G40-02 Jr.
•e.. Ordinance No. G40-02
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT TO PERMIT
THE CONSTRUCTION OF AN ADDITION TO AN EXISTING BUILDING TO BE
USED AS OFFICES WITHIN A GI GENERAL INDUSTRIAL DISTRICT AND
ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(2075 BIG TIMBER ROAD)
WHEREAS, written application has been made for a conditional
use for a planned development which will allow for the construction
of an addition to an existing office building within the GI General
Industrial District and an Arterial Road Corridor Overlay District
at 2075 Big Timber 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 hereby
adopts the Findings of Fact, dated May 15, 2002 , 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 an addition to an existing
office building within the GI General Industrial District and an
Arterial Road Corridor Overlay District at 2075 Big Timber Road and
legally described as follows :
LOT 1 OF BURNIDGE BIG TIMBER PARK, BEING A
SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 4,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
(PROPERTY COMMONLY KNOWN AS 2075 BIG TIMBER ROAD)
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Development
Application, submitted by Corporate America Family Credit
Union, undated.
•. 2 . Substantial conformance to the Site Plan
prepared by Arthur Swanson and Associates, Ltd. , dated
February 15, 2002 .
3 . Substantial conformance to the Landscape Site
Plan prepared by Arthur Swanson and Associates, Ltd. ,
dated February 15, 2002 .
4 . Substantial conformance to the proposed
Exterior Elevations prepared by Arthur Swanson and
Associates, Ltd. , dated February 15, 2002 .
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 prov;ded by law.
Ed Schock, Mayor
elk
Presented: June 12 , 2002
Passed: June 12 , 2002
Vote: Yeas : 5 Nays : 0
Recorded: June 13 , 2002
Published:
Attest :
Dolonna Mecum, City Clerk
.......
May 15, 2002
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 10-02 Requesting a Conditional Use for a Planned Development in the GI
General Industrial District, to Permit the Construction of an Addition to an Existing Building to be
Used as Offices; Property Located at 2075 Big Timber Road by Corporate America Family Credit
Union, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: GI General Industrial District and
ARC Arterial Road Corridor District
Current Use: Offices
Proposed Use: Offices
Property Location: 2075 Big Timber Road
Applicant and Owner: Corporate America Family Credit Union
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Photographs of Site (see attached)
F. Statement of Purpose and Conformance (see attached)
r"'' G. Development Plan (see attached)
H. Draft Conditional Use Ordinance (see attached)
I. Correspondence (see attached)
Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
BACKGROUND
An application has been filed by Corporate America Family Credit Union,requesting a conditional
use for a planned development in the GI General Industrial District and the ARC Arterial Road
Corridor Overlay District. The subject property is located at 2075 Big Timber Road (reference
Exhibits A, B, C, D, and E).
The applicant proposes to develop the subject property with an 8,331 square foot addition to the
existing 13,163 square foot office building. The applicant maintains that the addition is needed to
accommodate the growth of the business. The exterior of the proposed addition will match the
existing exterior.
The proposed addition to the existing building requires conditional use approval.Under the planned
development provisions,the applicant is requesting a departure from the standard regulations of the
GI General Industrial District, to reduce the required building setbacks from an interior lot line
(reference Exhibits F, G, H and I).
FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 10-02 on May 15, 2002. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors to the
petition were present. Written correspondence has been submitted.
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for a conditional use for a planned development:
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 an irregularly shaped parcel containing 84,277 square feet of lot area.
Topography on the site ranges from a high point of 846 feet located at the northwestern
corner of the site,to a low point of 825 feet located at the southeastern corner of the site, for
a maximum relief of 21 feet. The property is currently developed with a 13,162 square foot
building and a parking lot which contains 53 spaces.
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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the sewer and water standard.
The subject property is 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 Big Timber Road at the southeast corner of Jansen Farm
Drive. Big Timber Road is an arterial street which serves northwestern Elgin and
unincorporated Kane County to the west.
The site is presently accessed from Jansen Farm Drive on the west. The applicant is
proposing a second access point from Big Timber Road at the northeast corner of the
property.
Parking will be provided in conformance with the requirements of the zoning ordinance.
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 is suitable 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.The subject property was zoned as follows for the years
listed:
1927: Out of City
1950: Out of City
1960: Out of City
1962: Out of City
1992: MI Limited Manufacturing District
Present: GI General Industrial District
ARC Arterial Road Corridor Overlay District
The subject property was annexed and zoned M1 Limited Manufacturing District in 1981.
