G51-99 1
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Ordinance No. G51-99
emik AN ORDINANCE
CLASSIFYING PROPERTY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(850 N. Grove/20 Lincoln Ave)
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:
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:
BLOCK 1 OF DAVID C. COOK' S ADDITION TO ELGIN,
BEING A SUBDIVISION OF PART OF THE NORTHEAST
FRACTIONAL QUARTER AND PART OF THE SOUTHEAST
FRACTIONAL QUARTER OF SECTION 11, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE
CITY OF ELGIN, KANE COUNTY, STATE OF ILLINOIS .
DEED #86514 : THAT PART OF THE SOUTH HALF OF THE
NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH,
RANGE 8 , EAST OF THE THIRD PRINCIPAL MERIDIAN,
BOUNDED AS FOLLOWS : ON THE SOUTHEAST BY A LINE
PARALLEL WITH AND DISTANT 50 FEET SOUTHEASTERLY,
MEASURED RADIALLY, FROM THE CENTERLINE OF THE MAIN
TRACK OF THE CHICAGO AND NORTH WESTERN RAILWAY
COMPANY (NOW THE CHICAGO AND NORTH WESTERN
TRANSPORTATION COMPANY) , AS SAID MAIN TRACK
CENTERLINE WAS ORIGINALLY LOCATED AND ESTABLISHED
OVER AND ACROSS SAID SECTION 11, ON THE NORTHWEST BY
A LINE PARALLEL WITH AND DISTANT 20 FEET
SOUTHEASTERLY, MEASURED RADIALLY, FROM THE
CENTERLINE OF SAID MAIN TRACK AS NOW LOCATED, ON THE
SOUTHWEST BY THE NORTH LINE OF LINCOLN AVENUE, AND
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ON THE NORTHEAST BY THE SOUTH LINE OF SLADE AVENUE,
IN THE CITY OF ELGIN, KANE COUNTY, STATE OF ILLINOIS .
COMMON STREET ADDRESS IS :
850 N. GROVE AVENUE/20 LINCOLN AVENUE
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 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 :
Office Division.
1 . "Offices" [SR] (UNCL) .
Manufacturing Division.
2 . Printing, publishing, and allied industries
(27) .
Transportation, Communication and Utilities
Division.
3 . Public warehousing and storage (422) .
Miscellaneous Uses Division.
4 . "Fences and walls" [SR] (UNCL) .
5 . "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.
6 . "Refuse collection area" [SR] .
7 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50 , Signs .
8 . "Temporary uses" [SR] (UNCL) .
9 . "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 .
10 . "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 .
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 . The Site Plan for 850 N. Grove/20 Lincoln
Avenue prepared by Lamp Incorporated, Robert
A. Bialo, and dated June 24 , 1999 .
2 . Landscaping is to be provided as approved by
the Community Development Manager.
3 . The colors of the materials used for the
l., addition will blend with the colors of the
existing building as determined by the
Community Development Manager.
4 . 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
tow by law.
24;9 /
- 44 .1/
Ed Schock, Mayor
.
Presented: September 8, 1999
elk Passed: September 8, 1999
Omnibus Vote : Yeas 7 Nays 0
Recorded: September 9, 1999
Published:
Attest :
Dolonna Mecum, City Clerk
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eft
August 16, 1999
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FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
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SUBJECT
Consideration of Petition 41-99 Requesting an Amendment to a PGI
Planned General Industrial District; Property located at 20
Lincoln Avenue/850 North Grove Avenue by Cook Communications
Ministries, as Applicants and Owners .
GENERAL INFORMATION
Requested Action: Planned District Ordinance Amendment
Current Zoning: Planned General Industrial District
Intended Use General Industrial Uses
Property Location: 20 Lincoln/850 North Grove Avenue
r''' Applicant and Owner: Cook Communications Ministries
Planning Coordinator: John Rothenberger
•
•
LIST OF EXHIBITS
A. City Map (see attached)
B. Zoning Map (see attached)
C. Location Map
(see attached)
D. Statement of Purpose and Conformance (see enclosed)
prepared by Cook Communications
Ministries
E. Site Plan prepared by Lamp Construction (see enclosed)
• dated 06/24/99 .
Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
(ow
BACKGROUND
An application has been filed by Cook Communications Ministries,
requesting an amendment to a PGI Planned General Industrial
District . The subject property is located at 20 Lincoln/850
North Grove Avenue (reference Exhibits A, B, and C) .
The applicants propose to construct a 46 , 000 square foot
addition on the south side of the existing building at 20
Lincoln Avenue for the purpose of installing a new automated
assembly line . The line can not be installed in the existing
buildings due to the limitations imposed by the building
construction type as there is not enough clear space for the
equipment necessary for the new system. This new line will
greatly increase efficiency and not produce any additional truck
traffic or require any additional employees .
