G57-00 Ordinance No. G57-00
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A RECYCLING COLLECTION CENTER
WITH A RECYCLING CENTER YARD IN THE
GI GENERAL INDUSTRIAL DISTRICT
(1300 Spaulding Road)
WHEREAS, written application has been made for a
conditional use for a recycling collection center with a
recycling center yard within the GI General Industrial
District on Spaulding Road; 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
el" 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 a recycling
collection center with a recycling center yard at
1300 Spaulding Road and legally described as follows :
A PARCEL OF LAND IN THE WEST HALF OF
SECTION 29, TOWNSHIP 41 NORTH, RANGE 9 EAST, OF THE
PRINCIPLE MERIDIAN, ALSO BEING OF THE FOLLOWING
DESCRIBED OVERALL PARCEL:
COMMENCING AT A POINT ON THE WEST LINE
OF SECTION 29 AFORESAID, 50 FEET SOUTHWEST FROM
NORTHWEST PROPERTY LINE OF ELGIN, JOLIET AND
EASTERN RAILWAY COMPANY AS NOW LOCATED
(MEASURED AT RIGHT ANGLES THERETO) ; THENCE
SOUTHEAST PARALLEL TO AND 50 FEET SOUTHWEST
FROM SAID NORTHWEST PROPERTY LINE A DISTANCE
OF 885 .4 FEET TO THE EASTERLY RIGHT-OF-WAY
LINE OF COMMONWEALTH EDISON COMPANY (SUCCESSOR
BY MERGER TO PUBLIC SERVICE COMPANY OF NORTHERN
ILLINOIS) AS CONTAINED IN A DEED DATED
DECEMBER 29, 1939 AND RECORDED AS DOCUMENT
12472185 ON APRIL 26 , 1940 IN THE RECORDERS
OFFICE OF COOK COUNTY, ILLINOIS IN BOOK 35650 ,
PAGE 477 , THENCE SOUTHEASTERLY ALONG SAID
EASTERLY RIGHT-OF-WAY LINE A DISTANCE OF 64 . 54
FEET FOR A PLACE OF BEGINNING, SAID PLACE
eft OF BEGINNING BEING 100 FEET SOUTHWEST FROM
SAID NORTHEAST PROPERTY LINE (MEASURED AT
RIGHT ANGLES THERETO) , THENCE SOUTHEASTERLY
ALONG A LINE 100 FEET SOUTHWESTERLY FROM
AND PARALLEL TO SAID NORTHEAST PROPERTY LINE
A DISTANCE OF 628 . 8 FEET, THENCE SOUTH
ALONG A LINE PARALLEL TO WEST LINE OF SAID
SECTION 29, A DISTANCE OF 515 . 9 FEET TO A POINT ON
CENTER LINE OF SPAULDING ROAD, SAID POINT BEING
601 . 8 FEET WESTERLY OF (MEASURED AT RIGHT ANGLES
THERETO) THE CENTERLINE OF MAIN TRACKS OF ELGIN,
JOLIET AND EASTERN RAILWAY COMPANY, THENCE WESTERLY
ALONG THE CENTERLINE OF SPAULDING ROAD TO THE POINT
OF INTERSECTION WITH THE AFORESAID EASTERLY RIGHT-
OF- WAY LINE OF COMMONWEALTH EDISON COMPANY; THENCE
NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE
TO THE PLACE OF BEGINNING, EXCEPTING THEREFROM THE
WESTERLY 40 FEET THEREOF, AS MEASURED
PERPENDICULARLY TO AND PARALLEL WITH SAID EASTERLY
LINE OF THE COMMONWEALTH EDISON COMPANY
RIGHT-OF-WAY, IN COOK COUNTY, ILLINOIS, AS DESCRIBED
AS FOLLOWS :
BEGINNING AT THE SOUTHEASTERLY CORNER OF THE
ABOVE DESCRIBED OVERALL PARCEL, SAID POINT ALSO
BEING ON THE CENTERLINE OF SPAULDING ROAD AND 601 . 8
FEET WESTERLY OF (MEASURED AT RIGHT ANGLES THERETO)
THE CENTERLINE OF THE MAIN TRACK OF THE ELGIN,
