G83-02 f
4'
Ordinance No. G83-02
AN ORDINANCE
RECLASSIFYING PROPERTY FROM GI GENERAL INDUSTRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(1200 SPAULDING ROAD)
WHEREAS, written application has been made to reclassify
certain property located at 1200 Spaulding Road from GI General
Industrial District to 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 of the City 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 the City Council of the City of Elgin hereby
adopts the Findings of Fact, dated October 21, 2002 , made by the
Planning and Development Commission, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A.
Section 2 . 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:
BEGINNING AT THE INTERSECTION OF THE WEST LINE OF
THE SOUTHWEST QUARTER OF SAID SECTION WITH THE CENTER
LINE OF SPAULDING ROAD AS NOW LOCATED; THENCE EAST ALONG
THE CENTER LINE OF SPAULDING ROAD A DISTANCE OF 190 FEET;
THENCE NORTH ALONG A LINE PARALLEL WITH THE WEST LINE OF
SAID SOUTHWEST QUARTER OF SAID SECTION A DISTANCE OF 1000
FEET; THENCE WEST PARALLEL WITH THE CENTER LINE OF SAID
SPAULDING ROAD A DISTANCE OF 190 FEET TO THE WEST LINE OF
THE SOUTHWEST QUARTER OF SAID SECTION; THENCE SOUTH ALONG
THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION
1000 FEET TO THE POINT OF BEGINNING, IN THE CITY OF
er- ELGIN, KANE COUNTY, ILLINOIS (SAID PROPERTY IS COMMONLY
KNOWN AS 1200 SPAULDING ROAD) .
Section 3 . That the City Council of the City of Elgin hereby
grants the rezoning from GI General Industrial District to PGI
Planned General Industrial District at 1200 Spaulding Road which
shall be designed, developed, and operated subject to the following
provisions :
A. Purpose and Intent. The purpose of this 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 an ORI
Zoning District . This PGI Zoning District is most similar
to, but departs from the standard requirements of the GI
Zoning District . The PGI District is subject to the
provisions of Chapter 19 . 60 , Planned Developments .
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
em. phrase from the applicable supplementary regulation.
C. General Provisions . In this PGI 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 may be amended from time to
time .
D. Zoning Districts - Generally. In this PGI Planned
General Industrial District, the use and development of
land and structures shall be subject to the provisions of
Chapter 19 . 07, Zoning Districts, as may be amended from
time to time .
E. Location and Size of District . PGI Planned General
Industrial Districts should be located in substantial
conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PGI
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, unless such land is
located between any nonresidential zoning district, and
any residence district or an residence conservation
tew district, which all have frontage on the same block. No
departure from the required minimum size of a PGI
District shall be granted by the City Council .
F. Land Use. In this PGI Planned General Industrial
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use . The following enumerated "land uses" [SR] shall be
the only land uses allowed as a "permitted use" [SR] , as
a "conditional use" [SR] , or as a "similar use" [SR] in
the GI General Industrial District :
A. Permitted Uses. The following enumerated land uses shall
be the only land uses allowed as a permitted use in the
GI General Industrial District :
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL) on a
" zoning lot" [SR] containing less than two acres of
land.
Offices Division.
2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales offices" [SR] (UNCL) .
4 . Finance, insurance and real estate (H) .
Services Division.
5 . Advertising (731) .
6 . Armored car service (7381) .
7 . "Bed and breakfast inns" [SR] (7011) .
8 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
9 . Carpet or rug cleaning, dying, and/or repairing
plants (7217) .
10 . Commercial, economic, sociological , and educational
research (8732) .
11 . Commercial physical and biological research (8731) .
12 . Computer programming, data processing, and other
computer related services (737) .
13 . Computer rental and leasing (7377) .
14 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and collection
agencies (732) .
15 . Detective and guard services (7381) .
16 . Dry cleaning plants (7216) .
17 . Electrical and electronic repair shops (7622) .
18 . Engineering, accounting, research, management, and
related services (87) .
19 . Home health care services (808) .
20 . "Hotels and motels" [SR] (701) .
