G84-04 ellbk Ordinance No. G84-04
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM CF COMMUNITY FACILITY DISTRICT TO
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(750 South State Street)
WHEREAS,written application has been made for a map amendment from CF Community
Facility District to PORI Planned Office Research Industrial District, in order to permit the
establishment of a new building; 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 PORI Planned Office Research Industrial
District the following described property:
That part of the southeast quarter of section 23, township 41 north, range 8 east of
the third principal meridian. described as follows: commencing at the intersection
of the west line of the aforesaid southeast quarter of section 23 with the southerly
right of way line of the U.S.Route 20 by—pass;thence south 00 degrees 09 minutes
40 seconds west. along aforesaid west line of the southeast quarter. a distance of
797.77 feet for the point of beginning; thence south 86 degrees 33 minutes 51
seconds east, a distance of 564.68 feet; thence north 03 degrees 31 minutes 48
seconds east, a distance of 820.00 feet to thence south 88 degrees 46 minutes 03
seconds east, along said southerly right of way line, a distance of 1123.09 feet;
thence southeasterly, along said southerly right of way line,being along a curve to
the right, having a radius of 959.76 feet, chord bearing of south 72 degrees 47
minutes 03 seconds east, an arc distance of 208.78 feet;thence south 66 degrees 33
minutes 09 seconds east, along said southerly right of way line, tangent to the last
described curve. a distance of 4.20 feet; thence southeasterly, along said southerly
right of way line,being along a curve to the left,having a radius of 3029.48 feet, c:
bearing of south 70 degrees 50 minutes 57 seconds east, an arc distance of 454.37
feet to the westerly right of way line of state route no. 31; thence south 00 degrees
42 minutes 08 seconds east, along said westerly right of way line, a distance of
188.74 feet; thence south 05 degrees 17 minutes 58 seconds west, along said
westerly right of way line, a distance of 601.06 feet; thence southwesterly, along
said westerly right of way line, being along a curve to the right, having a radius of
3241.17 feet,chord bearing of south 11 degrees 18 minutes 04 seconds west,an arc
distance of 679.01 feet;thence south 21 degrees 43 minutes 17 seconds west,along
said westerly right of way line, a distance of 96.27 feet; thence south 20 degrees 14
minutes 40 seconds west, along said westerly right of way line, a distance of 68.38
feet to a jog in said westerly line; thence north 69 degrees 35 minutes 38 seconds
west,along said jog,a distance of 30.00 feet;thence south 20 degrees 14 minutes 40
seconds west along said westerly right of way line, a distance of 20.00 feet to a jog
in said westerly right of way line; thence south 69 degrees 35 minutes 38 seconds
east,along said jog,a distance of 30.00 feet;thence south 20 degrees 14 minutes 40
seconds west, along said westerly right of way line, a distance of 5.4o feet; thence
south 40 degrees 51 minutes 13 seconds west,along said westerly right of way line a
distance of 49.38 feet; thence south 65 degrees 11 minutes 41 seconds west, along
said westerly right of way line, a distance of 27.00 feet; thence south 22 degrees 31
minutes 54 seconds west,along said westerly right of way line,a distance of 107.73
feet; thence south 28 degrees 49 minutes 52 seconds east, along said westerly right
of way line,a distance of 32.11 feet;thence north 84 degrees 37 minutes 06 seconds
west, a distance of 1110.23 feet to a point hereafter referred to as point"a"; thence
continuing north 84 degrees 37 minutes 06 seconds west, a distance of 557.75 feet;
thence north 86 decrees 41 minutes 37 seconds west,a distance of 344.06 feet to the
aforesaid west line of the southeast quarter of section 23;thence north 00 degrees 09
minutes 40 seconds east,along said west line. a distance of 1165.55 feet to the point
of beginning,excepting therefrom that part of aforesaid southeast quarter of section
23 described as follows: commencing at the aforesaid point "a"; thence north 05
degrees 22 minutes 54 seconds east, a distance of 422.29 feet; thence south 79
degrees 01 minutes 05 seconds east, a distance of 78.55 feet for the point of
