G3-03 Ordinance No. G3-03
F AN ORDINANCE
RECLASSIFYING PROPERTY FROM
GI GENERAL INDUSTRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(1900 Holmes Road)
WHEREAS, written application has been made to reclassify
certain property located at 1900 Holmes 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 November 18, 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:
LOTS 16 AND 17 IN JAYNES INDUSTRIAL PARK, IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS . (PROPERTY COMMONLY
KNOWN AS 1900 HOLMES ROAD, ELGIN, ILLINOIS) .
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 1900 Holmes Road which shall
be designed, developed, and operated subject to the following
provisions :
low
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
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
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
emk 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 . "Municipal Facilities" [SR] (UNCL)
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) .
,,,k 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 . Member5hip 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) .
ek
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 . Furni ture and fixtures (2 5) .
79 . Industrial and commercial machinery and
equipment (3 5) .
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
fir• 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 . "Commercial operations yards" [SR] (UNCL) .
135 . "Fences and walls" [SR] (UNCL) , including a six
foot high wrought iron fence in the street yard
and a 10 foot high wall in the interior yards .
136 . "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.
" 137 . "Motor vehicle impoundment yard" [SR] (UNCL) .
138 . "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.
139 . "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.
140 . "Refuse collection area" [SR] .
141 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
142 . "Storage Tanks" [SR] (UNCL) .
143 . "Temporary uses" [SR] (UNCL) .
144 . "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, including a salt dome which is
approximately 25 feet higher than the principle
building.
145 . "Accessory uses" [SR] (UNCL) to the permitted
liebk 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) .
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) .
m. 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) .
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 .
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 :
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) .
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 Statement of
Purpose and Conformance prepared by John Loete,
and dated November 6, 2002 .
2 . Substantial conformance to the Site Plan,
Landscape Plan, Floor Plan, and Elevations
prepared by Postl - Yore and Associates, and
dated October 11, 2002 .
eak 3 . Full conformance with the commercial operations
yard standards .
4 . 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
low 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.
Ed Schock, Mayor
Presented: January 8 , 2003
Passed: January 8 , 2003
Omnibus Vote : Yeas : 6 Nays : 0
Recorded: January 9, 2003
Published:
Attest :
41111 4 •
Dolonna Mecum, City Clerk
'Pk
November 18, 2002
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 65-02 Requesting PGI Planned General Industrial District Zoning for a
Municipal Facility on a Zoning Lot Containing More Than Two Acres of Land;Property Located at
1900 Holmes Road by the City of Elgin, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
' Intended Uses: Municipal Facility
Commercial Operations Yards
Property Location: 1900 Holmes Road
Applicant and Owner: City of Elgin
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)
E. Site Photos (see attached)
rill F. Statement of Purpose and Conformance (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 65-02 November 18, 2002
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
BACKGROUND
An application has been filed by the City of Elgin requesting PGI Planned General Industrial District
zoning for a municipal facility on a zoning lot containing more than two acres of land(see Exhibits
A, B, C, D, and E).
The City has purchased the site at 1900 Holmes Road and intends to use the site and existing
building as a public works facility. The site will include two commercial operations yards, outdoor
storage of construction materials and equipment, and a salt dome(see Exhibits F, G, H, and I).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 65-02 on November 18, 2002. The applicant testified at the
public hearing and presented documentary evidence in support of the application. There were no
objectors to the petition present at the public hearing. The Community Development Group
submitted a Map Amendment Review, dated November 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.
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 9.3 acres. Topography on the
site ranges from a high point of 870 feet at the northern portion of the site to a low point of
860 at the southeastern portion of the site, for a maximum relief of 10 feet. The property is
improved with a 135,600 square foot industrial/warehouse building with an accessory
parking lot. A berm of varying height surrounds the west, north, and eastern boundaries of
the site. A stand of trees is located along the west property line.
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.
2
Findings of Fact Planning and Development Commission
p► Petition 65-02 November 18, 2002
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The property is served by public sanitary sewer, storm sewer, and water main.