21 . Industrial launderers (7218) .
22 . Job training and vocational rehabilitation services
(833) .
23 . Legal services (811) .
24 . Libraries (823) .
25 . Linen supply (7213) .
26 . Mailing, reproduction, commercial art and
photography, and stenographic services (733) .
27 . Management and public relations services (874) .
28 . Medical and dental laboratories (807) .
29 . Membership organizations (86) .
30 . Miscellaneous equipment rental and leasing (735) .
31 . Motion picture distribution and allied services
(782) .
32 . Motion picture production and allied services (781) .
33 . Motor vehicle repair shops [SR] (753) .
34 . Motor vehicle top, body and upholstery repair
shops, and paint shops [SR] (7532) .
35 . News syndicates (7383) .
36 . Noncommercial research organizations (8733) .
37 . Offices and clinics of dentists (802) .
38 . Offices and clinics of doctors of medicine (801) .
39 . Offices and clinics of doctors of osteopathy (803) .
40 . Offices and clinics of other health practitioners
(804) .
41 . Other schools and educational services (829) .
42 . Outdoor advertising services (7312) .
43 . Personnel supply services (736) .
44 . Photofinishing laboratories (7384) .
45 . Physical fitness facilities (7991) .
46 . Power laundries (7211) .
47 . Professional sports operators and promoters (7941) .
48 . Refrigerator and air conditioning service and
repair (7623) .
49 . Rental of dogs for protective service (7381) .
50 . Reupholstery and furniture repair (764) .
51 . Security systems services (7382) .
52 . Services to dwellings and other buildings (734) .
53 . Tax return preparation services (7291) .
54 . Testing laboratories (8734) .
55 . Theatrical producers (792) .
56 . Truck route laundry and dry cleaning not operated
by laundries or cleaners (7212) .
57 . Vocational schools (824) .
58 . Watch, clock, and jewelry repair (763) .
59 . Welding repair (7692) .
Retail Trade Division.
60 . Auction rooms (5999) .
61 . Automatic merchandising machine operators (5962) .
62 . Catalog and mail order houses (5961) .
63 . Direct selling establishments (5963) .
Agricultural Division.
64 . Crop services (072) .
65 . Farm labor and management services (076) .
66 . Landscape counseling and planning (0781) .
67 . Lawn and garden services (0782) .
68 . Ornamental shrub and tree services (0783) .
69 . Soil preparation services (071) .
Construction Division.
70 . Building construction - general contractors and
operative builders (15) .
71 . Construction - special trade contractors (17) .
72 . Contractor ' s office and equipment areas" [SR]
(UNCL) .
73 . Heavy construction - contractors (16) .
Manufacturing Division.
74 . Apparel and other finished products made from
fabrics and similar materials (23) .
75 . Computer and office equipment (357) .
76 . Electronic and other electrical equipment and
components (3 6) .
77 . Fabricated metal products (34) .
78 . Furniture and fixtures (25) .
79 . Industrial and commercial machinery and equipment
(35) .
80 . Leather and leather products (31) .
81 . Lumber and wood products (24) .
82 . Measuring, analyzing, and controlling instruments;
photographic, medical , and optical goods; and
watches and clocks (38) .
83 . Primary metal industries (33) .
84 . Printing, publishing, and allied industries (27) .
85 . Rubber and miscellaneous plastics products (30) .
86 . Stone, clay, glass and concrete products (32) .
87 . Textile mill products (22) .
88 . Tobacco products (21) .
89 . Transportation equipment (37) .
Wholesale Trade Division.
90 . Apparel piece goods and notions (513) .
91 . Beer, wine and distilled alcoholic beverages (518) .
92 . Chemicals and allied products (516) .
93 . Drugs, drug proprietaries and druggists ' sundries
(512) .
94 . Electrical goods (506) .
95 . Farm product raw materials (515) .
96 . Furniture and home furnishings (502) .
97 . Groceries and related products (514) .
98 . Hardware, and plumbing and heating equipment and
supplies (507) .
99 . Lumber and other construction materials (503) .
