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G8-00 ''" Ordinance No. G8-00 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT WHICH WILL ALLOW FOR THE CONSTRUCTION OF A SERVICE, RETAIL AND INDUSTRIAL BUILDING WITHIN THE AB AREA BUSINESS DISTRICT (1162 N. McLean Boulevard) WHEREAS, written application has been made for a conditional use for a planned development which will allow for the construction of a service, retail and industrial building within the AB Area Business District at 1162 N. McLean Boulevard; 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 a planned development which will allow for the construction of a service, retail and industrial building at 1162 N. McLean Boulevard and legally described as follows : Lot 2 except the northerly 141 feet thereof and Lot 3 except the South 155 . 0 feet of the East 191 . 50 feet in Commerce Center of Subdivision according to the plat thereof recorded December 4, 1984 as Document 1704394, being a subdivision in part of the Southwest Quarter of Section 3 , Township 41 North, Range 8 East of the Third Principal Meridian, in the City of Elgin, Kane County, Illinois . be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the Revised Statement of Purpose and Conformance submitted by Jay L. Cope, dated February 18, 2000 . Permitted uses for the subject conditional use for a planned development shall be limited to permitted uses in the AB Area Business District and the 11 additional • uses listed in Section I of the Revised Statement of Purpose and Conformance dated February 18 , 2000 . 2 . Substantial conformance to the Site Plan prepared by Harris Architects, Inc . , dated July 7, 1999 . Revisions shall be made thereto, if found necessary or not in code compliance, per the Department of Code Administration and Development Services . 3 . Substantial conformance to the Typical Landscape Plan prepared by Burnidge Cassell , dated April 22, 1999 . Revisions shall be made thereto, if found necessary or not in code compliance, per the Department of Code Administration and Development Services . 4 . Substantial conformance to the Building Elevation submitted by Jay L. Cope, dated December 1, 1999 . 5 . 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. .4/C.146"" Ed Schock, Mayor Presented: March 8 , 2000 Passed: March 8 , 2000 Omniubus Vote : Yeas 7 Nays 0 Recorded: March 9, 2000 Published: Attest : 4 IA Dolonna Mecum, City Clerk January 5, 2000 e,:.. FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 55-99 Requesting a Conditional Use for a Planned Development which will Allow for the Construction of a Service, Retail, and Industrial Building within an AB Area Business District;Property Located at 1162 North McLean Blvd.by Jay L. Cope as Applicant and Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: AB Area Business Intended Use: Various Service. Retail. and Industrial Land Use Property Location: 1162 North McLeanBlvd. r, Applicant and Owner: Jay L. Cope Staff Coordinator: Troy A. Krup LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Statement of Purpose and Conformance submitted by (see enclosed) Jay L. Cope, dated December 1, 1999. F. Site Plan prepared by Harris Architects, Inc., dated July 30, 1999. (see enclosed) G. Typical Landscape Plan prepared by Burnidge Cassell,dated (see enclosed) April 22, 1999. H. Building Elevation submitted by Jay L.Cope, dated December 1, 1999. (see enclosed) Exhibit A Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 January 5, 2000 BACKGROUND An application has been filed by Jay L.Cope requesting a conditional use for a planned development which will allow for the construction of a service, retail, and industrial building within an AB Area Business District. The subject property is located at 1162 North McLean Blvd. (reference Exhibits A, B, C, and D). The applicant proposes to develop the subject property with a 27,646 square foot one story building, which will house selected industrial land uses, in addition to the permitted commercial land uses, in the AB Area Business District The building can be developed with one(1)to three(3)tenants spaces (reference Exhibits E, F, G, and H). GENERAL FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing in consideration of Petition 55-99 on December 15, 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 r. submitted a Variation Review, dated December 8, 1999. Ch The Zoning and Subdivision Hearing Board has made the following findings concerning the requested conditional use for a planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use for a planned development 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 for a planned development with respect to the site characteristics standard. The subject property is a flag lot containing approximately 1.93 acres of land. The subject property is undeveloped and has relatively flat topography. There are no significant natural features, watercourses, or vegetation present on the subject property. