is most similar to, but
departs from the standard requirements of the GI General
Industrial zoning district.
II . SUPPLEMENTARY REGULATIONS
Any word or phrase contained within this ordinance
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. The exclusion of such symbol
shall not exempt such word or phrase from the applicable
supplementary regulation.
III . GENERAL PROVISIONS
In the PGI 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.
IV. ZONING DISTRICTS - GENERALLY
In the PGI 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.
V. LOCATION AND SIZE OF DISTRICT
The PGI District is located in substantial conformance to
the official comprehensive plan. The PGI District
consists of approximately 3 . 58 acres, legally described in
Section I , above. Said property is commonly known as 400
Federation Place.
VI . LAND USE
In the PGI District, those permitted land uses enumerated
in the GI General Industrial District shall be permitted,
except the following land uses, which shall not be
permitted in the PGI District:
1 . Armored car service ( 7381 )
2 . Carpet or rug cleaning, dying, and/or repairing
plants ( 7217 )
3 . Commercial physical and biological research ( 8731)
4 . Dry cleaning plants ( 7216 )
5 . Industrial launderers ( 7218 )
6 . Motor vehicle repair shops ( SR) ( 753)
7 . Motor vehicle top, body, and upholstery repair shops,
and paint shops ( SR) ( 7532 )
8 . Power laundries ( 7211 )
9 . Rental of dogs for protective service ( 7381)
10 . Truck route laundry and dry cleaning not operated by
laundries or cleaners ( 7212 )
11 . Heavy construction - contractors ( 16 )
12 . Petroleum and petroleum products ( 517 )
13 . "Recycling collection center" (SR) (5093)
14 . "Treatment, transmission and distribution facilities :
poles, wires, cables, conduits, laterals, vaults,
pipes, mains and valves (SR) (UNCL)
15 . Trucking services ( 421 )
16 . "Motor Vehicle Impoundment Yard (SR) (UNCL)
No conditional or similar land uses shall be permitted in
the PGI District.
VII . SITE DESIGN
In the PGI District, site design shall be in substantial
compliance with the Planned Development Plan, attached
hereto, and made a part hereof . The Planned Development
Plan consists of the following documents :
1 . Planned Development Application, prepared by Burnidge
Cassell and Associates, dated August 25, 1997 .
2 . Planned Development Statement of Purpose,
Conformance, and Departures, prepared by Burnidge
Cassell and Associates, dated August 25, 1997 .
3 . Letter from Northern Illinois Gas Company to Burnidge
Cassell and Associates, dated June 25, 1997 .
4 . "Vital Link" , prepared by International Teams U. S .A. ,
dated August 25, 1997 .
5 . Sheet SD-1 "Site Plan" , prepared by Burnidge Cassell
and Associates, dated August 24 , 1997 .
6 . Sheet LP-1 "Landscape Plan" , prepared by Burnidge
Cassell and Associates, dated August 24 , 1997 .
7 . Sheet A-5A, "First Floor Plan and East Elevation" ,
prepared by Burnidge Cassell and Associates, dated
August 25, 1997 .
8 . Sheet A-6A, "Second Floor Plan and East Elevation" ,
prepared by Burnidge Cassell and Associates, dated
August 25, 1997 .
9 . Sheet A-6B, "North, South, and West Elevations" ,
prepared by Burnidge Cassell and Associates, dated
August 28, 1997 .
10 . "Design Sheet" , prepared by Landmark Engineering
Group, dated September 2, 1997 .
11 . "Existing Conditions" Sheet, prepared by Landmark
Engineering Group, dated September 2, 1997 .
VIII .OFF STREET PARKING
In the PGI District, off street parking shall be subject
to the provisions of Chapter 19 . 45, Off Street Parking, of
the Elgin Municipal Code, with the exception of following
departure granted as an element of the planned
development: for the use of the subject property by
International Teams U.S.A. , 82 parking stalls shall be
provided, with space for an additional 48 stalls land
banked, all in substantial compliance with the Planned
Development Plan.
IX. OFF STREET LOADING
In the PGI District, off street loading shall be subject
to the provisions of Chapter 19 . 47 , Off Street Loading, of
the Elgin Municipal Code.
X. SIGNS
In the PGI District, signs shall be subject to the
provisions of Chapter 19 . 50 , Signs, of the Elgin Municipal
Code, with the exception of the following departure
granted as an element of the planned development: One
free standing, monument style sign, not to exceed 8 . 5 feet
in height, or 15 feet in length, for a total sign area of
127 . 5 square feet, shall be permitted. The proposed free
standing sign may be located on a berm. Said berm may not
exceed the height of any berm located within the western
transition landscape yard, nor shall the total combined
height of the free standing sign and berm exceed 15 feet.
XI . AMENDMENTS
In the PGI District, text and map amendments shall be
subject to the provisions of Chapter 19 . 60, Planned
Developments, of the Elgin Municipal Code.
XII . VARIATIONS
In the PGI District, no variation shall be granted
pursuant to the provisions of Chapter 19 . 70, Variations .
XIII .APPEALS
Any requirement, determination, or interpretation
associated with the administration and enforcement of the
provisions of this chapter may be appealed subject to the
provisions of Chapter 19 . 75, Appeals, of the Elgin
Municipal Code.
XIV. NORTHERN ILLINOIS GAS COMPANY
This ordinance is subject to compliance with the terms and
conditions contained within an easement agreement between
International Teams U. S .A. and its successors, and
Northern Illinois Gas Company (NI Gas) and its successors,
permitting access across, and parking, landscaping, and
signage upon, the NI Gas right of way, for the subject
property. A copy of said easement agreement is attached
hereto and made a part hereof .
XV. ACCESS
Access to the subject property shall be limited to two
points : primary access shall be across the Northern
Illinois Gas Company right of way, to connect with West
River Road, in compliance with access agreement described
in item XIV, above. Secondary access, for emergency
purposes only, shall be via Federation Place.
XVI . STORM WATER CONTROL
Storm water control shall be provided as stated below.
Where statements below conflict with the planned
development plans attached hereto and made a part hereof,
the policies stated below shall prevail .
1 . Storm water control design for the subject property
shall be by means of three ( 3) dry wells to be
located in the detention basin at the south end of
the subject property, with emergency outflow directed
toward the open ditch drainage system to the south.
2 . In the event the dry well system fails to adequately
control the storm water, thereby having an adverse
effect on the property owners in the adjacent
subdivision, the subject property owner shall be
required, at his or her expense, to mitigate the
problem, in cooperation with the City of Elgin.
Methods of mitigation shall be analyzed and designed
based upon generally accepted engineering standards
in the City of Elgin, and shall include the
consideration of the following:
A. additional dry wells;
B. improvement of the surface storm water runoff
system; and
C. construction of a storm sewer line to connect
into the existing City of Elgin structure
located east of the subject property, in the
Riverside Water Treatment Plant area.
XVII .APPLICABLE CODES AND ORDINANCES
The development of this property is subject to all other
applicable codes and ordinances .
Section 3 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
Kevin Kelly, May
Presented: March 11, 1998
Passed: March 11, 1998
Vote: Yeas 7 Nays 0
Recorded: March 12 , 1998
Published:
Attest:
Dolonna Mecum, City Clerk