100 . Machinery, equipment, and supplies (508) .
101 . Metals and minerals, except petroleum (505) .
102 . Motor vehicles and motor vehicle parts and supplies
(501) .
103 . Paper and paper products (511) .
104 . Petroleum and petroleum products (517) .
105 . Professional and commercial equipment and supplies
(504) .
106 . "Recycling collection center" [SR] (5093) .
Transportation, Communication and Utilities Division.
107 . "Amateur radio antennas" [SR] (UNCL) .
108 . Arrangement of passenger transportation (472) .
109 . Arrangement of transportation of freight and cargo
(473) .
110 . Branch United States post offices (4311) .
111 . Bus charter service operators offices (414) .
112 . Cable and other pay television services (484) .
113 . Communication services not elsewhere classified
(489) .
114 . "Commercial antennas and antenna structures mounted
on existing structures" [SR] (UNCL) .
115 . "Commercial Antenna Tower" [SR] (UNCL) .
116 . Courier services (4215) .
117 . Freight forwarding in general (4731) .
118 . Intercity and rural bus transportation operators '
offices (413) .
119 . Local and suburban passenger transportation
operators ' offices (411) .
120 . Natural gas transmission and distribution (4922)
(4924) .
121 . Packing and crating (474) .
122 . Public warehousing and storage (422) .
123 . "Radio and television antennas" [SR] (UNCL) .
124 . Radio and television broadcasting stations (483) .
125 . Railroad operators ' offices (401) .
126 . "Satellite dish antennas" [SR] (UNCL) .
127 . School bus operators ' offices (415) .
128 . Taxicab operators ' offices (412) .
129 . Telegraph and other message communications (482) .
130 . Telephone communications (481) .
131 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains and valves" [SR]
(UNCL) .
132 . Trucking services (421) .
Miscellaneous Uses Division.
133 . "Adult entertainment establishment" [SR] (UNCL) ,
subject to the following conditions :
A. Distancing Requirements . An "adult
entertainment establishment" [SR] shall not be
located less than 1000 feet from a
Preservation District, Residence Conservation
District, Residence District , or Community
Facility District, nor less than 1000 feet
from any "apartment dwelling" [SR] , "dwelling"
[SR] , "day care service, home child" [SR] ,
"day care service, institutional child" [SR] ,
"public park" [SR] , school , place of worship
or playground.
B. Dispersion. An "adult entertainment
establishment" [SR] shall not be located less
than 1000 feet from another "adult
entertainment establishment" [SR] .
C. Measurement . The distance limitations in
subsection (A) shall be measured in a straight
line from the main public entrance of the
"adult entertainment establishment" [SR] to
the nearest zoning district boundary of a
Preservation District, Residence Conservation
District, Residence District , or Community
Facility District, or to the nearest property
line of the premises of any "apartment
dwelling" [SR] , "dwelling" [SR] , "day care
service, home child" [SR] , "day care service,
institutional child" [SR] , "public park" [SR] ,
school , place of worship or playground. The
distance limitation in subsection (B) shall be
measured in a straight line from the closest
exterior structural wall of each "adult
entertainment establishment" [SR] .
D. Amortization of Existing Uses . Any "adult
entertainment establishment" [SR] lawfully
existing at the adoption of this ordinance
shall apply to the Department of Code
Administration and Neighborhood Affairs for a
Certificate of Non-Conforming Adult
Entertainment Establishment within forty-five
(45) days of the effective date of this
ordinance . An "adult entertainment
establishment" [SR] that has received a
Certificate of Non-Conforming Adult
Entertainment Establishment shall be
discontinued and cease within a period of one
(1) year from the effective date of this
ordinance . An "adult entertainment
establishment" [SR] lawfully existing at the
adoption of this ordinance that fails to apply
to the Department of Code Administration and
Neighborhood Affairs for a Certificate of Non-
Conforming Adult Entertainment Establishment
within forty-five (45) days of the effective
date of this ordinance shall constitute an
unlawful "nonconforming use" [SR] .