JOLIET AND EASTERN RAILWAY; THENCE WESTERLY ALONG
SAID CENTERLINE OF SPAULDING ROAD, A DISTANCE OF
32 . 11 FEET; THENCE CONTINUING WESTERLY ALONG SAID
CENTERLINE ON A LINE WHICH FORMS AN ANGLE OF 175
DEGREES 46 MINUTES 08 SECONDS TO THE LEFT OF THE
LAST DESCRIBED COURSE, A DISTANCE OF 112 . 96 FEET;
THENCE NORTHERLY ON A LINE PARALLEL WITH AND 145 . 0
FEET WESTERLY OF AS MEASURED PERPENDICULAR TO THE
EASTERLY LINE OF THE ABOVE DESCRIBED OVERALL PARCEL,
ALSO BEING ON A LINE WHICH FORMS AN ANGLE OF 90
DEGREES 33 MINUTES 39 SECONDS TO THE LEFT OF THE
LAST DESCRIBED COURSE, A DISTANCE OF 300 . 00 FEET;
THENCE EASTERLY ON A LINE WHICH FORMS AN ANGLE OF 90
DEGREES 00 MINUTES 00 SECONDS TO THE LEFT OF THE
LAST DESCRIBED COURSE A DISTANCE OF 145 . 00 FEET TO
SAID EASTERLY LINE, THENCE SOUTHERLY , ALONG SAID
EASTERLY LINE, ALSO BEING A LINE WHICH FORMS AN
ANGLE OF 90 DEGREES 00 MINUTES 00 SECONDS TO THE
LEFT OF THE LAST DESCRIBED COURSE, A DISTANCE OF
299 . 05 FEET TO THE POINT BEGINNING WITH A PARCEL
CLOSURE ANGLE OF 93 DEGREES 40 MINUTES 13 SECONDS TO
THE LEFT OF THE LAST DESCRIBED COURSE, LYING IN COOK
COUNTY, ILLINOIS . (PROPERTY COMMONLY KNOWN AS
1300 SPAULDING ROAD) "
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose, submitted by Cloverleaf Farms, Inc . , and
dated August 7, 2000 .
2 . Substantial conformance to the Site Plan
for the recycling collection center prepared by
Cloverleaf Farms, Inc . , and dated August 24, 2000 .
3 . Compliance with all other applicable codes
and ordinances .
Section 3 . That the conditional use granted herein shall
expire if not established within one year from the date of
passage of this ordinance .
Section 4 . That this ordinance shall be in full force
and effect immediately after its passage in the manner
provided by law.
42
Ed Schock, Mayor
Presented: October 25, 2000
Passed: October 25, 2000
Omnibus Vote : Yeas 6 Nays 0
Recorded: October 26 , 2000
eft. Published:
Attest :
C'1471/"....42 14.14 -
Dolonna Mecum, City Clerk
eft
September 20, 2000
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 46-00 Requesting a Conditional Use for a Recycling Center Yard to allow
for the Operation of a Recycling Collection Center Facility in the GI General Industrial District;
Property Located at 1300 Spaulding Road; by Cloverleaf Farms, Inc., as Applicant, and Paragon
Paving, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: GI General Industrial District
Intended Use: Recycling Collection Center with a Recycling Center Yard
Property Location: 1300 Spaulding Road
Applicant: Cloverleaf Farms, Inc.
Owner: Paragon Paving
Staff Coordinator: John R. Rothenberger
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Statement of Purpose and Conformance, submitted by (see attached)
Cloverleaf Farms, Inc., and dated August 7, 2000.
