G70-04 ' Ordinance No. G70-04
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
TO PERMIT THE ESTABLISHMENT OF A RECYCLING CENTER YARD AND THE
CONSTRUCTION OF A BUILDING ADDITION IN THE
CI COMMERCIAL INDUSTRIAL DISTRICT
(660 Schiller Street)
WHEREAS, written application has been made for a conditional use for a planned
development which will allow for the establishment of a recycling center yard and the construction
of a building addition to be used as a recycling center within the CI Commercial Industrial District
at 660 Schiller 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
/r. ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated May 19, 2004, made by the Zoning and Subdivision Hearing Board, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a conditional use for a planned development which will allow for the
establishment of a recycling center yard and the construction of a building addition to be used as a
recycling center within the CI Commercial Industrial District at 660 Schiller Street and legally
described as follows:
Lot 1: Lot 1 in Block VII of West Park Addition to Elgin, in the City of Elgin,
Kane County, Illinois (property commonly known as 653 Crystal Street, Elgin, IL
60123).
Lot 2: Lot 2, in Block VII of West Park Addition, in the City of Elgin, Kane
County, Illinois (property commonly known as 653 Crystal Street and 660 Schiller
Street, Elgin, IL 60123).
Lot 3: Lot 3, in Block VII of West Park Addition, in the City of Elgin, Kane
County, Illinois.
Lot 4: That part of the Northeast quarter of the Southwest quarter of section 11,
township 41 North, Range 8 east of the third principal meridian bounded and
described as follows: Beginning at a point on the North line of Schiller Street,
distant 50 feet Southwesterly, measured at right angles, from the centerline of the
main track of the Galena and Chicago Union Rail Road Company (now the
Chicago and North Western Transportation Company), as said main track
centerline was originally located and established across said section 11; thence
Northwesterly parallel with said original main track centerline, a distance of
206.34 feet; thence Easterly parallel with the North line of said Schiller Street, to
a point distant 30 feet Southwesterly, measured at right angles, from the centerline
of the main track of the Chicago and North Western Transportation Company, as
said main track is now located; thence Southeasterly parallel with said last
described main track center line, a distance of 206 feet, more or less, to a point on
the North line of said Schiller Street; thence Westerly along said North line of
Schiller Street to the point of beginning; all in the City of Elgin, Kane County,
Illinois
be and is hereby granted subject to the following conditions:
1. The recycling yard shall be limited to the storage of recycled materials.
2. There shall be no collection or processing of used products and materials out of
doors.
3. Substantial conformance to the Site Grading Plan: Lots 1-3, prepared by Land
Technology, dated July 1, 2004, final revision August 3, 2004.
4. Substantial conformance to the Preliminary Landscape Plan, prepared by Manhard
Consulting, Ltd., dated March 23, 2004, final revision June 2, 2004, subject to the
provision of a 100% screening hedge along the western edge of the Crystal Street
parking area.
5. Substantial compliance with the Statement of Purpose and Conformance, prepared
by Scott Richmond, dated April 6, 2004.
6. Substantial conformance to the building elevations titled Sorting Addition for
Elgin Recycling, prepared by Building Systems, Inc. and Belles Firm of
Architecture, dated July 27, 2004.
7. Stabilization of the grade change on the east side of the property with a stone
retaining wall.
8. Removal of the existing accessory structure on the eastern edge of the property
and construction of a uniform eight (8) foot high linear fence line along the
eastern edge of the subject property.
9. Replacement of the existing sign with a monument style sign as approved by the
rik Community Development Department.
10. Compliance with all other applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within two
years 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.
Ed Schock, Mayor
Presented: August 11, 2004
Passed: August 11, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: August 12, 2004
Published:
Attest:
c4jeoht."Q___ Al2-Gas,--
Dolonna Mecum, City Clerk
May 19, 2004
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 32-04 Requesting a Conditional Use for a Planned Development to
Permit the Establishment of a Recycling Center Yard and Construction of an Addition to the
Existing Building in CI Commercial Industrial District, Property Located at 660 Schiller Street;
by Robert Conroy, as Applicant and Owner.
