G72-03 Ordinance No . G72-03
AN ORDINANCE
RECLASSIFYING PROPERTY FROM GI GENERAL INDUSTRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(890 North State Street)
WHEREAS, written application has been made to reclassify
certain property located at 890 North State Street 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
rik adopts the Findings of Fact , dated July 7, 2003 , 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:
PARCEL ONE : A PART OF THE FOLLOWING TWO DEED TRACTS
OF A PART OF SECTIONS 10 AND 11, TOWNSHIP 41 NORTH, RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS
FOLLOWS : COMMENCING AT THE INTERSECTION OF THE CENTER
LINE OF STATE ROUTE 31 WITH A LINE 396 . 0 FEET NORTH OF
AND PARALLEL WITH THE SOUTH LINE OF THE NORTH HALF OF
SECTION 11 AS AFORESAID; THENCE NORTHEASTERLY ALONG SAID
CENTERLINE OF STATE ROUTE 31 A DISTANCE OF 648 .2 FEET FOR
THE PLACE OF BEGINNING: THENCE CONTINUING NORTHEASTERLY
ALONG SAID CENTER LINE OF STATE ROUTE 31 A DISTANCE OF
273 . 2 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF THE
CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILWAY; THENCE
NORTHWESTERLY AND WESTERLY ALONG THE SOUTHERLY RIGHT OF
1
WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC
RAILWAY A DISTANCE OF 2831 . 0 FEET TO A POINT IN A LINE
543 . 18 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF
SECTION 10 , TOWNSHIP AND RANGE AFORESAID; THENCE
SOUTHERLY ALONG SAID PARALLEL LINE A DISTANCE OF 745 . 5
FEET TO THE NORTHERLY RIGHT OF WAY LINE OF THE CHICAGO
AND NORTHWESTERN RAILWAY; THENCE SOUTHEASTERLY ALONG THE
NORTHERLY RIGHT OF WAY LINE OF THE CHICAGO AND
NORTHWESTERN RAILWAY A DISTANCE OF 1638 FEET MORE OR LESS
TO A POINT IN A LINE DRAWN FROM THE PLACE OF BEGINNING
AND BEING PARALLEL WITH THE SOUTH LINE OF THE NORTH HALF
OF SECTION 11 AS AFORESAID; THENCE EASTERLY PARALLEL WITH
THE SOUTH LINE OF THE NORTH HALF OF SAID SECTION 11 A
DISTANCE OF 973 . 3 FEET TO THE PLACE OF BEGINNING.
EXCEPTING THERE FROM THE RIGHT OF WAY OF STATE ROUTE 31,
BEING A STRIP OF LAND 40 FEET WIDE LYING WEST OF THE
CENTER LINE, BEING SITUATED IN ELGIN TOWNSHIP, KANE
COUNTY, ILLINOIS .
TOGETHER WITH A PART OF SAID SECTIONS 10 AND 11,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, BEING THE NORTHEASTERLY 25 FEET OF THE FORMER 75
FEET RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY,
LYING NORTH OF THE SOUTH LINE OF THE ABOVE TRACT EXTENDED
(Pik WEST, BEING A LINE DRAWN FROM THE PLACE OF BEGINNING AND
BEING PARALLEL WITH THE SOUTH LINE OF THE NORTH 1/2 OF
SECTION 11, AND SOUTHWESTERLY, SOUTHEASTERLY AND ADJACENT
TO THE TRACT AFORESAID, IN ELGIN TOWNSHIP, KANE COUNTY,
ILLINOIS .