134 . A Commercial operations yard [SR] [UNCL] , for the
outdoor storage of motor vehicles, equipment, or
materials which are not accessory to the principal
use .
135 . A Commercial operations yard [SR] (UNCL) , for the
outdoor storage of motor vehicles, equipment, or
materials which are accessory to the principal use .
136 . "Fences and walls" [SR] (UNCL) .
137 . "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.
138 . "Motor vehicle impoundment yard" [SR] (UNCL) .
139 . "Parking lots" [SR] (UNCL) , exclusively "accessory"
[SR] to a permitted use allowed in the GI General
Industrial District, subject to the provisions of
Chapter 19 . 45, Off Street Parking.
140 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in the
GI General Industrial District, subject to the
provisions of Chapter 19 .45, Off Street Parking.
141 . "Refuse collection area" [SR] .
142 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50, Signs .
143 . "Storage Tanks" [SR] (UNCL) .
144 . "Temporary uses" [SR] (UNCL) .
145 . "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 .
146 . "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 .
B. Conditional Uses. The following enumerated land uses
shall be the only land uses allowed as a conditional use
in the GI General Industrial District :
Municipal Services Division.
1 . "Municipal facilities" [SR] (UNCL) on a zoning lot
containing less than two acres of land.
Public Administration Division.
2 . Public administration (J) on a zoning lot
containing less than two acres of land.
Services Division.
3 .Automobile proving and testing grounds (8734) .
4 .Child day care services (835) .
5 . Individual and family social services (832) .
Retail Trade Division.
6 . Carryout restaurants (5812) .
7 . Drinking places (alcoholic beverages) (5813) .
8 . Eating places (5812) .
9 . "Outdoor eating and drinking facilities " [SR]
(UNCL) .
Mining Division.
10 . "Temporary mining" [SR] (UNCL) .
Manufacturing Division.
11 . Chemicals and allied products (28) .
12 . Food and kindred products (20) .
13 . Paper and allied products (26) .
14 . Petroleum refining and related industries (29) .
e " Wholesale Trade Division.
15 . "Motor vehicle recycling facility" [SR] (5093) .
16 . "Motor vehicle recycling yard" [SR] (5093) .
17 . "Recycling center" [SR] (5093) .
18 . "Recycling center yard" [SR] (5093) .
Transportation, Communication and Utilities Division.
19 . "Conditional commercial antennas and antenna
structures mounted on existing structures" [SR]
(UNCL) .
20 . "Conditional Commercial Antenna Tower" [SR] (UNCL) .
21 . Heliports (458) .
22 . Mixed, manufactured or liquefied petroleum gas
production or distribution (4925) .
23 . Natural gas storage .
24 . "Other radio and television antennas" [SR] (UNCL) .
25 . "Other satellite dish antennas" [SR] (UNCL) .
26 . Pipelines, except natural gas (461) .
27 . Railroad tracks (401) .
28 . Refuse systems (4953) .
29 . Terminal maintenance for motor freight
transportation (423) .
e 30 . "Treatment , transmission and distribution
facilities : equipment, equipment buildings, towers,
exchanges, substations, regulators" [SR] (UNCL) .
31 . Water transportation (44) .
Miscellaneous Uses Division.
32 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50 , Signs .
33 . "Parking lots" [SR] (UNCL) , subject to the
provisions of Chapter 19 .45, Off Street Parking.
34 . "Parking structures" [SR] , subject to the
provisions of Chapter 19 .45, Off Street Parking.
35 . "Planned developments" [SR] (UNCL) on a zoning lot
containing less than two acres of land, subject to
the provisions of Chapter 19 . 60 , Planned
Developments .
36 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in the GI General
Industrial District, subject to the provisions of
Section 19 . 12 . 500, Accessory Structures and
Buildings .
37 . "Accessory package liquor sales establishment" (SR)
(UNCL) .
38 . "Accessory uses" [SR] (UNCL) to the conditional
uses allowed in the GI General Industrial District,
subject to the provisions of Section 19 . 10 . 400 ,
Component Land Uses .
eft.
