G81-04 •. Ordinance No. G81-04
AN ORDINANCE
GRANTING A MAP AMENDMENT TO THE EXISTING
PGI PLANNED GENERAL INDUSTRIAL DISTRICT, BY PROVIDING A SPECIFIC
PLANNED DEVELOPMENT ORDINANCE
(198 North Edison Avenue)
WHEREAS, written application has been made for a map amendment to the existing PGI
Planned General Industrial District, by providing a specific planned development ordinance; and
WHEREAS, the Planning and Development Commission 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 Planning and Development Commission.
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 August 2, 2004, 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 I 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 Office Research Industrial
District the following described property:
Lots 1 and 2 and the northerly 27.0 feet of lot 30 all in block 2 of Theo F. Swan's
Subdivision of part of the east%2 of section 15,township 41 north,range 8 east of the
third principal meridian, in the city of Elgin, Kane County, Illinois (property
commonly known as 198 North Edison Avenue).
Section 3. That the City Council of the City of Elgin hereby grants the map amendment to
the existing PGI Planned General Industrial District, by providing a specific planned development
ordinance for the property commonly known as 198 North Edison Avenue, and legally described
above, which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of this PGI Planned General Industrial District is to
provide an alternate planned industrial environment for those industrial uses that do not
require the location or environment of an ORI Zoning District. This PGI Zoning District is
elu.► 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 within this ordinance 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 EMC. 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 EMC,as may
be amended from time to time.
D. Zoning Districts Generally. In this PGI District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.07,Zoning Districts of the EMC,
as may be amended from time to time.
E. Location and Size of Districts. Planned industrial districts should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to constitute
a separate planned industrial 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. No departure from
the required minimum size of a planned industrial district shall be granted by the City
Council.
F. Land Use. In this PGI District, the only land uses allowed shall be SIC 1751 Carpentry
Work — Contractors, and SIC unclassified — Offices, in substantial conformance with the
Statement of Purpose and Conformance submitted by David Wayne Carpentry Contractor's,
and dated June 15, 2004
G. Site Design. In this PGI District, the site design regulations shall be as required in the GI
District,pursuant to Chapter 19.40.335 Site Design, of the EMC, as maybe amended from
time to time. The development of land and structures shall be in substantial conformance
with the following:
1. Substantial conformance to the Statement of Purpose and Conformance,submitted by
David Alexander, and dated June 15, 2004.
2. Substantial conformance to the Development Plan, consisting of the Parking Plan,
Landscape Plan,Building Elevations including the Staff Recommendation for Edison
and Highland Avenue, and Floor Plans, prepared by Professional Design and
Associates, Inc., and date stamped July 22, 2004, with revisions as required by the
Community Development Group.
3. The overhead door on Highland Avenue is to be removed, as replaced with a new
3'x7' service door, painted to compliment the building.
4 Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PGI District,off street parking shall be subject to the provisions
of Chapter 19.45, Off Street Parking, of the EMC, as amended.
I. Off-Street Loading. In this PGI District,off street loading shall be subject to the provisions
of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PGI District,signs shall be subject to the provisions of Chapter 19.50,Signs of
the Elgin Municipal Code, 1976, as amended.
K. Amendments. In this PGI District, application for text and map amendments shall be
subject to the provisions of Chapter 19.5 5,Amendments.A text and map amendment may be
requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PGI zoning district authorize such an application.
L. Planned Developments. . In this PGI zoning district,the use and development of the land
and structures shall be subject to the provisions of Chapter 19.60,Planned Developments of
the Elgin Municipal Code, 1976, as amended. A conditional use for a planned development
may be requested by an individual lot or property owner for a zoning lot without requiring an
amendment to this PGI zoning district and without necessitating that all other property
owners in this PGI zoning district authorize such an application.
M. Conditional Uses. In this PGI zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976,as amended.A conditional use may be requested by an individual lot
or property owner for a zoning lot without requiring an amendment to this PGI zoning
district and without necessitating that all other property owners in this PGI zoning district
authorize such an application.
N. Variations. In this PGI District,the use and development of the land and structures shall be
subject to the provisions of Chapter 19.70,Variations of the Elgin Municipal Code, 1976,as
amended. Any of the requirements of this ordinance may be varied by petition of a lot or
property owner for a zoning lot without requiring an amendment to this PGI zoning district
and without necessitating that all other property owners in this PGI zoning district authorize
such an application.
O. Subdivisions—Generally. The subdivision of the subject property and development thereof
shall comply with the subdivision regulations of the city,as amended,and the Plat Act of the
State of Illinois.