SAID PARCEL ONE IS FURTHER DESCRIBED AS FOLLOWS :
COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF STATE
ROUTE 31 WITH A LINE 396 . 0 FEET NORTH OF AND PARALLEL WITH
THE SOUTH LINE OF THE NORTH HALF OF SECTION 11 AS
AFORESAID; THENCE NORTHEASTERLY ALONG SAID CENTER LINE OF
STATE ROUTE 31 A DISTANCE OF 648 . 2 FEET; THENCE PARALLEL
WITH THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11
AFORESAID NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST FOR
41 . 72 FEET TO THE WESTERLY 40 FEET RIGHT OF WAY LINE OF
STATE ROUTE 31 ; THENCE NORTHERLY ALONG THE SAID WESTERLY
RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE CONCAVE TO THE
WEST HAVING A RADIUS OF 2163 . 89 FEET FOR 61 . 36 FEET WITH
THE CHORD BEARING NORTH 12 DEGREES 21 MINUTES 49 SECONDS
EAST TO THE POINT ON A LINE THAT LIES 60 . 00 FEET NORTH OF
THE LAST POINT AND PARALLEL WITH THE SAID SOUTH LINE OF THE
NORTH HALF OF SECTION 11 AFORESAID FOR THE PLACE OF
BEGINNING OF PARCEL ONE; THENCE NORTHERLY ALONG THE SAID
WESTERLY RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE CONCAVE
TO THE WEST HAVING A RADIUS OF 2163 . 87 FEET FOR 187 .91 FEET
WITH THE CHORD BEARING NORTH 09 DEGREES 03 MINUTES 48
SECONDS EAST TO A POINT OF TANGENCY; THENCE NORTH 06
2
r/►. DEGREES 34 MINUTES 32 SECONDS EAST FOR 50 . 11 FEET TO THE
SOUTHERLY RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILWAY (NOW METRA) ; THENCE NORTHWESTERLY
ALONG THE SAID SOUTHERLY RIGHT OF WAY LINE, ALONG AN ARC OF
A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 2003 . 69 FEET
FOR 267 .20 FEET WITH THE CHORD BEARING NORTH 35 DEGREES 50
MINUTES 43 SECONDS WEST TO A POINT OF COMPOUND CURVATURE;
THENCE CONTINUING NORTHWESTERLY ALONG THE SAID SOUTHERLY
RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE CONCAVE
SOUTHERLY HAVING A RADIUS OF 1812 . 67 FEET FOR 64 . 50 FEET
WITH A CHORD BEARING NORTH 40 DEGREES 41 MINUTES 06 SECONDS
WEST; THENCE SOUTH 21 DEGREES 18 MINUTES 21 SECONDS WEST
FOR 231 . 80 FEET; THENCE NORTH 64 DEGREES 53 MINUTES 01
SECONDS WEST FOR 19 . 06 FEET; THENCE SOUTH 23 DEGREES 09
MINUTES 10 SECONDS WEST FOR 254 . 26 FEET; THENCE SOUTH 35
DEGREES 56 MINUTES 49 SECONDS EAST FOR 70 . 73 FEET TO A LINE
BEARING NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST DRAWN
FROM THE PLACE OF BEGINNING AND BEING PARALLEL WITH THE
SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11 AFORESAID;
THENCE SOUTH 89 DEGREES 41 MINUTES 40 SECONDS EAST ALONG
SAID PARALLEL LINE FOR 323 . 00 FEET TO THE PLACE OF
BEGINNING, IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS .
PARCEL 2 (EASEMENT PARCEL) : A NON-EXCLUSIVE EASEMENT
FOR INGRESS AND EGRESS GRANTED BY RTM ST. CHARLES GROUP,
LLC, AN ILLINOIS LIMITED LIABILITY COMPANY TO BLOOMINGDALE
BANK & TRUST COMPANY BY INSTRUMENT DATED JUNE 6, 2003
RECORDED - AS DOCUMENT NUMBER - AND FURTHER DESCRIBED AS: A
PART OF THE FOLLOWING TWO DEED TRACTS OF A PART OF SECTIONS
10 AND 11, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS : COMMENCING AT THE
INTERSECTION OF THE CENTER LINE OF STATE ROUTE 31 WITH A
LINE 396 . 0 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE
OF THE NORTH HALF OF SECTION 11 AS AFORESAID; THENCE
NORTHEASTERLY ALONG SAID CENTERLINE OF STATE ROUTE 31 A
DISTANCE OF 648 . 2 FEET FOR THE PLACE OF BEGINNING: THENCE
CONTINUING NORTHEASTERLY ALONG SAID CENTER LINE OF STATE
ROUTE 31 A DISTANCE OF 273 . 2 FEET TO THE SOUTHERLY RIGHT OF
WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC
RAILWAY; THENCE NORTHWESTERLY AND WESTERLY ALONG THE
SOUTHERLY RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILWAY A DISTANCE OF 2831 . 0 FEET TO A
POINT IN A LINE 543 . 18 FEET WEST OF AND PARALLEL WITH THE
