G92-98 •
•
44' .s •
Ordinance No. G92-98
esik AN ORDINANCE
CLASSIFYING PROPERTY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(23 North Union Street)
WHEREAS, written application has been made to classify
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:
em. 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:
PART OF LOT CXV OF COUNTY CLERK' S SUBDIVISION OF THE
CITY OF ELGIN, AND PART OF LOT 3 IN BLOCK 2 OF S .
WILCOX' S ADDITION TO ELGIN, DESCRIBED AS FOLLOWS:
STARTING AT THE NORTH WEST CORNER OF SAID LOT 3,
THENCE EASTERLY ON THE NORTH LINE OF SAID LOT 3 AND
THE NORTHERLY LINE OF LOT 3 EXTENDED 125 FEET; THENCE
SOUTH PARALLEL WITH THE WEST LINE OF SAID LOT 3, 50
FEET; THENCE WESTERLY PARALLEL WITH THE NORTH LINE OF
LOT 3, 125 FEET TO THE WEST LINE THEREOF; THENCE
NORTHERLY ON THE WEST LINE OF SAID LOT 3 TO THE PLACE
OF BEGINNING.
ALSO
PART OF LOTS 2 AND 3 IN BLOCK 2 OF S. WILCOX ' S
ADDITION TO ELGIN, AND PART OF LOT CXV OF COUNTY
CLERK' S SUBDIVISION OF THE CITY OF ELGIN, DESCRIBED
AS FOLLOWS : STARTING AT A POINT IN THE WEST LINE OF
SAID LOT 3, 50 FEET SOUTH OF THE NORTHWEST CORNER
THEREOF, THENCE EAST PARALLEL WITH THE NORTH LINE OF
SAID LOT 3 AND THE NORTHERLY LINE OF SAID LOT 3
EXTENDED 125 FEET; THENCE SOUTHERLY PARALLEL WITH THE
fek WESTERLY LINES OF SAID LOTS 2 AND 3, 50 FEET; THENCE
WESTERLY PARALLEL WITH THE NORTH LINE OF LOT 3, 125
FEET TO THE WESTERLY LINE OF LOT 2; THENCE NORTHERLY
ON THE WESTERLY LINES OF LOTS 2 AND 3, 50 FEET TO THE
PLACE OF BEGINNING; (EXCEPTING THEREFROM THE
FOLLOWING PORTION: THE NORTH 34 FEET OF THE WEST 85
FEET OF LOT 2 AND THE SOUTH 14 FEET OF THE WEST 85
FEET OF LOT 3, ALL IN BLOCK 2 OF WILCOX' S ADDITION TO
ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS) .
ALSO
THAT PART OF LOTS 1 AND 2 IN BLOCK II OF S . WILCOX
ADDITION TO ELGIN, AND PART OF THE SOUTHWEST 1/4 OF
SECTION 14 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE WEST LINE OF SAID LOT 2 ,
34 FEET SOUTH OF THE NORTHWEST CORNER THEREOF; THENCE
EAST PARALLEL WITH THE NORTH LINE AND NORTH LINE
EXTENDED OF SAID LOT 2 , 125 FEET; THENCE SOUTH
PARALLEL WITH THE WEST LINE OF SAID LOTS 2 AND 1, 50
FEET; THENCE WEST PARALLEL WITH THE EXTENSION OF AND
THE NORTH LINE OF SAID LOT 2, 125 FEET TO THE WEST
LINE OF SAID LOT 1; THENCE NORTH ALONG THE WEST LINE
OF SAID LOTS 1 AND 2 , 50 FEET TO THE POINT OF
BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS .
ALSO
THE NORTH 34 FEET OF THE WEST 85 FEET OF LOT 2 AND
THE SOUTH 14 FEET OF THE WEST 85 FEET OF LOT 3, IN
BLOCK II OF S . WILCOX ADDITION TO ELGIN, IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS.