P. 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 of the Elgin Municipal Code, 1976,as amended.
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: September 22, 2004
Passed: September 22, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 23, 2004
Published:
Attest:
W'
Dolonna Mecum, City Clerk
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August 16, 2004
•
e' FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 45-04 Requesting an Amendment to an Existing PGI Planned General
Industrial District by Providing a Specific Planned Development Ordinance for Property Located at
198 Edison Street;by David Wayne Carpentry Contractors as Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: PGI Planned General Industrial District
Proposed Zoning: PGI Planned General Industrial District with a Specific PGI Ordinance
Existing Use: Industrial
e")
Property Location: 198 North Edison Avenue
Applicant/Owner: David Wayne Carpentry Contractors
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)
G. Correspondence (see attached)
H. Draft PGI Ordinance (see attached)
Exhibit A
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Findings of Fact Planning and Development Commission
Petition 45-04 August 16, 2004
BACKGROUND
An application has been filed by David Wayne Carpentry Contractors requesting an amendment to an
existing PGI Planned General Industrial District by providing a specific planned development
ordinance. The property is located at 198 Edison Street(see Exhibits A,B, C,D, and E).
The applicant is proposing to establish a carpentry contractor's business on the subject property.The
zoning ordinance requires that a specific planned development ordinance be created prior to a change
in use of the subject property.The applicant is proposing to construct a building addition to enclose
the area currently used as a loading dock,make improvements to the facade of the existing building,
and to add fencing and landscaping to the site as part of the planned development process (see
Exhibits F, G, and H).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 45-04 on August 16,2004. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Public testimony was
r presented. The Community Development Group submitted a Map Amendment Review, dated
August 11,2004:
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 16,495 square
feet of land. The property is currently developed with a masonry building and paved vehicle
use areas.
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 property will be served by municipal sanitary sewer, storm sewer, and water services.
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.
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Findings of Fact Planning and Development Commission
Petition 45-04 August 16, 2004
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 intersection of Highland Avenue and North Edison
Avenue. Highland Avenue is an arterial road serving the west side of Elgin.North Edison
Avenue is a collector road serving the adjoining residential and commercial uses.
Off 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: Out of City
1950: Out of City
r , 1960: "D"Commercial District
1962: "B-3" Service Business District
1992: M1 Limited Manufacturing District
Present: PGI Planned General Industrial District
ARC Arterial Road Corridor Overlay District
The subject property was annexed to the City of Elgin in 1954. In 1992,the property was
rezoned from M1 Limited Manufacturing District to PGI Planned General Industrial District.
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 to the north and west are zoned RC2 Residence Conservation District. The areas
northeast and east are zoned CF Community Facility District and are developed with a
church and a parking lot. The area to the south of the property is zoned PGI Planned General
Industrial and is developed with a light industrial use.
/l■ 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.
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• Findings of Fact Planning and Development Commission
Petition 45-04 August 16,2004
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 a mature section of the city where residential,
commercial and industrial uses have located in close proximity. The subject property was
developed prior to annexing to the City of Elgin. The proposed use is'consistent with the
existing businesses within the immediate area.
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 Chapter 19.60, Planned Developments.
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 subject property is located within an area where commercial, industrial, community
facility and residential uses have located in close proximity to each other. As a result of a
comprehensive amendment to the zoning ordinance in 1992, this property was zoned PGI
Planned General Industrial in order to give the city greater control of the use of the subject
property. The subject property is considered non-conforming with respect to site design
regulations of the current zoning ordinance. The applicant is proposing to make
improvements to the site which will bring the site into closer conformance with the site
design requirements of the current zoning ordinance. These improvements will provide a
buffer between the residential properties to the west,and also improve the aesthetic appeal of
the property.
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 may be suitable for the intended zoning district with respect
to the Comprehensive Plan Standard.
The subject property is designated as"Transportation Corridor,"by the 1983 Comprehensive
Plan. While the proposed map amendment is not entirely in conformance with this
designation, the applicant is making improvements to the property and will be providing a
buffer between dissimilar land uses.
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Findings of Fact Planning and Development Commission
Petition 45-04 August 16, 2004
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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.
Positive Attributes. The applicant is proposing to make improvements to the façade of the
existing building, and to add fencing and landscaping to the site as part of the planned
development process. The use of the subject property will be tied to a specific planned
development ordinance which will ensure that the use of the property is in accordance with a
specific set of approved plans.
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 hereby recommends the approval of Petition 43-04.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,submitted by
David Alexander, and dated June 15, 2004.
2. Substantial conformance to the Development Plan, consisting of the Parking Plan,
Landscape Plan,Building Elevations including the Staff Recommendation for Edison
and Highland Avenue,Left Elevation,Rear Elevation,and Floor Plans,prepared by
Professional Design and Associates, Inc., and date stamped July 22, 2004, with
revisions as required by the Community Development Group.
3. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 43-04 was adopted.
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Findings of Fact Planning and Development Commission` '
Petition 45-04 August 16, 2004
/Jo t uribut, 1411-1
airman
Planning and Development Commission
J and Secretary (�
Planning and Development Commission
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