EAST LINE OF SECTION 10, TOWNSHIP AND RANGE AFORESAID;
THENCE SOUTHERLY ALONG SAID PARALLEL LINE A DISTANCE OF
745 . 5 FEET TO THE NORTHERLY RIGHT OF WAY LINE OF THE
CHICAGO AND NORTHWESTERN RAILWAY; THENCE SOUTHEASTERLY
ALONG THE NORTHERLY RIGHT OF WAY LINE OF THE CHICAGO AND
rik NORTHWESTERN RAILWAY A DISTANCE OF 1638 FEET MORE OR LESS
TO A POINT IN A LINE DRAWN FROM THE PLACE OF BEGINNING, AND
BEING PARALLEL WITH THE SOUTH LINE OF THE NORTH HALF OF
3
" SECTION 11 AS AFORESAID; THENCE EASTERLY PARALLEL WITH THE
SOUTH LINE OF THE NORTH HALF OF SAID SECTION 11 A DISTANCE
OF 973 . 3 FEET TO THE PLACE OF BEGINNING. EXCEPTING THERE
FROM THE RIGHT OF WAY OF STATE ROUTE 31, BEING A STRIP OF
LAND 40 FEET WIDE LYING WEST OF THE CENTER LINE, BEING
SITUATED IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS . TOGETHER
WITH A PART OF SAID SECTIONS 10 AND 11, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING THE
NORTHEASTERLY 25 FEET OF THE FORMER 75 FEET RIGHT OF WAY OF
THE CHICAGO AND NORTHWESTERN RAILWAY, LYING NORTH OF THE
SOUTH LINE OF THE ABOVE TRACT EXTENDED WEST, BEING A LINE
DRAWN FROM THE PLACE OF BEGINNING AND BEING PARALLEL WITH
THE SOUTH LINE OF THE NORTH 1/2 OF SECTION 11, AND
SOUTHWESTERLY, SOUTHEASTERLY AND ADJACENT TO THE TRACT
AFORESAID, IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS . SAID
EASEMENT PARCEL IS FURTHER DESCRIBED AS FOLLOWS : COMMENCING
AT THE INTERSECTION OF THE CENTER LINE OF STATE ROUTE 31
WITH A LINE 396 . 0 FEET NORTH OF AND PARALLEL WITH THE SOUTH
LINE OF THE NORTH HALF OF SECTION 11 AS AFORESAID; THENCE
NORTHEASTERLY ALONG SAID CENTER LINE OF STATE ROUTE 31 A
DISTANCE OF 648 .2 FEET; THENCE PARALLEL WITH THE SAID SOUTH
LINE OF THE NORTH HALF OF SECTION 11 AFORESAID NORTH 89
DEGREES 41 MINUTES 40 SECONDS WEST FOR 41 . 72 FEET TO THE
WESTERLY 40 FEET RIGHT OF WAY LINE OF STATE ROUTE 31 FOR
THE PLACE OF BEGINNING OF THE EASEMENT PARCEL; THENCE
NORTHERLY ALONG THE SAID WESTERLY RIGHT OF WAY LINE, ALONG
AN ARC OF A CURVE CONCAVE TO THE WEST HAVING A RADIUS OF
2163 . 89 FEET FOR 61 . 36 FEET WITH THE CHORD BEARING NORTH 12
DEGREES 21 MINUTES 49 SECONDS EAST TO A POINT ON A LINE
THAT LIES 60 . 00 FEET NORTH OF THE POINT OF BEGINNING AND
PARALLEL WITH THE SAID SOUTH LINE OF THE NORTH HALF OF
SECTION 11 AFORESAID; THENCE ALONG THE LAST SAID PARALLEL
LINE NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST FOR 323 . 00
FEET; THENCE NORTH 35 DEGREES 56 MINUTES 49 SECONDS WEST
FOR 70 . 73 FEET; THENCE SOUTH 23 DEGREES 09 MINUTES 10
SECONDS WEST FOR 127 . 00 FEET TO A LINE BEARING NORTH 89
DEGREES 41 MINUTES 40 SECONDS WEST DRAWN FROM THE PLACE OF
BEGINNING AND BEING PARALLEL WITH THE SAID SOUTH LINE OF
THE NORTH HALF OF SECTION 11 AFORESAID; THENCE SOUTH 89
DEGREES 41 MINUTES 40 SECONDS EAST ALONG SAID PARALLEL LINE
FOR 401 . 32 FEET TO THE PLACE OF BEGINNING, IN ELGIN
TOWNSHIP, KANE COUNTY 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 890 North State Street 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
4
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 A[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, and in substantial conformance with the Statement of
Purpose and Conformance, submitted by Robert Wielondak,
dated June 17, 2003 . The following enumerated "land uses"
[SR] abe the only land uses allowed as a "permitted
/sue use" Ti ;'[SR] , as a "conditional use" [SRI , in the GI General
Industrial District :
5
A. Permitted Uses. The following enumerated land uses
shall be the only land uses allowed as a permitted
use in this PGI Planned 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 . Offices and clinics of dentists (802) .