C. Similar Uses. The following enumerated land uses shall
be subject to classification as a permitted use or as a
conditional use in this PGI Planned General Industrial
District or in a less restrictive zoning district,
pursuant to Section 19 . 10 .400 H. Classification of Land
Uses :
Services Division.
1 . Automotive services (7549) .
2 . Business services not elsewhere classified (7389) .
3 . Laundry and garment services not elsewhere
classified (7219) .
4 . Miscellaneous health and allied services not
elsewhere classified (809) .
5 . Miscellaneous personal services not elsewhere
classified (7299) .
6 . Miscellaneous repair shops and related services
(769) .
7 . Services not elsewhere classified (899) .
8 . Social services not elsewhere classified (839) .
Manufacturing Division.
9 . Miscellaneous manufacturing industries (39) .
p Wholesale Trade Division.
10 . Miscellaneous durable goods (509) .
11 . Miscellaneous nondurable goods (519) .
Transportation, Communication and Utilities Division.
12 . Special warehousing and storage not elsewhere
classified (4226) .
13 . Transportation services not elsewhere classified
(4789) .
G. Site Design. In this PGI Planned General Industrial
District, the use and development of land and structures
shall be subject to the provisions of Section 19 . 12 , Site
Design, of the Elgin Municipal Code, as amended. In this
PGI Planned General Industrial District, the use and
development of land and structures shall be subject to
the following conditions :
1 . Substantial conformance to the Site Plan, submitted
by James K. Brown, and dated October 23 , 2002 .
2 . Full compliance with the commercial operations yard
requirements .
3 . The fence shall be an earth tone color.
4 . Dedication of the southern 40 feet of property to
the City of Elgin to be used as right of way.
5 . Compliance with all applicable stormwater
management regulations .
6 . Compliance with all other applicable codes and
ordinances .
H. Off Street Parking. In this PGI Planned General
Industrial District, off street parking shall be subject
to the provisions of Chapter 19 .45, Off Street Parking,
of the Elgin Municipal Code .
I . Off Street Loading. In this PGI Planned General
Industrial District, off street loading shall be subject
to the provisions of Chapter 19 . 47, Off Street Loading,
as may be amended from time to time .
J. Signs. In this PGI Planned General Industrial District,
signs shall be subject to the provisions of 19 . 50, Signs,
as may be amended.
K. Planned Developments. In this PGI Planned General
Industrial District, the use and development of the land
and structures shall be subject to the provisions of
Chapter 19 . 60 , Planned Developments, as may be amended
from time to time .
L. Conditional Uses. In this PGI Planned General Industrial
District, application for conditional uses shall be
subject to the provisions of Chapter 19 . 65, Conditional
Uses, as may be amended from time to time .
M. Variations. In this PGI Planned General Industrial
District, application for variation shall be subject to
the provisions of Chapter 19 . 70, Variations, as may be
amended from time to time .
N. Appeals. Any requirement, determination, or
interpretation associated with the administration and
enforcement of the provisions of this ordinance may be
appealed subject to the provisions of Chapter 19 . 75,
Appeals, as may be amended from time to time .
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by law.
• Schock, Mayor
Presented: November 20, 2002
Adopted: November 20, 2002
Omnibus Vote : Yeas : 7 Nays : 0
Attest :
&4171/2/%4
Dolonna Mecum, City Clerk
r
October 21, 2002
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 51-02 Requesting a Map Amendment from GI General Industrial District
to PGI Planned General Industrial District to Establish a Commercial Operations Yard for the
Outdoor Storage of Motor Vehicles, Equipment, or Materials Which Are Not Accessory to the
Principal Use; Property Located at 1200 Spaulding Road, by James K. Brown as Applicant and
Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
Contractors Office and Storage of Contractors
Intended Use: Equipment, Boats, and Recreational Vehicles
Property Location: 1200 Spaulding Road
Applicant and Owner: James K. Brown
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 Map (see attached)
eilk E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
rak Petition 51-02 October 21, 2002
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
BACKGROUND
An application has been filed by James K. Brown,requesting a Map Amendment from GI General
Industrial District to PGI Planned General Industrial District to establish a commercial operations
yard for the outdoor storage of motor vehicles, equipment, or materials which are not accessory to
the principal use. The subject property is located at 1200 Spaulding Road(reference Exhibits A,B,
C, D, and E).