ALSO
THE WESTERLY 50 FEET OF LOT 12 IN BLOCK II OF
BOSWORTH' S ADDITION TO ELGIN, IN THE CITY OF ELGIN,
KANE COUNTY, ILLINOIS .
ALSO
BLOCK I AND LOT 1 (EXCEPT THE NORTHERLY 18 FEET) IN
BLOCK II OF S . WILCOX ADDITION TO ELGIN, IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS.
ALSO
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 14 ,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : COMMENCING
AT THE CENTER OF SAID SECTION 14 ; THENCE WEST ALONG
THE NORTH LINE OF SAID SOUTHWEST QUARTER 10 . 90
CHAINS; THENCE SOUTH TO THE NORTHERLY LINE OF BRIDGE
STREET FOR A POINT OF BEGINNING; THENCE WESTERLY
ALONG THE NORTHERLY LINE OF BRIDGE STREET 105 FEET TO
ITS INTERSECTION WITH THE SOUTHERLY LINE OF BLOCK I
OF S . WILCOX ADDITION TO ELGIN, AFORESAID; THENCE
EASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 114
FEET TO THE SOUTHEAST CORNER OF SAID BLOCK; THENCE
SOUTHERLY 24 FEET TO THE POINT OF BEGINNING.
ALSO
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 14 ,
TOWNSHIP AND RANGE AFORESAID, DESCRIBED AS FOLLOWS;
emk COMMENCING AT THE CENTER OF SAID SECTION 14 ; THENCE
WEST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER
10. 90 CHAINS; THENCE SOUTH TO THE NORTHEAST CORNER OF
BLOCK I OF S. WILCOX ADDITION TO ELGIN, AFORESAID;
FOR A POINT OF BEGINNING; THENCE WEST ALONG THE NORTH
LINE OF SAID BLOCK 201 FEET 11 INCHES TO THE
SOUTHEAST CORNER OF LOT 1 IN BLOCK II OF SAID S.
WILCOX ADDITION; THENCE NORTH ALONG THE EAST LINE OF
SAID LOT 1, 48 FEET TO A POINT 18 FEET SOUTH OF THE
NORTHEAST CORNER OF SAID LOT 1; THENCE EAST PARALLEL
WITH THE NORTH LINE OF SAID LOT 1 EXTENDED 26 FEET TO
A LINE DRAWN PARALLEL WITH 125 FEET EAST OF THE WEST
LINE OF LOTS 1, 2 AND 3 (MEASURED ALONG THE NORTH
LINE OF SAID LOT 1 EXTENDED) ; THENCE NORTH ON SAID
PARALLEL LINE TO A POINT 2 . 98 1/2 CHAINS NORTH OF THE
NORTH LINE OF BLOCK I AFORESAID; THENCE EAST PARALLEL
WITH THE NORTH LINE OF SAID BLOCK I TO THE WEST LINE
OF THE TRACT OF LAND CONVEYED TO WM. C. KIMBALL BY
DEED DATED SEPTEMBER 14 , 1846, AND RECORDED JANUARY
18, 1859 , IN BOOK 56 , PAGE 508; THENCE SOUTH 2 . 98 1/2
CHAINS TO POINT OF BEGINNING.
EXCEPT THE EASTERLY 208 FEET OF THE SOUTHERLY 270
FEET, AND EXCEPT THE SOUTHERLY 100 FEET OF THE
WESTERLY 146 FEET OF THE PREVIOUSLY DESCRIBED
PROPERTY, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
(COMMONLY KNOWN AS 23 NORTH UNION STREET) .
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
e'` Exhibit A and incorporated herein by reference, and grants the
classification of PGI Planned General Industrial District at
23 North Union Street in accordance with the following
provisions :
A. Purpose and Intent. The purpose of this PGI
Planned General Industrial District is to establish
a limited permitted and conditional use list and to
bring the existing site and building improvements
into conformance to the site design regulations of
the zoning ordinance. 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.
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 . Advertising ( 731 ) .
6 . Armored car service ( 7381) .