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 at the west terminus of Holmes Road.Holmes Road,west of
Fox Lane, is a local street which serves the Miller Davis Industrial Park.
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
rib 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
1992: M-1 Limited Manufacturing District
Present: GI General Industrial District
The subject property was annexed and zoned M-1 Limited Manufacturing District in 1970 as
part of the Miller Davis Industrial Park.
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.
3
Findings of Fact Planning and Development Commission
Petition 65-02 November 18, 2002
The areas to the north, east, and south are zoned GI General Industrial District and are
developed with commercial and industrial uses.
The property to the west is zoned ORI Office, Research, Industrial District and is
undeveloped and in agricultural use.
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 subject property is located within an established industrial park.
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.
l 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
4
Findings of Fact Planning and Development Commission
Petition 65-02 November 18, 2002
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 a
specific site plan, building elevations, and landscape plan. The proposed development will
provide an opportunity to realize a development of demonstrated need, while providing an
opportunity to relocate the current public works facility from the east bank of the Fox River
to a more suitable location. The subject property will be improved with a new masonry wall,
a renovated parking lot, and additional landscaping. The proposed planned development is
located in substantial conformance to the official comprehensive plan.
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 the proposed planned development.
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.
The berm along the west, north, and east portion of the site will be preserved. The existing
stand of trees present along the western boundary of the site will be preserved.
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.
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Findings of Fact Planning and Development Commission
Petition 65-02 November 18,2002
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.
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:
Section 19.90,Supplementary Regulations—Fences and Walls.The maximum height of
an open fence in the street yard is 4 feet high. An open 6-foot high wrought iron fence with
brick piers is proposed in the street yard of the subject property.Additionally,the maximum
height of a solid fence in a side yard is 6 feet. A 10 foot high masonry wall is proposed for
'ow the west and east portions of the site.
Section 19.12.500.C2, Height of Accessory Structures and Buildings. The maximum
allowable height of an accessory building is equal to or less than the height of the principle
building. A salt dome is proposed, which exceeds the height of the principle building.
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. Approval of the planned development will allow for two existing
public works facilities to be combined into one facility at the proposed location.
Proposed improvements to the subject property include renovating the southern
parking lot,constructing a masonry wall around the east and west portions of the site,
and adding landscaping around the masonry wall and parking areas.
2. Zoning District. The proposed map amendment is in substantial conformance with
the purpose and intent of the planned development provisions.The proposed planned
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Findings of Fact Planning and Development Commission
Petition 65-02 November 18, 2002
development will be subject to the specific site plan, building elevations, and
landscape plan. The proposed development will provide an opportunity to realize a
development of demonstrated need,providing an opportunity to relocate the current
public works facility from the east bank of the Fox River to a more suitable location.
3. Comprehensive Plan. The subject property is designated as"General Manufacturing"
in the 1983 Comprehensive Plan. This designation is appropriate for the proposed
planned development.
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 Planning and Development Commission recommends the approval of Petition 65-02. On a
motion to recommend approval, subject to the following conditions, the vote was four(4) yes and
zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance prepared by
John Loete, and dated November 6, 2002.
2. Substantial conformance to the Site Plan prepared by Postl—Yore and Associates,
and dated October 11, 2002.
3. Substantial conformance to the Landscape Plan prepared by Postl — Yore and
Associates, and dated October 11, 2002.
4. Substantial Conformance to the Floor Plan prepared by Postl—Yore and Associates,
and dated October 11, 2002.
5. Substantial Conformance to the Elevations prepared by Postl—Yore and Associates,
and dated October 11, 2002.
6. Full conformance with the commercial operations yard standards.
7. Compliance with all other applicable codes and ordinances.
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Findings of Fact Planning and Development Commission
tom* Petition 65-02 November 18, 2002
Therefore, the motion to recommend approval of Petition 65-02 was adopted.
D id Kaptain, Chairm Pro Tem
Planning and Development Commission
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David undland, Secreta
Planning and Development Commission
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