6 . Offices and clinics of doctors of medicine
(801) .
7 . 0ffices and clinics of doctors of osteopathy
(803) .
8 . Offices and clinics of other health
practitioners (804) .
9 . Trucking services (421) .
Miscellaneous Uses Division.
10 . "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.
11 . "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.
12 . "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.
13 . "Refuse collection area" [SR] .
14 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
15 . "Temporary uses" [SR] (UNCL) .
16 . "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.
eimik 17 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the GI General Industrial
6
eft 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 this PGI Planned General
Industrial District :
Transportation, Communication and Utilities
Division.
1 . "Conditional commercial antennas and antenna
structures mounted on existing structures" [SR]
(UNCL) .
2 . "Conditional Commercial Antenna Tower" [SR]
(UNCL) .
3 . "Other satellite dish antennas" [SR] (UNCL) .
4 . Pipelines, except natural gas (461) .
5 . "Treatment, transmission and distribution
facilities : equipment, equipment buildings,
towers, exchanges, substations, regulators" [SR]
(UNCL) .
Miscellaneous Uses Division.
6 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50 , Signs .
7 . "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 .
8 . "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 .
9 . "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 .
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 Robert Wielondek, and
dated June 17, 2003 .
7
elbk 2 . Substantial conformance to the Site Plan submitted
by Robert Wielondek, dated July 7 , 2003 .
3 . Substantial conformance to the Landscape Plan
prepared by Wehler - Peterson and Associates, Ltd. ,
and dated June 23 , 2003 .
4 . Substantial conformance to the Building Elevations,
submitted by Robert Wielondek, dated June 25, 2003 .
5 . Substantial conformance to the Proposed Monument
Sign Exhibit . The monument sign shall not exceed 80
square feet in total surface area.
6 . The existing chain link fence shall be removed from
the Bank of Elgin site, and from the area adjacent
to the Bank of Elgin site along the southern
property line
7 . 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,
eft 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 .
8
•
egi` 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.
E Schock, Mayor
Presented: July 23, 2003
Passed: July 23, 2003
Vote : Yeas : 6 Nays : 0
Recorded: July 24 , 2003
Attest :
)&19.34,(g_ iike,c144,--
Dolonna Mecum, City Clerk
eft
9
July 7, 2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 35-03 Requesting a Map Amendment from GI General Industrial District
to PGI Planned General Industrial District to Permit the Construction of aNew Commercial Building
in the ARC Arterial Road Corridor Overlay District;Property Located at 890 North State Street,By
Bank of Elgin, as Applicant, and Bloomingdale Bank and Trust, as Owners.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
eik Intended Use: Banking Facility with a Drive Through Facility and Offices
Property Location: 890 North State Street
Applicant: Bank of Elgin
Owner: Bloomingdale Bank and Trust
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)
F. Statement of Purpose and Conformance (see attached)
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
BACKGROUND
An application has been filed by Bank of Elgin requesting a map amendment from GI General
Industrial District to PGI Planned General Industrial District to permit the construction of a new
commercial building in the ARC Arterial Road Corridor Overlay District(reference Exhibits A,B,
C, D, and E).