beginning of exception;thence north 79 degrees 01 minutes 05 seconds west,along
the last described course and said line extended westerly. a distance of 461.30 feet;
thence north 10 degrees 58 minutes 55 seconds east, a distance of 394.97 feet;
thence south 79 degrees 01 minutes 05 seconds east, a distance of 357.62 feet;
thence south 10 degrees 58 minutes 55 seconds west, a distance of 284.28 feet;
thence south 79 degrees 01 minutes 05 seconds east, a distance of 103.68 feet;
thence south 10 degrees 58 minutes 55 seconds west,a distance of 110.70 feet to the
point of beginning. containing 90.00 acres more or less. also a 66.00 foot wide
ingress. egress, and utility easement over that part of aforesaid southeast quarter of
section 23 described as follows: beginning at aforesaid point"a"; thence north 05
degrees 22 minutes 54 seconds east. a distance of 422.29 feet; thence north 79
degrees 01 minutes 05 seconds west. a distance of 66.32 feet; thence south 05
degrees 22 minutes 54 seconds west, a distance of 428.76 feet to the intersection
with a line that bears north 86 degrees 41 minutes 37 seconds west from the point of
rbeginning of said easement: thence south 86 degrees 41 minutes 37 seconds east,
along said line, a distance of 66.00 feet to the point of beginning of said easement,
situated in the city of Elgin,Kane County,Illinois and containing 90.00 acres more
or less.
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
District to PORI District for the property commonly known as 750 South State Street, and legally
described above, which shall be designed, developed, and operated subject to the following
provisions:
A. Purpose and Intent. The purpose of the PORI Office Research Industrial District is to
provide a planned industrial environment that fosters a sense of place and destination within
a coordinated campus or park setting, subject to the provisions of Chapter 19.60, Planned
Developments. A PORI zoning district is most similar to, but departs from the standard
requirements of the ORI zoning district.
B. Supplementary Regulations. Any word or phrase contained within this ordinance followed
by the symbol "[SRI" 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. hi this PORI 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 PORI 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.
Land Use. In this PORI District,the only land uses allowed shall be those land uses allowed
as permitted uses in the ORI Office Research Industrial District, pursuant to Chapter
19.40.130 Land Use, of the EMC, as amended, with the addition of SIC 2068 Salted and
Roasted Nuts and Seeds Manufacturing, 2032 (canned specialties); 2033 (canned fruits,
vegetables,preserves,jams and jellies);2034(dried and dehydrated fruits and vegetables and
soup mixes); 2035 (pickled fruits and vegetables, vegetable sauces, and seasonings); 2041
(flour and other grain mill products); 2043 (cereal breakfast foods); 2045 (prepared flour
mixes and doughs); 2051 (bread and other bakery products, except cookies and crackers);
t.. 2052 (cookies and crackers); 2061 (cane sugar, except refining); 2063 (beet sugar); 2064
(candy and other confectionary products); 2066 (chocolate and cocoa products); 2067
(chewing gum); 2087 (flavoring extracts and flavoring syrups, not elsewhere classified);
(2095 (roasted coffee); 2096 (potato chips, corn chips and similar snacks); and 2098
(macaroni, spaghetti, vermicelli and noodles) to the permitted use list.
F. Site Design. In this PORI District,the site design regulations shall be as required in the ORI
Office Research Industrial District,pursuant to Chapter 19.40.135 Site Design,of the EMC,
as may be 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
John B. Sanfilippo and Son, Inc., and dated July 19, 2004.
2. Substantial conformance to the Site Plan (Preliminary Progress Print), prepared by
Heitman Architects, Inc., and dated June 30, 2004,with revisions as required by the
Community Development Group.
3. Substantial conformance to the Site Plan and Tabulation Table Sheet P-1,submitted
by John B. Sanfilippo and Son, Inc., and dated June 30, 2004, with revisions as
required by the Community Development Group.
e" 4. Substantial conformance to the Building Elevation,prepared by Heitman Architects,
Inc., and dated March 19, 2004.