7 . Commercial, economic, sociological, and
few educational research ( 8732 ) .
8 . Commercial physical and biological research
( 8731 ) .
9 . Computer programming, data processing, and
other computer related services ( 737 ) .
10 . Computer rental and leasing ( 7377 ) .
11 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and
collection agencies ( 732 ) .
12 . Detective and guard services ( 7381) .
13 . Electrical and electronic repair shops ( 7622 ) .
14 . Engineering, accounting, research, management,
and related services ( 87 ) .
15 . Home health care services ( 808) .
16 . Industrial launderers ( 7218 ) .
17 . Job training and vocational rehabilitation
services ( 833) .
18 . Legal services ( 811) .
19 . Libraries ( 823) .
20 . Linen supply ( 7213) .
21 . Mailing, reproduction, commercial art and
photography, and stenographic services ( 733) .
22 . Management and public relations services ( 874 ) .
23 . Medical and dental laboratories ( 807 ) .
24 . Membership organizations ( 86 ) .
25 . Miscellaneous equipment rental and leasing
OW ( 735) .
26 . Motion picture distribution and allied services
( 782 ) .
27 . Motion picture production and allied services
rik ( 781 ) .
28 . Motor vehicle repair shops (SR) ( 753 ) .
29 . Motor vehicle top, body, and upholstery repair
shops, and paint shops (SR) ( 7532 ) .
30 . News syndicates ( 7383 ) .
31 . Noncommercial research organizations ( 8733) .
32 . Offices and clinics of dentists ( 802 ) .
33 . Offices and clinics of doctors of medicine
( 801 ) .
34 . Offices and clinics of doctors of osteopathy
( 803 ) .
35 . Offices and clinics of other health
practitioners ( 804 ) .
36 . Other schools and educational services ( 829 ) .
37 . Outdoor advertising services ( 7312 ) .
38 . Personnel supply services ( 736 ) .
39 . Photofinishing laboratories ( 7384 ) .
40 . Physical fitness facilities ( 7991 ) .
41 . Professional sports operators and promoters
( 7941 ) .
42 . Refrigerator and air conditioning service and
repair ( 7623 ) .
43 . Reupholstery and furniture repair ( 764 ) .
44 . Security systems services ( 7382 ) .
45 . Services to dwellings and other buildings
( 734 ) .
46 . Tax return preparation services ( 7291 ) .
47 . Testing laboratories ( 8734 ) , excepting any use
involving radiation.
48 . Theatrical producers ( 792 ) .
49 . Vocational schools ( 824 ) .
50 . Watch, clock, and jewelry repair ( 763) .
Retail Trade Division.
51 . Auction rooms (5999 ) .
52 . Automatic merchandising machine operators
( 5962 ) .
53 . Catalog and mail order houses (5961 ) .
54 . Direct selling establishments (5963) .
Agricultural Division.
55 . Crop services ( 072 ) .
56 . Farm labor and management services ( 076 ) .
57 . Landscape counseling and planning ( 0781 ) .
58 . Lawn and garden services ( 0782 ) .
59 . Ornamental shrub and tree services ( 0783) .
Construction Division.
60 . Building construction - general contractors and
operative builders ( 15) .
61 . Construction - special trade contractors ( 17 ) .
62 . "Contractor' s office and equipment areas" [SR]
(UNCL) .
Manufacturing Division.
63 . Apparel and other finished products made from
fabrics and similar materials (23) .
64 . Computer and office equipment ( 357 ) .
65 . Electronic and other electrical equipment and
t components ( 36 ) .
66 . Fabricated metal products ( 34 ) .
67 . Furniture and fixtures (25) .
68 . Industrial and commercial machinery and
equipment ( 35 ) .
69 . Leather and leather products ( 31) , except
leather tanning and finishing ( 311 ) .
70 . Lumber and wood products ( 24 ) .
71 . Measuring, analyzing, and controlling
instruments; photographic, medical, and optical
goods ; and watches and clocks ( 38 ) .