The applicant is proposing to establish the office for his semi-trailer leasing business on the subject
property. Associated with the office will be a commercial operations yard, which will contain
materials stored out of doors which are related to the principal use on the property.Additionally,the
applicant proposes to establish an area within the commercial operations yard to be used as storage
of materials for contractors that do not have an office on the property. The applicant would also like
to allow boats and recreational vehicles to be stored in the commercial operations yard as well
(reference Exhibits F, G, and H).
The zoning ordinance requires that all land uses be conducted wholly within an enclosed building.
When a commercial operations yard is allowable, the yard is to function as an accessory to the
principle use on the property. Since the applicant wishes to lease a portion of the commercial
operations yard to the public and other contractors not associated with the principal use, a map
amendment is required.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 51-02 on October 21,2002. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors spoke at the
public hearing. The Community Development Group submitted a Map Amendment Review,dated
October 11, 2002.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
2
Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel containing approximately 4.36 acres. The
subject property is improved with a metal warehouse building, chain link/slat fence, and
gravel parking area. There are no natural features on the site that are worthy of preservation.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district 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 zoning district with respect to the
sewer and water standard.
The subject property is currently served by a private on-site well and septic system. Storm
water will be controlled in compliance with all local, state and federal requirements.
C. Traffic and Parking Standard. 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 suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located on the north side of Spaulding Road,approximately 1300 feet
east of Gifford Road. Spaulding Road is a collector street,which extends east from Gifford
Road, into the Village of Bartlett.
Access to the property will be provided at one point at the southwestern corner of the subject
property. Parking will be provided in conformance with the off street parking ordinance.
D. Zoning History Standard. 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.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
3
Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
1992 M-2 General Manufacturing District
Present GI General Industrial District
The subject property was annexed to the City of Elgin in 1965 and zoned M-2 General
Manufacturing District. The subject property was rezoned to GI General Industrial District
as part of the Comprehensive Amendment to the Zoning Ordinance in 1992.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The area north of the subject property is zoned GI General Industrial District and is
undeveloped. Farther to the north is the Milwaukee railroad line, which is out of the
corporate limits of Elgin.
The area east of the subject property is zoned GI General Industrial District and is
undeveloped. Farther to the east is the Commonwealth Edison right of way.
The area south of the subject property,across Spaulding Road,is zoned GI General Industrial
District, and is developed with a commercial use.
The area west of the subject property is zoned GI General Industrial District and is
undeveloped.
F. Trend of Development Standard. 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 suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The area surrounding the subject property is zoned GI General Industrial District and is
primarily developing with industrial and warehousing uses with accessory commercial
operations yards.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
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Findings of Fact Planning and Development Commission
"" Petition 51-02 October 21, 2002
The purpose and intent 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 an ORI Office, Research, Industrial District. A PGI Planned
General Industrial District is most similar to,but departs from the standard requirements of
the GI General Industrial District. The PGI Planned Industrial District is subject to the
provisions of Chapter 19.60,Planned Developments.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, 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. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
A PGI Planned General Industrial District should be located in substantial conformance to
the official comprehensive plan. The amount of land necessary to constitute a separate PGI
zoning 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,unless such land is located between
any nonresidential zoning district, and any residence district or any residence conservation
district, which all have frontage on the same street and on the same block. No departure
from the required minimum size of a PGI Planned General Industrial District shall be granted
by the City Council.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PGI
Planned General Industrial District.
- The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions. The proposed planned development will be subject to
the specific site plan, landscape plan, signage plan, as well as petitioner's statement. The
proposed development will provide an opportunity to realize a development of demonstrated
need, providing a place for contractors' equipment, boats, and recreational vehicles to be
stored. The proposed planned development is located in substantial conformance to the
official comprehensive plan.