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: CI Commercial Industrial District
Existing Use: Recycling Center
el" Proposed Use: Recycling Center Yard
Property Location: 660 Schiller Street
Applicant/ Owner: Robert Conroy
Staff Coordinator: Jan Ward, Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Photographs of Site (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Site Development Plan (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
H. Public Response Forms (see attached)
BACKGROUND
An application has been filed by Robert Conroy requesting conditional use for a planned
development in CI Commercial Industrial District to permit the establishment of a recycling
center yard. The subject property is located at 660 Schiller Street (reference exhibits A through
E).
The applicant proposes to establish a recycling center yard for the continued operation of a
recycling facility. The construction of a 3,000 square foot building addition to an existing 6,000
square foot building is proposed. A commercial operations yard and parking lot are proposed for
the northwest portion of the site and will be enclosed by an 8 foot high solid wood fence.
Landscaping will be provided around the fence perimeter. Additional on-site parking spaces on
the eastern portion of the site are proposed. Conditional use approval must be granted prior to
the establishment of a recycling center yard at the subject property (reference exhibits F through
H).
FINDINGS
eft' After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 32-04 on May 19, 2004. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors spoke at
the public hearing. Written correspondence has been received. The Community Development
Group submitted a Planned Development Review, dated May 14, 2004.
The Community Development Group 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 an irregularly shaped parcel containing approximately 34,137
square feet (0.78 acres). This property is improved with a 6,000 square foot steel
commercial building and a parking area consisting of seven parking spaces. A 2-story
single family residence with detached garage is also located on the subject property. The
subject property is relatively flat and without any significant natural features. The eastern
edge of the property is at the top of a slope that leads downward to the Union Pacific
Railroad tracks and continues to State Street.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
elk
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 by municipal water and sanitary sewer services. Storm
water is controlled in accordance with all applicable codes and ordinances.
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 northeast corner of Crystal Street and Schiller
Street, which are local roads. The property is west of State Street (State Route 31) which
is a major arterial road that serves the west side of Elgin.
Off street parking will be provided in conformance with the zoning 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 existing development on the subject property, and in the area immediately
surrounding the subject property. The subject property has been zoned as follows for the
years listed:
The subject property has been zoned as follows for the years listed:
1927: G Industrial
1950: G Industrial
1960: G Industrial
1961: G Industrial
1962 M1 Limited Manufacturing
1992: B-4 Business, General Service District
Present: CI Commercial Industrial District
The subject property has been consistently zoned for a business or industrial land use.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
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.
A mix of land uses exist in the area surrounding the subject property. The area to the
west of the subject property is zoned RC3 Residence Conservation District and is
primarily developed with single family homes. Although the property directly north of
the subject property is zoned CI Commercial Industrial District, it is developed with
single family homes.
The area south of the subject property is zoned PGI Planned General Industrial District
and the property east of the subject property is zoned CI Commercial Industrial District.
The Union Pacific Railroad tracks are 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.
elm6' 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 recycling facility is located within an existing pattern of industrial development
along the west side of State Route 31 and is on the periphery of a residential
neighborhood directly to its west. The subject property borders the Union Pacific
Railroad tracks to the east and Kinney Electric Company to the south.
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 CI Commercial Industrial District is to provide for an
existing pattern of development in which certain commercial and industrial uses have
located together.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
The establishment of a recycling center yard in this zoning district is consistent with the
purpose and intent of the CI District in that the proposed use is located in an existing
pattern of industrial development west of State Route 31.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
H. Conditional Use for a Planned Development Standard. The suitability of the subject
property for the intended conditional use for a planned development with respect to
conformance to the provisions for the purpose and intent of planned developments.
No conditional use for a planned development should be granted for the sole purpose of
introducing a land use not otherwise permitted on the subject property. The purpose and
intent of the provisions for planned developments is to accommodate unique
development situations. For planned developments as a conditional use, the planned
development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. The public benefit realized by the establishment of the planned development is
greater than if the property were to remain subject to the standard requirements of
the zoning district in which it is located.
3. Extraordinary conditions or limitations governing site design, function, operation,
and traffic are imposed on the planned development.
Findings: The subject property is suitable for the intended conditional use for a planned
development with respect to conformance to the purpose and intent of a conditional use
for a planned development.
The establishment of a recycling center yard at this location is allowable as a conditional
use. The proposed use represents an opportunity to continue to serve residents and
businesses in the area.
Comprehensive Plan. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is located in an area which is designated as urban residential/village
by the Official Comprehensive Plan of Elgin (1983). This designation contains diverse
housing types and densities within the context of urban neighborhoods and urban
villages.