D. Site Plan for the proposed Recycling Collection Center (see attached)
Yard prepared by Cloverleaf Farms and dated August 21, 2000.
r
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-00 September 20, 2000
BACKGROUND 4"
An application has been filed by Cloverleaf Farms requesting a conditional use to allow for the
operation of a recycling center yard in the GI General Industrial District. The subject property is
located at 1300 Spaulding Road (reference Exhibits A and B).
The applicant proposes to develop the subject property with a scale, tip station,and recycling center
yard. Contractors will be able to dispose of their landscape and clean wood waste by dumping it onto
a specially designed concrete tip station. The unloaded material will be immediately loaded into a
transfer trailer. When the transfer trailer is full, it will be replaced by an empty trailer, and the full
trailer will be transported to an off site dumping facility (reference Exhibits C and D).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing
in consideration of Petition 46-00 on September 6,2000. 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
submitted a Conditional Use Review dated August 30, 2000.
The Zoning and Subdivision Hearing Board has made the following findings concerning the standards
for conditional uses:
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927 Out
1950 Out
1962 Out
1992 M2 General Manufacturing District
Present GI General Industrial District
B. Surrounding Land Use and Zoning Findings. The subject property is located within the
General Industrial District.The property is surrounded by a mix of industrial and commercial
uses.
The property to the south is developed with industrial uses. The property to the west is a '
Commonwealth Edison right of way for high power lines. The property to the east is in
unincorporated Cook County and is developed with industrial uses. The subject property is
bounded on the north by a railroad right of way.
-2-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-00 September 20, 2000
C. Trend of Development Findings. The subject property is located on Spaulding Road.
Spaulding Road is developed with a mix of commercial and Industrial uses along its full length
within the City of Elgin corporate limits.
D. Zoning District Findings. The purpose of the GI General Industrial District is to provide
an alternate industrial environment for those industrial uses that do not require the location
or environment of an ORI zoning district.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the standards
for conditional uses:
A. Site Characteristics Standard. 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 suitable for the intended conditional use with respect to
the site characteristics standard. There are no significant natural features on the subject
property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property may be suitable for the intended conditional use with respect
to the sewer and water standard.
The subject property is served by well and a septic system, both are functioning properly.
Storm water management will be handled in a manner consistent with current ordinance
requirements.
C. Traffic and Parking Standard. 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.
Findings. The subject property is suitable for the intended conditional use with respect to
the traffic and parking standard.
The subject property is located on Spaulding Road. Spaulding Road is a collector street
serving the southeast portion of the City of Elgin and the Village of Bartlett.
-3-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-00 September 20, 2000
4A,
Off-street parking is be provided in conformance with the off-street parking ordinance.
D. 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.
Findings. The subject property is suitable for the intended conditional use with respect to
it being located,designed,and operated so as to promote the purpose and intent of the zoning
ordinance.
The proposed recycling center yard will receive Iandscape and wood waste from 7:00 AM
to 5:00 PM Monday through Friday and from 7:00 AM to 12:00 noon on Saturday. The
Saturday hours will be extended to 5:00 PM in weeks containing a holiday. All landscape
material will be removed from the property at the end of each business day.
No evidence has been found that the recycling center yard will not be in conformance with
the purpose and intent of the conditional use ordinance.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES, AND ALTERNATIVES
r. The Zoning and Subdivision Hearing Board hac developed or identified the following findings
unresolved issues, and alternatives:
A. Summary of Findings.
1. Surrounding Land Use and Zoning. The subject property is located within the
General Industrial District. The property is surrounded by a mix of industrial and
commercial uses.
The property to the south is developed with industrial uses. The property to the west
is a Commonwealth Edison right of way for high power lines. The property to the
east is in unincorporated Cook County and is developed with industrial uses. The
subject property is bounded on the north by a railroad right of way.
