G70-98 .r
elk Ordinance No. G70-98
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(875 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 excluding from the RC1 Residence
Conservation District and including in the PGI
Planned General Industrial District, the following
described property:
LOTS 1, 2, 3, 4, 5, 6, 7 , 8, 9, 10, 11, 12, 16 ,
17 , 18, 19 , 20, 21, 22 AND 23 IN BLOCK 10 OF SADLER' S
ADDITION TO ELGIN, BEING A SUBDIVISION OF THE NORTH
HALF OF SECTION 11 , TOWNSHIP 41 NORTH, RANGE 8 EAST
OF THE THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM
THAT PART OF SAID LOTS 16, 17, 18, 19, 20, 21, 22 AND
23 DEDICATED FOR RIGHT OF WAY FOR PUBLIC ROAD
PURPOSES PER DOCUMENT NOS. 703191 AND 863466
DESCRIBED AS FOLLOWS: THE NORTHERLY 7 . 00 FEET OF SAID
LOT 23 AND THE WESTERLY 52 . 00 FEET OF SAID LOTS 20,
21, 22 AND 23 AND THAT PART LYING WESTERLY OF A LINE
DRAWN FROM A POINT ON THE SOUTH LINE OF SAID LOT 20
THAT IS 52 . 00 FEET EAST OF, AS MEASURED PERPENDICULAR
TO THE WEST LINE OF SAID LOT 20, TO A POINT ON THE
WESTERLY EXTENSION OF THE SOUTH LINE OF SAID LOT 16
THAT IS 80 . 00 FEET WEST, AS MEASURED ALONG THE SOUTH
e LINE OF SAID LOT 16 , OF THE SOUTHEAST CORNER OF SAID
LOT 16 , BEING SITUATED IN THE CITY OF ELGIN, KANE
k COUNTY, ILLINOIS AND CONTAINING 3 . 33 ACRES MORE OR
LESS.
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
875 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
esk acres of land.
Offices Division.
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
elk 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) .
elk 51 . Telephone communications (481) .
Miscellaneous Uses Division.
52 . "Fences and walls" [SR] (UNCL) .
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
P Industrial District to the provisions of
Section 19 . 10 .400, Component Land Uses .
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 Petitioner' s
Statement prepared by Allen M. Anderson, dated
May 22, 1998 .
2 . Substantial conformance to the Site Development
Plan for Elgin Tech Center (Sheets Cl, C2 , C3,
Prs . 1, and A1 . 1 ) (revised 07-14-98) .
3 . Compliance with all other applicable codes and
ordinances .
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; and
the freestanding signs indicated on Sheets Prs . 1
and A1 . 1 prepared by Direct Design Architects
(revised 7-14-98) .
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 Kelly, Ma r
Presented: August 12, 1998
Passed: August 12, 1998
Vote: Yeas 4 Nays 0
Recorded: August 13, 1998
Published:
Attest:
onna Mecum, City Clerk
July 6, 1998
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 46-98 Requesting a Map Amendment from
RC1 Residence Conservation District to PGI Planned General
Industrial District; Property Located at 875 North State Street;
by Elgin Tech Partners, LLC, as Applicant, and by Loyola
University of Chicago, as Owner.
LIST OF EXHIBITS
A. City Map (see attached) .
B. Zoning Map (see attached) .
C. Location Map (see attached) .
D. Petitioner's Statement, prepared by (see attached) .
Allen M. Anderson, dated May 22, 1998
E. Site Development Plan for Elgin (see enclosed) .
Tech Center II (Sheets Cl, C2, C3,
PRS. 1, and A1 . 1) , prepared by
Direct Design Ltd. Architects,
last revision date July 14, 1998; and
Traffic Impact Analysis, prepared by
Kenig, Lindgren, O'Hara, Aboona, Inc. ,
dated June 5, 1998
BACKGROUND
An application had been filed by Allen M. Anderson on behalf of
Elgin Tech Partners, LLC, requesting a map amendment from RC1
Residence Conservation District to PGI Planned General
Industrial District. The subject property is located at 875
North State Street (reference Exhibits A, B, and C) .
The applicant proposes to construct a 39 ,375 square foot office
and warehousing facility, with floor space evenly divided
eft. between office use and warehousing (reference Exhibits D and E) .
Exhibit A
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET46 .98
FINDINGS
elimk After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 46-98 on June 15, 1998 . The applicant testified at the
hearing and presented documentary evidence in support of the
application. Neighboring property owners appeared at the
hearing and testified. No written correspondence has been
submitted. The Planning Department has submitted a Map
Amendment Review, dated June 9 , 1998 .
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 .
Findings. The subject property is an irregularly shaped,
undeveloped parcel containing approximately 3 . 33 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 (7.1
availability of adequate municipal water, wastewater
treatment and stormwater control facilities .
Findings. The subject property can be served with municipal
water and wastewater collection facilities . Stormwater must
be controlled on site.
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) , Jerusha Avenue, and Steel Street.
State Route 31 is an arterial street. Jerusha Avenue and
Steel Street are local streets . Vehicular access to the
subject property is to be limited to two points of access on
Jerusha Avenue, and one point of access on Steel Street.
The parking lot ordinance requires 99 off-street parking
stalls for the intended uses of the subject property
( 19,687/1,000 = 20) ( 19,688/250 = 79) . The applicant
proposes to provide 107 off-street parking stalls .
D. Zoning History. The suitability of the subject property for
the intended zoning district with respect to the length of
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP.98/PET46 .98
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
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 southeast. A railroad right of way adjoins
the southerly property line.
An office and warehousing facility, zoned PGI, is under
construction to the north of the subject property. 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 a GI 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
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET46 . 98
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.
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 39,375 square foot office and
warehousing facility features 19 ,688 square feet in office
and 19 ,687 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 GI General Industrial
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 9 .4 foot setback from North
State Street.
B. 19.40.335 E. 2. Vehicle Use Area Interior Setback and
19.40.335 H. 2. Vehicle Use Area Landscape Yards. The
subject property is required to provide a minimum 6 foot
vehicle use area setback and landscape yard along the
southerly property line (the railroad right of way) . The
applicant proposes a 3 foot setback.
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET46 . 98
C. 19.50.090 A. 2. Freestanding Signs, Maximum Height. In the
/ft. GI General Industrial District, the maximum height for a
freestanding sign is 10 feet. The applicant proposes a 30
foot high freestanding sign to be located near the
Jerusha/State Street intersection.
D. 19.90.675 27 . Monument Sign. All freestanding signs are
required to be "monument signs" . The proposed 30 foot tall
freestanding sign is a pylon sign.
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 46-98 .
On a motion to recommend the approval of Petition 46-98, subject
to the following conditions, the vote was four (4) yes and zero
(0) no.
1 . Substantial conformance to the Petitioner's Statement,
prepared by Allen M. Anderson, dated May 22, 1998
2 . Substantial conformance to the Site Development Plan for
Elgin Tech Center II (Sheets Cl, C2, C3, PRS. 1, and A1. 1)
prepared by Direct Design LTD. Architects, last revision
date July 14, 1998 .
3 . Limit the use list to those land uses enumerated as
"permitted uses" in the GI General Industrial District.
4 . There is to be no truck traffic after 8 :00 P.M. daily.
5 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend the approval of Petition
46-98 was adopted.
gO-ect.e,t (0 S.-/-9,20.
,/.9 p o
Robert W. Siljestrom, Chairman
Planning and Development Commission
.soi ,1/i4_i..%.�i
Tom Armstrong, Secretary
Planning and Development Commission
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP.98/PET46 .98