The developer is proposing to construct a new four-story masonry commercial building on the site.
The site contains 3.46 acres of land, and is currently improved with a single story office building,
which will be demolished.A bank with a drive-through facility is proposed for the ground floor,with
three floors of office space above the bank.The applicant is also proposing an accessory building on
the property which will be used to process and store waste paper from the bank located on the
property and other banks affiliated with the new Bank of Elgin(reference Exhibits F, G, and H).
The property is located within the ARC Arterial Road Corridor District, and therefore requires
planned development approval. Additionally, drive through facilities require planned development
approval in the GI General Industrial District.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 35-03 on July 7, 2003. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors were
present. The Community Development Group submitted a Map Amendment Review,dated June 25,
2003.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
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.
*4)
2
Finding of Fact Planning and Development Commission
Petition 35-03 July 7,2003
The subject property is an irregularly shaped parcel containing approximately 3.46 acres of
land.The subject property is improved with a masonry office building,chain link fence,and
a paved 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 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
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 west side of State Street, and south of the Chicago -
Milwaukee Railroad line. State Street is an arterial road which serves the areas of the city
located west of the Fox River.
Access to the property will be provided from the existing signalized intersection located on
the subject property. Parking will be provided in conformance with the off street parking
ordinance.
The traffic patterns of the proposed use should be examined to determine if a deceleration
lane should be constructed for southbound State Street traffic which will enter the site.
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:
3
•
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003 4
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
1992 M-2 General Manufacturing District
Present GI General Industrial District
The subject property was annexed to the City of Elgin in 1968 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
developed with the Chicago—Milwaukee Rail line.
The areas to the east and south of the subject property is zoned CI Commercial Industrial
District and is developed with a commercial use.
The area west of the subject property is zoned GI General Industrial District and is
developed with the Chicago Rawhide facility, an industrial 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 area surrounding the subject property has developed with industrial and commercial
uses.
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.
4
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003
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.
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.
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, and an ARC Arterial Road Corridor District.
The proposed planned development is in substantial conformance with the purpose and intent
of the planned development and arterial road corridor provisions. The new bank and drive
through facility will provide an increased level of service to the surrounding community.
Architectural details have been incorporated into the design of this masonry building, and
will therefore be considered an aesthetic amenity in the North State Street corridor.
5
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003
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 a banking facility and offices.
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
4.14)
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.
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 purpose of comparison, the most
similar zoning district is the GI General Industrial District. The applicant is requesting the following
departure from the standard requirements of the GI District:
19.40.335(E.1.b)-Interior Setback. In the GI General Industrial District,a building must
be setback a minimum of 27 feet from an interior lot line. The proposed storage building is
setback 15 feet from the northern interior lot line (a 44% departure).
6
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003
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 new banking facility represents a significant investment in
the North State Street corridor. This new building will enhance the image of the
highly traveled gateway into the city.
2. Zoning District. The proposed planned development is in substantial conformance
with the purpose and intent of the planned development and arterial road corridor
provisions.The new bank and drive through facility will provide an increased level of
service to the surrounding community.Architectural details have been incorporated
into the design of this masonry building,and will therefore be considered an aesthetic
amenity in the North State Street corridor.
3. Internal Land Use. 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.
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 approval of Petition 35-03. On a motion
to recommend approval, subject to the following conditions, the vote was six (6)yes, and zero (0)
no:
1. Substantial conformance to the Statement of Purpose and Conformance,prepared by
Robert Wielondek, and dated June 17, 2003.
2. Substantial conformance to the Site Plan submitted by Robert Wielondek,dated July
7, 2003.
7
•
Finding of Fact Planning and Development Commission
Petition 35-03 July 7, 2003
41)
3. Substantial conformance to the Landscape Plan prepared by Wehler—Peterson and
Associates, Ltd., and dated June 23, 2003.
4. Substantial conformance to the Building Elevations,submitted by Robert Wielondek,
dated June 25, 2003.
5. The existing chain link fence shall be removed from the Bank of Elgin site.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 35-03 was adopted.
t J ' (i •
eorge • Pf, Chai off 4P
PlannintWd Development Commission
a1
u n Pruss, Secretary
Planning and Development Commission
•
•
8