5. Compliance with all other applicable codes and ordinances.
G. Off-Street Parking. In this PORI District, off street parking shall be subject to the
provisions of Chapter 19.45, Off Street Parking, of the EMC, as amended.
H. Off-Street Loading. In this PORI District, off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the EMC, as amended.
Signs.In this PORI District, signs shall be subject to the provisions of Chapter 19.50, Signs
of the Elgin Municipal Code, 1976, as amended. The development administrator may
require, and may approve signs not otherwise provided by this title in support of the
development.
J. Amendments. In this PORI District, application for text and map amendments shall be
subject to the provisions of Chapter 19.55,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 PORI zoning district authorize such an application.
r K. Planned Developments. . In this PORI 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 PORI zoning district and without necessitating that all other property
owners in this PORI zoning district authorize such an application.
L. Conditional Uses. In this PORI 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 PORI zoning
district and without necessitating that all other property owners in this PORI zoning district
authorize such an application.
M. Variations. In this PORI 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 PORI zoning district
and without necessitating that all other property owners in this PORI zoning district authorize
such an application.
N. 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.
eglik O. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance maybe 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, ayor
Presented: September 22, 2004
Passed: September 22, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 23, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
August 2, 2004
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 53-04 Requesting a Map Amendment from CF Community Facility
District to PORI Planned Office Research Industrial District, and Requesting Preliminary Plat
Approval;Property Located at 750 South State Street by John B. Sanfilippo and the City of Elgin,as
Applicants, and the State of Illinois, as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor District
r Proposed Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
Intended Use: Salted and Roasted Nuts and Seeds Manufacturing
Property Location: 750 South State Street
Applicant: John B. Sanfilippo and the City of Elgin
Owner: State of Illinois
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. Environmental Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
H. Draft PORI Ordinance (see attached)
BACKGROUND
An application has been filed by John B. Sanfilippo and the City of Elgin requesting a map
amendment from CF Community Facility District to PORI Planned Office Research Industrial
District. The property is located at 750 South State Street(see Exhibits A, B, C, D, E, and F).
The applicant is proposing to subdivide the subject property, demolish several buildings, and
construct a new building which will be used as a salted and roasted nuts and seeds manufacturing
facility.The new facility will consist of an office containing approximately 98,506 square feet,and a
warehouse containing approximately 1,059,709 square feet with 58 exterior docks(see Exhibits G,
H, and I).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 53-04 on August 2, 2004. The applicant testified at the public
hearing and presented evidence in support of the application. No objectors were present. The
Community Development Group submitted a Map Amendment Review, dated July 22, 2004.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 80.73 acres of
land. The property is currently developed with the Elgin Mental Health facility campus.
elimk Topography on the site ranges from a high point of 755 feet near the north portion of the
property, to a low point of 725 feet near the southeast portion of the subject property, for a
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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
r
maximum relief of 30 feet. There are several stands of mature trees located on the subject
property,many of which will be preserved by the applicant during the redevelopment of this
property.
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.
Findings. The subject property maybe suitable for the intended zoning district with respect
to the traffic and parking standard.
The subject property is located on South State Street,with frontage on US Route 20. South
State Street is a regional arterial road serving the east side of Elgin US Route 20 is a limited
access arterial road serving the greater metropolitan area.
A traffic study is currently being performed.Access to the subject property will be provided
via two signalized intersections located on State Street. A new road connecting the Elgin
Sports Complex to South State Street is also proposed. Off street parking will be provided in
conformance with the Off Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused 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: `B"Residential District
1950: "A"Residential District
1960: "A"Residential District
1962: R-2 Single Family Residence District
"'' 1992: R-2 Single Family Residence District
Present: CF Community Facility District
ARC Arterial Road Corridor District
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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
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The subject property is currently used as a mental health center,which is a permitted use in
the CF Community Facility 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.
Located to the north of the subject property is US Route 20. Further north is a RC 3
Residence Conservation District, developed with residential uses.