.2. Location, Design, and Operation. The subject property is suitable for the intended
conditional use with respect to it being located, designed, and operated so as to
promote the purpose and intent of the zoning ordinance.
The proposed recycling collection center facility will receive landscape and wood
waste from 7:00 AM to 5:00 PM Monday through Friday and from 7:00 AM to 12:00
noon on Saturday. The Saturday hours will be extended to 5:00 PM in weeks
containing a holiday. All landscape material will be removed from the property at the
Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-00 September 20, 2000
end of each business day.
No evidence has been found that the recycling center yard will not be in conformance
with the purpose and intent of the conditional use ordinance.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION AND DECISION
The Zoning and Subdivision Hearing Board recommends the approval of the conditional use for a
recycling collection center yard. On a motion to recommend the approval of the conditional use,the
vote was six(6) yes and zero (0) no.
elk The conditional use was recommended for approval subject to the following conditions:
1. Substantial conformance to the Statement ofPurpose,submitted by CloverleafFarms,
Inc., and dated August 7, 2000.
2. Substantial conformance to the Site Plan for the recycling collection center prepared
by Cloverleaf Farms, Inc., and dated August 24, 2000.
3. Compliance with all other applicable codes and ordinances
Therefore,the motion to recommend the approval of a conditional use for recycling collection center
yard was adopted.
ira _ I 0 /de ir
.h beri, Chairman David Sundland, Secretary
Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board
r
-5- •
"'9S'ns =d ,,ncee Rd I
•1 I
1 o;°
/ xIu
I ® i
90' 31 Or I
\y �c I
0
3 _ `� 60
'' — 25
1 m I
-Iirk 2 ; z...
r c
a
1 Northwest Tcllway
I Sh°e Ractcry Sc
i
.06
a TCongdon Ave
o
a -
Nan. St ��� I Summit St Z,..
• Golf Rd
r
CD
I
a
Highland Aye ‘� • Bode Rd
i
1
.4 W Chicago St • S'
./a cy,� St t sd
v catkin A'Y a ..SS •`. .490 �t.aum..u:'4 ,
e
ac X79
`oar
U. S. 20 By;azs ` �_ t �d
c Skit City 31vd
•
a
Z.aTe
j c; ( St ,
Z.- 31 Foca • I
o
Bowes ad Q s '- — —
U
CD
Kenyon R c
c t
Z
f a>� 25
/ Nopos Rd x N c,�1de Ad
r
o
o Middle Sr o.3
CD. •
•
C z..,f3 ccox co___. __-
- puP*GE cc. _
I SUBJECT PROPERTY s
i5terns Rd PETITION 46-00
l I I
LOCATION MAP / EXHIBIT A
DEVELOPMENT SERVICES
CITY OF ELGIN N
r �-
a
' t
0
V
•
" ! .......
SPAULDING ','`=_==
11111111111111 WOW Or
. I'
G1 f ,
SUBJECT PROPERTY
PETITION 46-00
GASKET DRIVE,
•
ZONING MAP / EXHIBIT B
400 = 800 DEVELOPMENT SERVICES
CITY OF ELGIN
NOT TO SCALE
LEGEND
BESIDFNCE DISTRICTS BUSINESS O1SiR1CTS INDUSTRIAL DISTRICTS
G� SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TER TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CCl CENTER CITY I PORI PLANNED OFFICE RESEARCH
PSFR1 PLANNED SINGLE FAMLY RESIDENCE I Cc2 CENTER CITY 2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS P01. PLANNED GENERAL INDUSTRIAL
s^o PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
"r��'�� PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA.BUSINESS
CONSERVATION DISTRICTS
p�= FCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION I
COMMUNITY FACILITY�ISTRICTS RC2 RESIDENCE CONSERVATION 2
7„...,...„, CF COMMUNITY FACILITY PRESERVATION DISTRICTS
RP RESIDENCE CONSERVATION
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE
FRP FOX RIVER PRESERVATION CONSERVATION