G26-99Ordinance No. G26 -99
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR THE MANUFACTURE OF PREPARED
FRESH OR FROZEN FISH IN A PLANNED GENERAL INDUSTRIAL DISTRICT
(17 N. Union Street)
WHEREAS, written application has been made for a PGI
Planned General Industrial District conditional use for the
manufacture of prepared fresh or frozen fish in a planned
general industrial district at 17 N. Union Street); 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 the manufacture of
prepared fresh or frozen fish in the PGI Planned General
Industrial District and legally described as follows:
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 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.
IG11Ye]
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; 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 11 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
270 FEET, AND EXCEPT THE
WESTERLY 146 FEET OF
PROPERTY, IN THE CITY
ILLINOIS (LIMITED TO THAT
17 NORTH UNION STREET).
208 FEET OF THE SOUTHERLY
SOUTHERLY 100 FEET OF THE
THE PREVIOUSLY DESCRIBED
OF ELGIN, KANE COUNTY,
PORTION COMMONLY KNOWN AS
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement
of Purpose and Conformance prepared by M.S.
Intertrade, Inc., dated April 10, 1999, encompassing
the operational plan, site plan, and floor plan.
2. Compliance with all other applicable codes
and ordinances.
Section 3. That the conditional
expire if not established within one
passage of this ordinance.
Section 4. That this ordinance
and effect immediately after its
provided by law.
Presented: June 9, 1999
Passed: June 9, 1999
Omnibus Vote: Yeas 7 Nays 0
Recorded: June 10, 1999
Published:
Attest:
Dolonna Mecum City Clerk
use granted herein shall
year from the date of
shall be in full force
passage in the manner
��
Ed Schock, Mayor
May 19, 1999
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
Consideration of Petition 27 -99 Requesting a PGI Planned General
Industrial District Conditional Use for the Manufacture of
Prepared Fresh or Frozen Fish; Property located at 17 North
Union Street by M.S. Intertrade, Inc., as Applicant and by
Leonard U. Winner and Bruce Stark, as Owners.
BACkGROUND
Requested Action: Conditional Use Approval
Current Zoning: PGI Planned General
Industrial District
Intended Use: Manufacture of Prepared
Fresh or Frozen Fish
Property Location: 17 North Union Street
Applicant: M.S. Intertrade. Inc.
Owner: Leonard U. Winner and Bruce Stark
Planning Coordinator: Jerry Deering
LIST OF EXHIBITS
A. City Map (see attached)
n. zoning Map (see attached)
C. Location Map (see attached)
D. Statement of Purpose and (see enclosed)
Conformance prepared by M.S.
Intertrade, Inc., dated April 10, 1999.
Exhibit A
FILE COPY
FINDINGS OF FACT Zoning and Subdivision Hearing Board
Petition 27 -99 May 19, 1999
E. PGI Planned Industrial District (see enclosed)
Ordinance No. G92 -98
BACKGROUND
An application had been filed by M.S. Intertrade, Inc.
requesting a PGI Planned General Industrial District Conditional
Use for the manufacture of prepared fresh and frozen fish. The
subject property is located at 17 North Union Street (reference
Exhibits A, B, and C).
The applicant proposes to lease approximately 5,300 square feet
of space for the purpose of manufacturing and shipping fresh
stuffed seafood entrees from the subject property to retail
supermarkets throughout the country (reference Exhibits D and E).
FINDINGS
After due notice, as required by law, the Zoning and Subdivision
Hearing Board held a public hearing in consideration of Petition
27 -99 on May 5, 1999. The applicant testified at the hearing
and presented documentary evidence in support of the
application. Objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted a Conditional Use Review, dated April 21, 1999.
The Zoning and Subdivision Hearing Board has made the following
findings concerning the requested map amendment:
A. Site Characteristics. The suitability of the subject
property for the intended conditional use 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 conditional use with respect to the
availability of adequate municipal water, wastewater
treatment and stormwater control facilities.
Page 2
FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99
FINDINGS OF FACT
Petition 27 -99
Zoning and Subdivision Hearing Board
May 19, 1999
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 conditional use with respect to
the provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic
congestion.
Nonresidential land uses should be located central and
accessible to the area or population served without
requiring traffic movements through or into a residential
neighborhood. Nonresidential land use should not be
,located within residential neighborhoods, but on their
i periphery as defined by the arterial street system.
The number of locations for vehicular access to or from a
public right of way should be limited to those which are
necessary for the reasonable use of the property and
consistent with current traffic engineering standards.
Locations for vehicular access to or from a public right of
way should be aligned directly opposite existing or
approved locations across the street.
Findings. The subject property is located on North Union
Street, between West ,Highland Avenue on the north and West
Chicago Street on the south. West Highland Avenue is an
arterial street. West Chicago Street is a major
collector. North Union Street is a local street, serving
the adjoining residential, commercial, and industrial uses.
Off street parking is to be maintained in conformance to
the parking lot ordinance. The number of required off
street parking spaces for the intended use is 10 (15
employees / 1.5 = 10).
D. Zoning History. The suitability of the subject property
for the intended conditional use 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
Page 3
FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99
FINDINGS OF FACT
Petition 27 -99
Zoning and Subdivision Hearing Board
May 19, 1999
r�
1962 M -1 Limited Manufacturing District
1992 M -1 Limited Manufacturing District
Present PGI Planned General Industrial District
E. Surrounding Land use and Zoning. The suitability of the
subject property for the intended conditional use 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 conditional use 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 conditional use with respect to
conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
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
i
Page 4
FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /322OCN.US/322000N.99/PET27.99
FINDINGS OF FACT Zoning and Subdivision Hearing Board
Petition 27 -99 May 19, 1999
departure from the required minimum size of .a planned
industrial district shall be granted by the City Council.
Findings. 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
paged 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.
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 allowed the city to establish a
customized zoning district that struck a balance between
the needs of the industrial district and the adjoining
residential district.
H. Location, Design, and Operation Standard. The suitability
of the subject property for the intended conditional use
with respect to it being located, designed, and operated so
as to promote the purpose and intent of this title and
chapter.
Finding. The intended conditional use is to be located,
designed, and operated so as to promote the purposes of the
zoning ordinance because of the conditions to be imposed on
the proposed use.
I. Comprehensive Plan. The suitability of the subject
property for the intended conditional use 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 ".
Page 5
FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99
k'
FINDINGS OF FACT
Petition 27 -99
RECOMMENDATION
The Zoning and Subdivision
of Petition 27 -99. On a
Petition 27 -99, subject to
was six (6) yes and one (1)
1. Substantial
Purpose and
Intertrade,
encompassing
floor plan.
2. Conformance
ordinances.
Zoning and Subdivision Hearing Board
May 19, 1999
Hearing Board recommends the approval
motion to recommend the approval of
the following conditions, the vote
no:
conformance to the Statement of
Conformance prepared by M.S.
Inc., dated April 10, 1999,
the operational plan, site plan, and
to all other applicable codes and
Therefore, the motion to recommend the approval of Petition
27 -99 was adopted.
Ralph Tiberi, Chairman
Zoning and Subdivision Hearing Board
S '
De ng, Secretary
Zoning and Subdivision Hearing Board
Page 6
FINDINGS / PZTEXT/ 3000DV. SV/ 3200PD. PC /3220CN.US/322000N.99/PET27.99
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