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Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
H. Comprehensive Plan Standard. 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 subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "General Manufacturing"in the 1983 Comprehensive
Plan. This designation is appropriate for commercial operations yards.
I. Natural Preservation Standard. 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 is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no natural features on the site worthy of preservation.
J. Internal Land Use Standard. 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 detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended 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 applicant proposes to construct a 6 foot high solid metal
fence and landscaping to screen the views from adjoining properties, the right of way, and
the main rail line.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the GI General Industrial District. The applicant is requesting the following
departures from the standard requirements of the GI District:
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Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
A. Section 19.90.015 Supplementary Regulations - Commercial Operations Yard Set
Backs. The supplementary regulations of the zoning ordinance require a commercial
operations yard to be screened on all sides not adjoining an enclosed building by a 6 foot
solid fence,which is set back a minimum of 10 feet from all property lines. The applicant is
proposing a 5 foot set back for the fence.
B. Section 19.90.015 Supplementary Regulations — Landscaping for a Commercial
Operations Yard. The commercial operations yard regulations require that the required
setback area be landscaped with shrubs,trees,and groundcover.The size of this commercial
operations yard requires that 300 shrubs and 40 trees be evenly distributed around the
perimeter of the yard.The applicant is proposing 50%of the required quantity ofboth shrubs
and trees.However,the proposed shrubs would be located within the first 250 feet(southern
section)of both sides of the commercial operations yard instead of being evenly distributed
around the perimeter.
C. Section 19.90.320 Fences and Walls. Security fences are prohibited.Where a security fence
is authorized by a variation or departure,the regulations for a security fence require that the
security fence be an open fence,less than 10 feet in height, and have no more than 3 strands
of barbed wire. The applicant is proposing a solid 6 foot high fence with 3 strands of barbed
wire.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. Positive Attributes. The establishment of the proposed commercial operations yard
will provide a service to the residents and contractors whose live and work in Elgin,
who would ordinarily store their equipment in less appropriate areas.The applicant is
proposing to pave the parking lot, and provide a fence and landscaping around the
property.
2. Trend of Development. The area surrounding the subject property is zoned GI
General Industrial District and is primarily developing with industrial and
warehousing uses with accessory commercial operations yards.
3. Zoning District. The proposed map amendment is in substantial conformance with
the purpose and intent of the planned development provisions. The proposed planned
development will be subject to the specific site plan,landscape plan,signage plan,as
well as petitioner's statement. The proposed development will provide an
opportunity to realize a development of demonstrated need, providing a place for
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Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
contractors' equipment, boats, and recreational equipment to be stored. The
proposed planned development is located in substantial conformance to the
official comprehensive plan.
B. Summary of Unresolved Issues.
Commercial operations yard standards. The Community Development Group recommends
that the applicant comply with the setback and landscaping requirements of the zoning
ordinance.
Security Fence Standards. The Community Development Group recommends that the
applicant provide a solid fence, up to 8 feet in height, without barbed wire.
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 Planning and Development Commission recommends the approval of Petition 51-02. On a
motion to recommend approval, subject to the following conditions, the vote was five (5)yes and
zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance,prepared by
James K. Brown, and dated October 11, 2002.
2. Substantial conformance to the Site Plan, submitted by James K. Brown, and dated
October 11, 2002, with the following revisions: the fence may be up to 8 feet in
height, must be an earth tone color, must not contain barbed wire, and must be set
back 10 feet from each property line. Additionally, 300 shrubs and 40 trees(evenly
distributed) must be planted between the fence and the property line.
3. Full conformance to the commercial operations yard standards.
4. Substantial conformance to the Sign Plan, prepared by James K. Brown, and dated
October 14, 2002.
5. Dedication of the southern 40 feet of the property to the City of Elgin to be used as
right of way.
6. Compliance with all applicable stormwater management regulations.
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• Findings of Fact Planning and Development Commission
Petition 51-02 October 21, 2002
7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 51-02 was adopted.
A
George Wolff, Chairm.�"
Planning and Development Commission
David Sundland, Sec etary
Planning and Development Commission
rik
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