The proposed recycling center yard is located on the periphery of a mature residential
neighborhood and is adjacent to another industrial land use on the south.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
J. 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 zoning district with respect to
the Natural Preservation Standard.
The subject property contains no significant natural features. The eastern edge of the
property line begins a downward slope to the Union Pacific Railroad tracks.
K. Internal Land Use Standard. The suitability of the subject property for the area
business zoning classification 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 proposed zoning district with respect to
the internal land use standard.
No evidence has been submitted or found that the proposed 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 AB Area Business District. The applicant is
requesting the following departures from the standard requirements of the AB District:
1. Section 19.90.015 (Fences and Walls: A., 1.) — Required Street Setbacks and Street
Yards. In the CI Commercial Industrial District, the maximum height of a solid wood
fence in a street yard is three (3) linear feet in structure height. The applicant is
proposing an eight (8) foot solid wood fence in the street yard along the western
perimeter of the parking lot and container storage area off Crystal Street.
2. Section 19.90.015 (Fences and Walls: B.) - Required Side Setbacks and Rear
Setbacks. In the CI Commercial Industrial District, the maximum height of a solid wood
fence in side and rear yards is six (6) linear feet in structure height. The applicant is
proposing to extend the eight (8) foot solid wood fence along the northern perimeter of
the parking lot and container storage area to join the existing eight (8) foot fence along
the east property line. The existing fence will be extended south along the east property
line, parallel to the existing building and to a distance equal to the southeast corner of the
existing building.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
3. Section 19.90.015 (Recycling Center Yard: A.) - Location. No recycling center with a
recycling center yard shall be located within one thousand (1,000) linear feet of a
residence conservation district. The applicant is proposing to locate a recycling center
yard within twenty-six (26) feet of a RC3 District.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. Positive Attributes. The applicant is proposing to continue an established
recycling business and is seeking to remediate parking problems that are
impacting neighboring residential properties. The applicant is also proposing to
improve the visual characteristics of the existing building by painting the structure
and proposed addition one consistent color—Birch White. With this
development, the applicant will stabilize the grade change on the east side of the
property with a stone retaining wall. The site will contain an 8 foot high solid
fence and landscaping as a buffer to the adjoining residential district.
2. Trend of Development Standard. The recycling facility is located within an
existing pattern of industrial development along the west side of State Route 31
and is on the periphery of a residential neighborhood directly to its west. The
subject property borders the Union Pacific Railroad tracks to the east and Kinney
Electric Company to the south.
3. Internal Land Use. No evidence has been submitted or found that the proposed
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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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
RECOMMENDATION
The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 32-04.
On a motion to recommend approval, subject to the following conditions, the vote was four (4)
yes and zero (1) no:
1. The recycling yard shall be limited to the storage of recycled materials.
2. There shall be no collection or processing of used products and materials out of
doors.
3. Revisions shall be made to the Development Plan to provide a total of 12 off-
street parking spaces in the following locations:
a. Four (4) parking spaces shall flank the proposed Crystal Street driveway.
An eight (8) foot setback from the western property line shall be provided
with a solid(100%) screen of hedges and trees.
b. Four (4) parking spaces shall be provided within the fenced recycling
center yard on the northwest portion of the subject property.
c. Four (4) parking spaces shall be provided and re-striped along the eastern
property line.
4. Substantial conformance to the Development Plan, prepared by Manhard
Consulting Ltd, comprised of the Preliminary Site Plan and Preliminary
Landscape Plan, dated April 30 2004, with revisions per the Community
Development Department.
5. Substantial compliance with the Statement of Purpose and Conformance, prepared
by Scott Richmond, dated April 6, 2004.
6. Consistent building material (26 gauge steel with galvanized steel walls and
galvalume steel roof) and paint color(Birch White) on the exterior of the addition
and existing building.
7. Stabilization of the grade change on the east side of the property with a stone
retaining wall.
8. Removal of the existing accessory structure on the eastern edge of the property
and construction of a uniform eight (8) foot high linear fence line along the
eastern edge of the subject property.
9. Asphalt pavement on the driveway adjacent to the on-site residence.
10. Replacement of the existing sign with a monument style sign as approved by the
Community Development Department.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 32-04 May 19, 2004
p
11. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval was adopted.
Respectfully submitted:
Jack Roder, Acting Chairman
Zoning and Subdivision Hearing Board
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
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