G92-03 rik Ordinance No . G92-03
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A USED MERCHANDISE STORE
IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(620 Wing Street)
WHEREAS, written application has been made for a conditional
use for a used merchandise store in the PGI Planned General
Industrial District at 620 Wing Street; and
WHEREAS, the Zoning and Subdivision Hearing Board conducted a
public hearing after due notice by publication and has submitted
its findings of fact and recommended approval ; and
WHEREAS, the City Council of the City of Elgin concurs in the
findings and recommendation of the Zoning and Subdivision Hearing
Board.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS :
Section 1 . That the City Council of the City of Elgin hereby
emk adopts the Findings of Fact, dated October 6 , 2003 , made by the
Zoning and Subdivision Hearing Board, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use for a planned development
to permit the establishment of a used merchandise store in the PGI
Planned General Industrial District at 620 Wing Street and legally
described as follows :
THAT PART OF LOT 9, EXCEPT THE WESTERLY 96 . 00 FEET,
AND LOT 32 , IN THE PLAT OF "SEARS ADDITION TO ELGIN" ,
BEING A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF
SECTION 11, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, RECORDED AT THE RECORDERS OFFICE OF
KANE COUNTY MAY 21ST, 1889 PER DOCUMENT NO. 23279,
SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND
CONTAINING 96 , 965 . 074 SQUARE FEET MORE OR LESS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose and Conformance, prepared by Senior Services
Associates, Inc .
rft.
e2 . Substantial conformance to the proposed floor
plan submitted by Senior Services Associates, Inc . , dated
September 26, 2003 .
3 . Substantial conformance to the letter submitted
by Beth McClory and dated September 27, 2003 .
4 . Compliance with all other applicable codes and
ordinances .
Section 3 . That the conditional use granted herein shall
expire if not established within one year from the date of passage
of this ordinance .
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by law.
ioOf ,o07
Ed ScFi"ock, Mayor
Presented: November 5 , 2003
Passed: November 5, 2003
eft. Omnibus Vote : Yeas : 6 Nays : 0
Recorded: November 6, 2003
Published:
Attest :
Dolonna Mecum, City Clerk
r
October 6, 2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 49-03 Requesting an Amendment to a PGI Planned General Industrial
District (Ordinance No. G29-00) to Add Used Merchandise Stores as a Conditional Use and
Requesting a Conditional Use to Permit the Operation of a Used Merchandise Store; Property
Located at 620 Wing Street, by Senior Services Associates, Inc., as Applicant, and Well Child
Center, as Owner.
GENERAL INFORMATION
Requested Action: Amendment to Ordinance and Conditional Use Approval
Current Zoning: PGI Planned General Industrial District
elk Intended Use: Used Merchandise Store in Existing Office Building
Property Location: 620 Wing Street
Applicant: Senior Services Associates, Inc.
Owner: Well Child Center
Staff Coordinator: Janice Ward, Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
tow E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Exhibit A
Finding of Fact Planning and Development(PI' Petition 49-03 October 6, 2003
G. Draft PGI District Ordinance (see attached)
H. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Senior Services Associates, Inc. requesting an amendment to
Ordinance G29-00 to add used merchandise stores as a conditional use, and requesting conditional
use approval for a used merchandise store at 620 Wing Street(reference Exhibits A,B, C,D, and E).
Senior Services Associates, Inc. is proposing to establish a resale store operation within the existing
620 Wing Street building. The applicant is proposing to use 6,700 square feet of interior building
space adjacent to the loading dock and north entrance. The building entrance will be modified to
enhance security and aesthetics. The existing floor plan will remain and will be used for product
display and business transactions. A drop-off area for donations will be provided at the loading dock
(located at the north building entrance). Donations can only be dropped off Monday through Friday,
8:30 a.m.to 5:30 p.m. Clothing,household items, seasonal decorations,toys and small furniture will
be accepted. Larger appliances such as washers, dryers, stoves and refrigerators will not be accepted
( at this site (reference Exhibits F, G, and H).
The requested amendment to Ordinance No. G29-00 requires planned development approval.
Additionally, the request to operate the used merchandise store as a conditional use in the PGI
Planned General Industrial District requires planned development approval. It should be noted that
Ordinance No. G29-00 governs property located at 500-513 Bird Street, 513 North Crystal Street
and 620, 634, 646 and 672 Wing Street. The inclusion of this land use within the conditional use list
will permit the owner of any property governed by this ordinance to request a similar action through a
public hearing process.
FINDINGS
After due notice, as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 49-03 on October 6, 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 an Amendment to Ordinance and Conditional Use
Approval, dated September 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.
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Finding of Fact Planning and Development Commission
Petition 49-03 October 6, 2003
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
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 Wing Street, west of State Street. Wing Street is a
collector street and State Street is an arterial street that serves the areas of the city located
west of the Fox River. Access to the property is provided from Wing Street. Parking is
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 G Industrial District
1950 G Industrial District
1960 G Industrial District
1962 B4 General Business District
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Finding of Fact Planning and Development Commission
e■ Petition 49-03 October 6, 2003
1992 B4 General Business District
Present PGI Planned General Business District
The subject property was rezoned to PGI Planned General Business District as part of the
Comprehensive Amendment to the Zoning Ordinance in 1995.
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 areas north, west and south of the subject property are zoned RC3 Residence
Conservation District and are developed primarily with single family residential land uses.
The area to the east and southeast of the subject property is zoned CI Commercial Industrial
District and is developed with commercial uses. Union Pacific Railroad tracks are directly
adjacent to the subject property on the east.
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 developed with commercial and residential 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.
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 19.40.700 Planned Industrial Districts and 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
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Finding of Fact Planning and Development Commission
rift Petition 49-03 October 6, 2003
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.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent of a PGI Planned General Industrial
District.
The proposed use conforms to the purpose and intent of the existing PGI District and
provides a new source for reasonably priced used products. The merchandise would be
available to clients that utilize the services at the Well Child Center building and to the
general community.
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 a"Transportation Corridor"in the 1983 Comprehensive
Plan. This designation represents major arterials in the city and adjacent land uses.
Development within a corridor may be higher in intensity and dependent on factors such as
design compatibility with adjacent and surrounding land uses,the development potential of
the area,and natural environmental factors.The proposed use is consistent with this land use
designation.
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
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Finding of Fact Planning and Development Commission
r.. Petition 49-03 October 6, 2003
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.
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 proposed used merchandise store will be available to over
8,000 families that are served annually by the agencies located within the Wing Street
building. The used merchandise store will provide reasonably priced necessities and
products,thereby providing a public benefit. Clients will be able to purchase goods
during the same trip in which they receive social services.
2. Zoning District. The proposed use is in substantial conformance with the purpose
and intent of the planned development and PGI Planned General Industrial District.
The proposed used merchandise store will be located in previously unused office
space. An existing loading dock and rear entrance are conducive to this proposed
activity.
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.
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Finding of Fact Planning and Development Commission
rib Petition 49-03 October 6, 2003
RECOMMENDATION
The Planning and Development Commission recommends approval of Petition 49-03. 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
Senior Services Associates, Inc.
2. Substantial conformance to the proposed floor plan submitted by Senior Services
Associates, Inc., dated September 26, 2003.
3. Substantial conformance to the letter submitted by Beth McClory and dated
September 27, 2003.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 49-03 was adopted.
6,, i y in
George Wol ' hairma `r
Planning an:'i evelopment Commission
i ,/ / . /.1 au en Pruss, Secretary
Pla ing and Development Commission
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