The areas to the west, east and south of the subject property are zoned CF Community
Facility District and have developed with government services,community facilities,and a
municipal park.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within an area that has developed primarily with community
facility uses.The US Route 20 right-of-way provides a substantial buffer from the residential
area located on the north side of US Route 20.
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 of the PORI Office Research Industrial District is to provide a planned industrial
environment that fosters a sense of place and destination within a coordinated campus or park
setting, subject to the provisions of Chapter 19.60, Planned Developments. A PORI zoning
district is most similar to,but departs from the standard requirements of the ORI zoning district.
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
(Ph zoning district in which it is located.
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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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
r
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,and the location and size of a PORI
Planned Office Research Industrial District.
The proposed development is ideally suited for the subject property due to its location on a
regional transportation network. The applicant is proposing to incorporate many of the
historic elements of the existing campus into the design of the proposed facility, such as
fencing, architectural style, and the preservation of a significant number of mature trees. A
stormwater control facility is planned for the site which will be designed as an aesthetic
ramenity.
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"Community Facilities,"by the 1983 Comprehensive
Plan. The current designation was put in place to recognize the existing land use and it was
not anticipated that the use would change in the foreseeable future.The State of Illinois has
scaled back the current mental health center,and no longer has a need for the entire property.
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 numerous stands of mature trees located on the subject property. The developer
intends to preserve many of the mature trees along the State Street corridor to maintain the
natural setting.
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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
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 Elgin Zoning Ordinance. The applicant is requesting the
following departures from the standard requirements of the PORI Planned Office Research Industrial
District:
1. 19.45.135 (E.2.a)—Vehicle Use Area Street Setback. For a zoning lot of the size of the
subject property in the ORI District, a parking lot is required to be setback a minimum of 63
feet from a street. The applicant is proposing to locate a parking lot 50 feet from the
proposed Fisher Drive(a 21%departure).
2. 19.50—Signs. In the ORI District,the maximum number of freestanding signs is limited to 1
per principal building, not to exceed 10 feet in height and 80 square feet in surface area.
Additionally, the maximum number of wall signs is limited to 2 signs per street facing
elevation, not to exceed a total of 80 square feet of surface area. The applicant is
contemplating departures from the sign ordinance. Specifically,the applicant is proposing 1
campus monument sign, 3 campus entry signs,up to 8 directional signs,up to 6 wall signs,
and a clock tower structure.
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 development is ideally suited for the subject
property due to its location on a regional transportation network. The applicant is
proposing to incorporate many of the historic elements of the existing campus into
the design of the proposed facility, such as fencing, architectural style, and the
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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
preservation of a significant number of mature trees.A stormwater control facility is
planned for the site which will be designed as an aesthetic amenity.
2. Comprehensive Plan.The subject property is designated as"Community Facilities,"
by the 1983 Comprehensive Plan. The current designation was put in place to
recognize the existing land use and it was not anticipated that the use would change
in the foreseeable future. The State of Illinois has scaled back the current mental
health center, and no longer has a need for the entire 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 hereby recommends the approval of Petition 53-04.On
a motion to recommend approval,subject to the following conditions,the vote was seven(7)yes and
zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance,submitted by
John B. Sanfilippo and Son, Inc., and dated July 19, 2004.
2. Substantial conformance to the Site Plan(Preliminary Progress Print), prepared by
Heitman Architects,Inc., and dated June 30,2004,with revisions as required by the
Community Development Group.
3. Substantial conformance to the Site Plan and Tabulation Table Sheet P-1,submitted
by John B. Sanfilippo and Son, Inc., and dated June 30, 2004, with revisions as
required by the Community Development Group.
4. Substantial conformance to the Building Elevation,prepared by Heitman Architects,
Inc., and dated March 19, 2004.
5. Compliance with all other applicable codes and ordinances.
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Findings of Fact Planning and Development Commission
Petition 53-04 August 2, 2004
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Therefore, the motion to recommend approval of Petition 53-04 was adopted.
Respectfully submitted:
John Hurlbut, Chairman
Planning and Development Commission
Jan Ward, Secretary
Planning and Development Commission
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