Truck traffic will probably be reduced as the relocation of the
existing assembly line will allow the applicant to close its
Wheaton storage facility. The Wheaton facility, which has been
sold, is currently used for the extra storage necessary for
surplus material ready for shipping. A new facility would have
to be obtained to replace this one if the proposed addition is
e.. not approved. With the proposed addition, this surplus will be
stored on site in the area currently used for production and the
truck traffic ferrying goods between the two facilities will be
eliminated.
The proposed addition will cover an area currently paved and
used as a receiving area . The addition will be constructed with
metal siding which is consistent with the material used on the
two additions on the west side of the property.
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.
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FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
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 .
STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
petition 41-99 on August 2 , 1999 . The applicant testified at the
public hearing and presented documentary evidence in support of
the application. No objectors appeared at the hearing. No
written correspondence has been submitted. The Community
Development Group has submitted a Map Amendment Review dated
August 2, 1999 .
The Planning and Development has made the following findings
concerning the standards for planned developments :
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,
parcel containing approximately 9 acres of land. The
property is improved with four structures and paved off
street parking facilities . One of the buildings, the garage
at the south east corner of the property, will be removed
for the proposed addition. Another accessory structure at
the north east end of the site is an abandoned well house
which is currently unused. This site exceeds the site
design requirements for a General Industrial District for
size and shape . The property use is also in substantial
conformance to the official comprehensive plan.
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 .
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FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
t _
Findings. The subject property is served with municipal
water, wastewater collection, and stormwater control
facilities and is suitable for use in the intended district .
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 Lincoln
Avenue, between Slade Avenue on the north and. North Gr:ve
Avenue on the east . Lincoln Avenue is a local street,
serving the adjoining residential, commercial, and
industrial neighborhoods .
The existing buildings require a " total of 185 parking
spaces, 169 for the manufacturing area and 16 for the
office area. The new addition will require 43 parking
stalls resulting in a total of 228 required parking stalls .
There are currently 210 parking stalls available onsite . 32
parking stalls will be removed for the proposed addition
resulting in a total of 178 parking stalls available on
site after the addition is constructed. A portion of the
existing north parking lot, approximately 60 parking
stalls, is currently not in use.
The construction of this addition will allow the owner to
transfer the contents of their Wheaton facility to the
Elgin location thereby eliminating the need to truck
material between the facilities and potentially reducing
the amount of truck traffic. No additional employees would
be added to their total current staff of 120 full time and
20-25 part time employees operating on 3 shifts .
The proposed addition is suitable for the subject property
as it would not create additional traffic and the number of
parking stalls are more than adequate for the current and
projected number of employees . The applicant anticipates
the closed portion of the north lot will still not be in
use after the proposed addition is constructed.
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 .
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FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3230MP.AM/3230MAP. 99/PET41 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
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-i Limited Manufacturing District
Present PGI Planned General Industrial District
Our records indicate the subject property has remained
suitable and in compliance with the intended zoning
district since our zoning ordinances were established in
1927 .
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
A) land use and zoning.
Findings. The subject property is located between an RC3
Residence Conservation District on the south, a CF
Community Facility District to the west, and an RC2
Residence Conservation District to the north and east . A
commercial establishment, the Elgin Riverside Club, is
located on the south side of Lincoln Avenue across the
street from the proposed addition.
There are single family dwellings located to the north,
south and east of the subject property with vacant land
extending to the river on the west .
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. 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
r
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FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 99/PET41 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
signify the community' s intent to allow the property to be y:
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 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 .
G. Zoning Districts. The suitability of the subject property
for the intended zoning district with respect to
0 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
e"" 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 .
Findings. The subject property is in substantial
conformance to the purpose and intent of the PGI District
and therefore is suitable for this intended zoning district .
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 a mix of "Office,
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FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 99/PET41 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 41-99 August 16, 1999
Research, and Light Manufacturing" and "Urban
Residential/Village" . The property will continue to be
suitable for this use with the new addition.
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
r detrimental influence on each other or on surrounding
property. .
Findings . The addition to the subject property will not
alter the current use which includes light manufacturing,
warehousing, and shipping. These are all permitted and
suitable uses in a General Industrial District .
eft RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 41-99 . On a motion to recommend the approval of
Petition 41-99, the vote was six (6) yes, and zero (0) no.
ll�n ,
George 9L1y f Chair an
Planning and Development Commission
`2517
Jerry Deering, Secreta y
Planning and Development Commission
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