72 . Printing, publishing, and allied industries
( 27 ) .
73 . Rubber and miscellaneous plastics products
( 30) .
74 . Stone, clay, glass and concrete products ( 32 ) .
75 . Textile mill products (22 ) .
76 . Transportation equipment ( 37 ) .
Wholesale Trade Division.
77 . Apparel piece goods and notions (513) .
78 . Beer, wine and distilled alcoholic beverages
( 518) .
79 . Chemicals and allied products ( 516 ) .
80 . Drugs, drug proprietaries and druggists '
sundries (512 ) .
81 . Electrical goods (506 ) .
em. 82 . Furniture and home furnishings ( 502 ) .
83 . Groceries and related products (514 ) .
84 . Hardware, and plumbing and heating equipment
and supplies (507 ) .
85 . Lumber and other construction materials ( 503) .
86 . Machinery, equipment, and supplies ( 508) .
87 . Metals and minerals, except petroleum (505) .
88 . Motor vehicles and motor vehicle parts and
supplies (501) .
89 . Paper and paper products (511 ) .
90 . Professional and commercial equipment and
supplies ( 504 ) .
Transportation, Communication and Utilities
Division.
91 . Arrangement of passenger transportation (472 ) .
92 . Arrangement of transportation of freight and
cargo ( 473 ) .
93 . Bus charter service operators offices (414 ) .
94 . Cable and other pay television services ( 484 ) .
95 . Communication services not elsewhere classified
( 489 ) .
96 . "Commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
97 . Courier services ( 4215 ) .
98 . Freight forwarding in general (4731 ) .
99 . Intercity and rural bus transportation
(low operators ' offices ( 413) .
100 . Local and suburban passenger transportation
operators ' offices (411) .
101 . Packing and crating (474 ) .
102 . Public warehousing and storage (422 ) .
103 . "Radio and television antennas" [SR] (UNCL) .
104 . Railroad operators ' offices (401) .
105 . School bus operators ' offices (415) .
106 . Telegraph and other message communications
(482 ) .
107 . Telephone communications (481) .
108 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains and valves" [SR]
(UNCL) .
109 . Trucking services (421) .
Miscellaneous Uses Division.
110 . "Fences and walls" [SR] (UNCL) .
111 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the GI General Industrial District, subject to
the provisions of Chapter 19 . 47 , Off Street
Loading.
112 . "Refuse collection area" [SR] .
113 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
114 . "Temporary uses" [SR] (UNCL) .
115 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in the GI General
Industrial District, subject to the provisions
of Section 19 . 12 . 500, Accessory Structures and
Buildings .
116 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the GI General Industrial
District to the provisions of Section
19 . 10 . 400, Component Land Uses .
Conditional Uses. The following enumerated land
uses shall be the only land uses allowed as a
conditional use in this PGI Planned General
Industrial District:
Municipal Services Division.
1 . "Municipal facilities" [SR] (UNCL) on a zoning
lot containing less than two acres of land.
Public Administration Division.
2 . Public administration (J) on a zoning lot
containing less than two acres of land.
Services Division.
3 . Child day care services ( 835) .
4 . Commercial physical and biological research
( 8731 ) .
5 . Individual and family social services ( 832 ) .
Retail Trade Division.
6 . Carryout restaurants (5812 ) .
7 . Drinking places (alcoholic beverages) ( 5813) .
8 . Eating places (5812 ) .
9 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
Manufacturing Division.
10". 10 . Chemicals and allied products (28) .
11 . Food and kindred products ( 20) .
12 . Paper and allied products ( 26 ) .
Transportation, Communication and Utilities
Division.
13 . "Amateur radio antennas" [SR] (UNCL) .
14 . "Conditional commercial antennas and antenna
structures mounted on existing structures" [SR]
(UNCL) .
15 . "Conditional Commercial Antenna Tower" [SR]
(UNCL) .
16 . "Other radio and television antennas" [SR]
(UNCL) .