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the availability of adequate municipal water,wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the sewer and water standard. -2- • Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 January 5, 2000 The subject property will be served with municipal water, sanitary sewer, and storm water control facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use for a planned development 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 for a planned development with respect to the traffic and parking standard. The subject property is located on North McLean Boulevard. North McLean Boulevard is an arterial street, serving the west side of Elgin. One (1) access, from North McLean Boulevard, is being proposed for the development. D. Zoning History Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property may be suitable for the conditional use for a planned development with respect to the length of time the property has remained undeveloped or ( unused in its current zoning district. The subject property was zoned as follows for the years listed: 1927 Out of City 1950 Out of City 1962 Out of City 1992 B3 Service Business District Present AB Area Business District E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property may be suitable for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. The subject property is located within a retail business center, zoned AB Area Business District. This retail business district is developed with various retail and service related businesses. The property to the immediate north of the subject property is developed with an motor vehicle repair shop(Casey Muffler). The property to the immediate south of the -3- Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 January 5,2000 subject property is developed with a restaurant(Taco Bell). The properties to the west are developed with industrial buildings. The property to the immediate east of the subject property is developed with a restaurant (McDonalds). The property to the northeast is developed with a convenience food store(White Hen Pantry). The properties to the north, south, and east of the subject property are zoned AB Area Business District. The property to the immediate west of the subject property is zoned CF Community Facility. The property to west (but not immediate west) is zoned GI General Industrial. F. Trend of Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property may be suitable for the intended conditional use for a planned development with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located within a retail business center. The trend of development within the general area has been one of commercial land uses with the introduction of industrial land uses to the west of the subject property within an industrial park (but not within the commercial area). G. Zoning District Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings.The subject property may be suitable for the intended conditional use for a planned development 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 AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a community wide or regional supporting population. The proposed industrial land uses are inconsistent with the AB Area Business District zoning.The applicant is requesting a conditional use for a planned development with the intent of introducing industrial land uses within the AB District that would otherwise not be permitted. The introduction of industrial land uses within a commercial area may prove to be acceptable for the area and fraction harmoniously with the neighboring commercial land uses. However, one must keep in mind that a building designed for industrial land uses will be larger and rbk -4- Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 January 5, 2000 higher than a typical one story commercial building. The introduction of industrial land uses within a commercial district may create a new trend in the area and over time alter the general commercial character of the area to industrial if not monitored appropriately. H. Conditional Use for a Planned Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the provisions for the purpose and intent of planned developments. No conditional use for a planned development shall be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned developments as a conditional use,the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public, that would not be possible under the strict application of the other chapters of this title. 2. The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located. 