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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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to consistency and compatibility with surrounding land use and
zoning.
The property to the northwest of the subject property, across Big Timber Road, is located
outside of the corporate limits of the City of Elgin and is developed with a single family
residence.The property to the northeast is zoned PMFR Planned Multiple Family Residence
and is developed with attached single family residences.
The property to the west is zoned GI General Industrial District and is developed with a
commercial building.
The properties directly to the south are zoned GI General Industrial District and are
developed with commercial and industrial buildings.
The property to the east is zoned CF Community Facility District and is developed with a
commuter rail station.
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 is 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 an established industrial subdivision.Properties along
Big Timber Road have developed with a mix of office, commercial, and industrial uses.
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.
The purpose of the GI General Industrial District is to provide an alternative industrial
environment for those industrial uses that do not require the location or environment of an
ORI zoning district.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the City of Elgin
Comprehensive Plan.The ARC zoning district is a zoning overlay district,and accordingly,a
property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
Findings. The subject property is 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.
With respect to the underlying GI District regulations,the proposed office is allowable as a
permitted use, and will be designed and operated in conformance with the GI District
regulations. The subject property is also located within the ARC District, and will be
developed in conformance to the ARC District design guidelines.
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 is 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.
The proposed planned development will allow for the construction of an addition greater
than 1,000 square feet in floor area on land which is located on an arterial road corridor.The
addition can not be built without planned development approval.The proposed development
is consistent with the established trend of development in the area. The proposed building
addition will be an attractive amenity at this location.
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.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the,comprehensive plan.
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•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
The subject property is designated as "Office, Research and Light Manufacturing " by the
Official Comprehensive Plan of Elgin (1983). The proposed expanded office building is
consistent with this land use designation.
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.
The subject property is currently developed. There are several mature trees and shrubs
located on the subject property that are worthy of preservation.The developer has proposed
to preserve several trees currently located on the property.
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 is suitable for the intended conditional use for a planned
development with respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property. The proposed site is designed and operated in a manner that
facilitates safe and efficient traffic circulation for its customers.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the
following departures from the standard requirements of the GI General Industrial District:
Section 19.40.335(E.1.b)Interior Setback.In the GI District,the minimum required building
setback from an interior lot line is 20 feet. The applicant is proposing to encroach five feet into
the required setback, a 25%departure.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
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•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-02 May 15, 2002
A. Summary of Findings.
1. Positive Attributes. The developer is proposing an addition which will match the
existing masonry building and will conform to the ARC Arterial Road Corridor
Overlay District guidelines with respect to site design.The expanded office facility is
likely to generate additional property tax revenue for the community.
2. General. This subdivision was built under a previous ordinance which had different
building setback requirements. As a result, four buildings in the surrounding area
were constructed with building setbacks of 10 feet or less.The applicant is proposing
a 15 foot setback from the south property line. A 15 foot setback is consistent with
the character of the area.
3. Conditional Use for a Planned Development. The proposed planned development
will allow for the construction of an addition greater than 1,000 square feet in floor
area on land which is located on an arterial road corridor. The addition can not be
built without planned development approval.The proposed development is consistent
with the established trend of development in the area.The proposed building addition
will be an attractive amenity at this location.
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
The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 10-02.On
a motion to approve Petition 10-02,subject to the following conditions,the vote was four(4)yes and
zero (0)no:
1. Substantial conformance to the Development Application,submitted by Corporate America
Family Credit Union, undated.
2. Substantial conformance to the proposed Site Plan,dated February 15,2002.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 proposed Landscape Site Plan, dated February 15, 2002.
Revisions shall be made thereto, if found necessary or not in code compliance, per the
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Findings of Fact Zoning and Subdivision Hearing Board
rb' Petition 10-02 May 15, 2002
Department of Code Administration and Development Services,and shall include additional
landscape materials be planted along the southern foundation, along the southern property
line and along the eastern vehicle use area landscape yard.
4. Substantial conformance to the proposed Exterior Elevations, dated February 15, 2002.
Revisions shall be made thereto, if found necessary or not in code compliance, per the
Department of Code Administration and Development Services.
5. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 10-02 was adopted.
Respectfully Submitted,
fLie/e
. ICJ
Ralph Ti eri, Chairman Pro Tern
Zoning and Subdivision Hearing Board
(a;
David Sundland, Secre ary
Zoning and Subdivision Hearing Board
r
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