17 . "Other satellite dish antennas" [SR] (UNCL) .
18 . "Satellite dish antennas" [SR] (UNCL) .
Miscellaneous Uses Division.
19 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50, Signs .
20 . "Parking lots" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
21 . "Parking structures" [SR] , subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
22 . "Planned developments" [SR] (UNCL) on a zoning
lot containing less than two acres of land,
subject to the provisions of Chapter 19 . 60,
Planned Developments .
23 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in the GI General
Industrial District, subject to the provisions
of Section 19 . 12 . 500, Accessory Structures and
Buildings .
24 . "Accessory package liquor sales establishment"
(SR) (UNCL) .
25 . "Accessory uses" [SR] (UNCL) to the conditional
uses allowed in the GI General Industrial
District, subject to the provisions of Section
19 . 10 . 400, Component Land Uses .
Similar Uses. The following enumerated land uses
shall be subject to classification as a permitted
use or as a conditional use in the PGI General
Industrial District or in a less restrictive zoning
district, pursuant to Section 19 . 10 . 400 H.
Classification of Land Uses :
Services Division.
1 . Automotive services ( 7549 ) .
2 . Business services not elsewhere classified
( 7389 ) .
3 . Laundry and garment services not elsewhere
classified ( 7219 ) .
4 . Miscellaneous health and allied services not
elsewhere classified ( 809 ) .
5 . Miscellaneous personal services not elsewhere
classified ( 7299 ) .
6 . Miscellaneous repair shops and related services
( 769 ) .
7 . Services not elsewhere classified ( 899 ) .
8 . Social services not elsewhere classified ( 839 ) .
Manufacturing Division.
9 . Miscellaneous manufacturing industries ( 39 ) .
Wholesale Trade Division.
10 . Miscellaneous durable goods ( 509 ) .
11 . Miscellaneous nondurable goods ( 519 ) .
Transportation, Communication and Utilities
Division.
12 . Special warehousing and storage not elsewhere
classified ( 4226 ) .
13 . Transportation services not elsewhere
classified (4789 ) .
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 Plat of Survey
for 23 North Union Street prepared by Dale A.
Floyd, dated September 3, 1998 . Off street
parking and loading improvements shall be
allowed in conformance with the standard
requirements of the zoning ordinance.
2 . 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.
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.
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 Kelly, Mayor
Presented: November 4 , 1998
Passed: November 4 , 1998
Omnibus Vote: Yeas 6 Nays 0
Recorded: November 5, 1998
Published:
Attest:
Dolonna Mecum, City Clerk
October 5, 1998
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 62-98 Requesting an Amendment to a PGI
Planned General Industrial District; Property located at 23
North Union Street by Leonard U. Winner and Bruce Stark, as
Applicants and Owners .
GENERAL INFORMATION
Requested Action: Planned District Ordinance Amendment
Current Zoning: PGI Planned General
Industrial District
Intended Use General Industrial Uses
Alow Property Location: 23 North Union Street
Applicant and Owner: Leonard U. Winner and Bruce Stark
Planning Coordinator: Jerry Deering
LIST OF EXHIBITS
A. City Map (see attached)
B. Zoning Map (see attached)
C. Location Map (see attached)
D. Statement of Purpose and (see enclosed)
and Conformance by Oak Tree
Properties, dated August 24 , 1998
E. Planned Development Ordinance (see enclosed)
For 23 North Union Street
r
Exhibit A
• FIND.INGS OF FACT Planning and Development Commission
Petition 62-98 October 5, 1998
•
A
BACKGROUND
An application had been filed by Leonard U. Winner and Bruce
Stark, requesting an amendment to a PGI Planned General
Industrial District . The subject property is located at 23 North
Union Street (reference Exhibits A, B, and C) .
The applicants want to establish a permitted and conditional use
list for their property and to bring the existing site and
building improvements into conformance with the site design
regulations of the zoning ordinance (reference Exhibits D and E) .