3. Extraordinary conditions or limitations governing site design,function, operation, and traffic are imposed on the planned development. Findings.The subject property may be suitable for the intended conditional use for a planned development with respect to conformance to the provision for the purpose and intent of planned developments. It must be emphasized that the introduction of industrial land uses into the AB Area Business District is inconsistent with the purpose and intent of the AB Area Business District. The applicant is requesting a conditional use for a planned development with the intent of introducing land uses within the AB Area Business District that would otherwise not be permitted. However, the benefit of the proposed conditional use for a planned development with permitted industrial land uses in the AB Area Business District is that the City will know exactly how the site will be developed. The development will be subject to the specific site plan, building elevation, and landscape plan provided. The proposed building,parking lot, and landscaping should be an attractive asset to the area. The proposed development with industrial land uses, hie commercial land uses, will also contribute to the city's tax base. I. Comprehensive Plan Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. -5- Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 January 5, 2000 Findings. The subject property is unsuitable for the intended conditional planned gs. � p perry oral use for a plane development with respect to the comprehensive plan. The subject property is designated as"Area Center"by the Official Comprehensive Plan of Elgin(1983). Industrial land uses are inconsistent with the Official Comprehensive Plan of Elgin. J. Natural Preservation Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the preservation of all significant planned development with respect to the preservation of all significant natural features including topography,watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the natural preservation standard. There are no significant natural features present at the subject property worthy of preserving. K. Internal Land Use Standard. The suitability of the subject property for the intended conditional use for a 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 may be suitable for the intended conditional use for a planned development with respect to the internal land use standard. The subject property will be required to be developed according to the AB Area Business District with respect to its design and location of the building to the lot line. No evidence has been found that the proposed development will be located, designed, and operated so as to exercise undue detrimental influence on each other or on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements,and procedures of the Elgin Municipal Zoning Ordinance. The applicant is requesting a departure from the standard zoning requirements of the AB Area Business District as follows: Section 1935.430,Land Use,Section A.Permitted Uses-to allow the industrial land uses listed within Exhibit E to be permitted in addition to the current list of permitted land uses within an AB Area Business District. rik -6- ,� Findings of Fact Zoning and Subdivision Hearing Board Petition 55-99 • January 5,2000 With the exception of the above land use departure, the proposed development will be required to comply with all other standard requirements of the AB Area Business District. SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Zoning District Standard: The introduction of industrial land uses within a commercial area may prove to be acceptable for the area and function harmoniously with the neighboring commercial land uses. However,one must keep in mind that a building designed for industrial land uses will be larger and higher than a typical one story commercial building. The introduction of industrial land uses within a commercial district may create a new trend in the area and over time alter the general commercial character of the area to industrial if not monitored appropriately. 2. Conditional Use Standard The benefit of the proposed conditional use for a planned development with permitted industrial land uses in the AB Area Business District is that the City will know exactly how the site will be developed. The development will be subject to the specific site plan,building elevation, and landscape plan provided. The proposed building,parking lot, and landscaping should be an attractive asset to the area. The proposed development with industrial land uses, like commercial land uses, will also contribute to the city's tax base. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. The proposed conditional use for a planned development could be denied. Therefore,causing the subject property to remain zoned AB Area Business District in anticipation of a future commercial development without the introduction of industrial land uses. RECOMMENDATION The Zoning and Subdivision Hearing Board recommends the approval of Petition 55-99. -7- Findings of Fact Zoning and Subdivision Hearing Board ,r•. Petition 55-99 January 5,2000 On a motion to recommend approval of Petition 55-99, subject to the following conditions,the vote appl'o subject g �, was seven(7)yes and zero (0)no: 1. Substantial conformance to the Statement of Purpose and Conformance submitted by Jay L.Cope, dated December 1, 1999,encompassing the list of additional industrial land uses(in addition to the permitted AB Area Business District land uses). 2. Substantial conformance to the Site Plan prepared by Harris Architects,Inc.,dated July 7, 1999. Revisions shall be made thereto, if found necessary or not in code compliance,per the Department of Code Administration and Development Services. 3. Substantial conformance to the Typical Landscape Plan prepared by Burnidge Cassell, dated April 22, 1999. Revisions shall be made thereto, if found necessary or not in code compliance, per the Department of Code Administration and Development Services. 4. Substantial conformance to the Building Elevation submitted by Jay L. Cope, dated December 1, 1999. enk 5. Compliance with all other applicable codes and ordinances. 1 Therefore,the motion to recommend the approval of Petition 55-99 was approved. IR% ill A/ ' . ph Tie ri, fir an Zoning and Subdivision Hearing Board .. - !OD Troy A. Secre Zoning an• bdivision Hearing Board -8- ® Higgins Rd Oundee Rd cio II vv.) '►z- V o \ls, 9o ® • ; o fkd ► o i �n I T 2 I C lk "Z T l ,.., YaY 1 �" Northwest railway II ( Sh°0 Factory Rd i SUB CT PROPERTY Aa Congdon Ave / ab PET TION 55-99 r I c 0 I N Win Sr st I Summit St c r Golf ,q I ,94, CD `o i High/ ,, Ave `� ? . Bode Rd a W Chicago St � Chi c Rd S %ii dgo St 0 Ai i S't Q � Larkin P qg o a aumtur9 x X79 4. �a aa�� U.S. 20 Bypass `+ .+'� a C By City Blvd 0 A' i Cage .2 :n I ? St ® oca ? . c Bowes Rd P'�� a • —'_ 0 I Kenyon R.•V - -. 59 73 I n 5~ a z Hopps Rd x t , `N Bartlett Rd o u Middle St c.c°i a .r G/. ,.I z.o o1I8 — _ _.-._...,_ ccoxco.-_- i --.— cUPaGE C. a v� I S 'Stems Rd I I LOCATION MAP / EXHIBIT A DEVELOPMENT SERVICES CITY OF ELGIN :,:_., ein. y 1. ..r/he J Rd C11EE$S 1m` �� e T i 1� illi °ism J c• 111 GI• CT W _ Y ' r E t0j Davis _"�'�- , Z 4/ C O i R 1' ° Z 'MOr4Y OR � CTADN.00K • )KS DR -i ,� J FOREST t A s. ICER DR. 0 »11111F t ` ,>y 4 ,04:1D ------i li • Y J OAKS �' ft Art•ngp . ,CT. CT Z 0 4", \\94.: C 1i y or .. C f '�'' KIM AN Cambrid•e Dr I * „,.• , C T 'TODD c R Ililli �'��'� s A B �T� GRES VIEW rs, °? �-.. A; , MEADOW immori: ... ....PRC >Rwa eft. •4F1 o a" O --` TA . O hi i .• T MIN MN as an I i TIMBER •R o Ma ige 4'F�,� ••. y�r r R SUBJECT PROPERTY �r t ?+v Mg A q PETITION 55-99 it trio � a. ..it ,Cuff y 86DrT ri i- ------- -- ZONING MAP / EXHIBIT B 400 0 800 DEVELOPMENT SERVICES i CITY OF ELGIN SCALE IN FEET (scale is approximate) LEGEND RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS 41, SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORI PLANNED OFFICE RESEARCH PSFR1 PLANNED SINGLE FAMLY RESIDENCE t Cc2 CENTER CITY 2 INDUSTRIAL PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS P01 PLANNED GENERAL INDUSTRIAL -� PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS 7 '" , PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS ---""I,� ' .l„ '1' PCC PLANNED CENTER CITY RCt RESIDENCE CONSERVATION I •j� - COMMUNTY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2 CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3 PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE FRP FOX RIVER PRESERVATION CONSERVATION • d v /1:;;;15.e 0 /93-009°_ /92-0l8 M L 40 icitlt' ` d /20.02 I?O•o2 COI /�54-148 1470-H121:21 � TODD FARM • '1S Co.SO i ... 7.90.4if J — — —— — — — —-- o h O PI _0l'1 W 35I U e -0/0 /all z 0 LOT2 8, 00: :'`fir`,. ` .-'7f-'70.:CT) t , it , . 018 ` ',, • {{ fi*,,,,,,V. y't -r 7 v 0- .1 Yi sS 1 b" k a , ry's ki '',I=.0- x.:4 SUBJECT PROPERTY «s ,, "`" t.1 PETITION 55-99 ' kk ' ."i ,7;:,' s- -z, t los. 44 _. _._ . —019 I � 376 s. I . %T4 I PARCEL MAP / EXHIBIT C 1 DEVELOPMENT SERVICES NO SCALE CITY OF ELGIN J LEGEND SUBDIVISION NAME REFERENCE 'A' INTERSTATE Q SUBDIVISION BOUNDARY ---- COUNTY �= `/•�/-_--.-��\_ SUBDIVISION BLOCK NO. 5 U S O RIGHT OF WAY TOWNSHIP _(', r s SUBDIVISION LOT NO WATER COURSE OR EDGE CORPORATE LIMITS—{—}-- ��__ ������ PERMANENT PARCEL BLOCK N0. 0 STATE O LOT SECTION --- ft• PERMANENT PARCEL NO. WW-000003 COUNTY Q PARCEL DETAIL PAGE ----- INDIVIDUAL PARCEL Number •001 ACREAGE 4.00 . -. "-Pr'E "I "....;,l. . "..._*.,,•,r.- 17:V/,......1 i ' - 3, ,.4'" ', , '' ' 1 g . %"::, ...''' r s 4,./..,i v- .4 : , .. - % 0- •f- 0 -I - •t - .-•,-."- - l- .. -*,... ,,,- . *--- 0_, 1 ... . - -ft , - -- . k.t--',. --)lit. i..■ I 4,,,f ,..,-4, . I le '' ''‘ ".. 4.- ''■ : -..4, ....... -( .4}' x '? 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