The subject property has been used continuously for industrial
use since prior to 1900 . The property has been zoned for
industrial use since 1927 when Elgin first passed a zoning
ordinance .
The property was rezoned to PGI Planned General Industrial
District in 1992 as part of the comprehensive amendment to the
zoning ordinance . The purpose of the rezoning was to signify the
community' s intent to allow the property to be used for
industrial purposes in general and to allow the current
industrial use of the property to continue indefinitely.
(7.Classifying the subject property within a planned zoning district
was also intended to recognize the fact that over the last one
hundred years residential uses have located in close proximity to
the subject property. The planned district technique allows the
city to establish a customized zoning district that will strike a
balance between the needs of the industrial district and the
adjoining residential district .
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 62-98 on September 21, 1998 and October 5, 1998 . The
applicant testified at the hearing and presented documentary
evidence in support of the application. Objectors appeared at
the hearing. Written correspondence has been submitted. The
Planning Department has submitted a Map Amendment Review, dated
September 14 , 1998 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment :
r
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•FINDINGS OF FACT Planning and Development Commission
Petition 62-98 October 5, 1998
rA. 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,
parcel containing approximately 2 acres of land. The
property is improved with four masonry structures and paved
off street parking facilities .
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 is 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
eft congestion.
Findings . The subject property is located on North Union
Street, between West Highland Avenue on the north and West
Chicago Street on the south. North Union Street is a local
street, serving the adjoining residential , commercial , and
industrial uses .
Off street parking is to maintained conformance to the
parking lot ordinance.
,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 G Industrial District
1950 F Industrial District
1962 M-1 Limited Manufacturing District
1992 M-1 Limited Manufacturing District
(ow
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•
FINDINGS OF FACT Planning and Development Commission a
petition 62-98 October 5 , 1998
r ,
Present PGI Planned General Industrial 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 between a NB
Neighborhood Business District on the south and a RC3
Residence Conservation District to the west, north, and
east .
There are single family dwellings located to the west and
east of the subject property with apartment dwellings
located to the north. The Big Oak shopping center is
located to the south.
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 a mature
section of the city where residential , commercial and
industrial uses have located in close proximity.
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 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
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 62-98 October 5, 1998
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 "neighborhood center" .
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 subject property is suitable 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.
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. Elgin Zoning Ordinance, 19 .40 .335 E. 1 . Building Setbacks .
The minimum required building setback from a street lot line
is 25 feet . The existing buildings have a zero setback from
Union Street . The minimum required building setback from a
transition lot line is 100 feet . One of the existing
buildings has a zero setback from the northerly transition
lot line .
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• FINDINGS OF FACT Planning and Development Commission
Petition 62-98 October 5, 1998
F
B. Elgin Zoning Ordinance, 19 .40 . 335 E. 2 . Parking Setbacks .
The minimum required vehicle use area setback from a street
lot line is 15 feet . The existing parking lot has a zero
setback from Union Street . The minimum required vehicle use
area setback from a transition lot line is 50 feet . One of
the existing parking lots has a 20 foot setback from the
northerly transition lot line and a 10 foot setback from the
easterly transition lot line .
C. Elgin Zoning Ordinance, 19 .40 .335 H. Transition Landscape
Yards. The minimum required transition landscape yard is
not provided along the northerly and easterly transition lot
lines .
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 62-98 . On a motion to recommend the approval of
Petition 62-98, subject to the following conditions, the vote was
seven (7) yes and zero (0) no:
1 . Substantial conformance to the Planned Development
Ordinance for 23 North Union Street, dated September 14 ,
1998 (Revised 10 . 12 . 98) .
eft 2 . Compliance with all other applicable codes and
ordinances .
Therefore, the motion to recommend the approval of Petition 62-98
was adopted.
(8(9ywICTIV kbOtt( ‘
66631.°L—%
George M. Wolff, Chairman
Planning and Development Commission
441E ■RSI/J4Z
Jer eering, Secretary
Planning and Development Commission
•
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