G104-05 Ordinance No. G104-05
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR PETROLEUM AND RELATED ALLIED
PRODUCTS MANUFACTURE AND WHOLESALE
IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(1760 Britannia Drive, Unit 1)
WHEREAS, written application has been made requesting conditional use approval for
the manufacturing and wholesale of petroleum and related allied products in the PORI Planned
Office Research Industrial District at 1760 Britannia Drive, Unit 1; 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 adopts the Findings of
Fact, dated November 2, 2005, 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 to permit the manufacturing and wholesale of
petroleum and related allied in the PORI Planned Office Research Industrial District locates at
1760 Britannia Drive, Unit 1 and legally described as follows:
Unit Number 1 in Britannia Drive Condominiums, as delineated on a plat of
survey of the following described tract of land: Lot 1 in Slough Business Center
II, being a subdivision of part of the Southeast '/a of Section 31, Township 42
North, Range 8 East of the Third Principal Meridian, in the City of Elgin, Kane
County, Illinois, which plat of survey is attached as an exhibit to the declaration
of condominium recorded June 28, 2005 as document number 2005K073749;
together with its undivided percentage interest in the common elements (Property
commonly known as 1760 Britannia Drive, Unit 1).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
prepared by Attorney Michael D. Hughes, Hughes & Associates, P.C., no date.
2. Compliance with all other 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.
Ed Schock, Mayor
Presented: December 21, 2005
Passed: December 21, 2005
Omnibus Vote: Yeas: 5 Nays: 0
Recorded: December 22, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
November 2, 2005
t- FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 63-05 Requesting Conditional Use Approval for Manufacturing of
Lubricating Oils and Greases by Blending and Compounding Purchased Material in the Planned
Office research Industrial District; Property Located at 1760 Britannia Drive, Unit 1; by Oilhero,
LLC, as Applicant and Elgin Britannia, LLC, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PORI Planned Office Research Industrial District
Existing Use: Vacant
Proposed Use: Petroleum and Related Allied Products Manufacture and Wholesale
Property Location: 1760 Britannia Drive, Unit 1
Applicant: Oilhero, LLC
Owner: Elgin Britannia, LLC
Staff Coordinator: Denise Momodu, Associate 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. Environmental Map (see attached)
rk F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 63-05 November 2, 2005
H. Conditional Use Ordinance (see attached)
I. Standards for Conditional Uses (see attached)
BACKGROUND
An application has been filed by Oilhero,LLC, requesting conditional use approval to permit the
manufacturing of synthetic cutting fluids in the PORI Planned Office Research Industrial District.
The subject property is located at 1760 Britannia Drive,Unit 1 (see exhibits A,B,C,D,E, and F).
The applicant will occupy 8,000 square feet of an existing 64,000 square feet condominium building.
The applicant is proposing to manufacture lubricating oils and greases through blending and
compounding technical oils,fats and chemical products for industrial use.These component oils and
chemicals would not be refined at the subject property. Rather, they are mixed to the product
specifications,packaged,and shipped for wholesale trade.Conditional use approval is required for
the proposed use(see exhibits G,H,and I).
GENERAL FINDINGS
After due notice,as required by law,.the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 63-05 on November 2,2005.The applicant testified at the public
hearing and presented documentary evidence in support of the applicant.No objectors spoke at the
public hearing. The Community Development Group submitted a Conditional Use Review dated
November 2,2005.
The Zoning and Subdivision Hearing Board has made the following findings.
A. Zoning History. 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 the 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 was zoned as follows for the years listed:
1927: Out
1950: Out
1960: Out
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 63-05 November 2, 2005
1961: Out
1962: Out
1992: Out
2000: PORI Planned Office Research Industrial District
Present: PORI Planned Office Research Industrial District
The subject property was annexed and zoned PORI Planned Office Research Industrial
District in 2000. Wholesale distribution of lubricating oils and greases is a permitted use in
the PORI Planned Office Research District.
B. Surrounding Land Use and Zoning. 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 located to the south,west and east of the subject property are zoned PORI Planned
Office Research District, and are developed with office/research/industrial uses. The area
located to the north of the subject property is zoned CF Community Facility District and is
developed with a water tower.
C. Trend of Development. 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 conditional use with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area.
The area has developed with a mix of office/research/industrial uses.
D. Zoning District. The suitability of the subject property for the intended conditional use with
respect to conformance to the provisions for the purpose and intend,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.
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Findings of Fact Zoning and Subdivision Hearing Board
eras Petition 63-05 November 2,2005
Findings: The subject property is suitable for the intended conditional use with respect to
conformance to the provisions for the purpose and intent, and the location and size of a
zoning district.
• The proposed use is classified as a conditional use in this PORI District.
E. Site Characteristics..The suitability of the subject property for the intended conditional use
with respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements.
Findings: The subject property is suitable for the intended conditional use with respect to
the site characteristics standard.
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The subject property contains approximately 4.13 acres. The property is improved with an
eight unit condominium building which contains approximately 64,000 square feet of floor
area.
F. Sewer and Water.The suitability of the subject property for the intended conditional use
with respect to the availability of adequate water, wastewater treatment, and storm water
control facilities.
Findings: The subject property is suitable for the intended conditional use with respect to
the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and storm water control
services.
G. Traffic and Parking.The suitability of the subject property for the intended conditional use
with respect to the provision of safe and efficient on site and off site vehicular circulation
designed to minimize traffic congestion.
Findings: The suitability of the subject property for the intended conditional use with
respect to the traffic and parking standard.
The subject property is located west of North Randall Road,on Britannia Drive. Britannia
Drive is a local street serving the Slough Business Center II subdivision.
Off street parking will be provided in conformance with the Zoning Ordinance.
H. Comprehensive Plan. The suitability of the subject property for the intended conditional
use with respect to conformance to the goals, objectives, and policies of the official
comprehensive plan.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 63-05 November 2, 2005
Findings: The subject property is suitable for the intended conditional use with respect to
the comprehensive plan standard.
The subject property is designated as "Office/Research/Industrial" by the City's
Comprehensive Plan and Design Guidelines (2005). The Office/Research/Industrial
designation allows for a variety of industrial, manufacturing, assembly, warehouse,
distribution,research and development,technology,corporate and support office,and limited
employee-serving retail uses.These activities typically locate in business parks.Appropriate
locations offer direct access to the arterial street system, and are in close proximity to
highways,the freeway system and interchanges.
I. Location,Design, and Operation.The suitability of the subject property for the intended
conditional use with respect to it being located,designed,and operated so as to promote the
purpose and intent of this title and chapter.
Findings: The subject property is suitable for the intended conditional use with respect to it
being located, designed, and operated so as to promote the purpose and intend of the zoning
ordinance.
The purpose and intent of the provisions for a conditional use are to recognize that there are
certain uses with unique characteristics and unusual impacts on the surrounding property,
which cannot be properly classified in any particular zoning district without individual
review and consideration.The manufacturing and wholesaling of lubricating oils and greases
are to be located well within an existing industrial park. The existing building is new and the
site improvements are in conformance with the ordinance.The applicant is not proposing any
extraordinary operational conditions.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
A. Summary of Findings.
1. Location, Design, and Operation. The purpose and intent of the provisions for a
conditional use are to recognize that there are certain uses with unique characteristics
and unusual impacts on the surrounding property,which cannot be properly classified
in any particular zoning district without individual review and consideration. The
manufacturing and wholesaling of lubricating oils and greases are to be located well
within an existing industrial park. The existing building is new and the site
improvements are in conformance with the ordinance.The applicant is not proposing
• any extraordinary operational conditions.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 63-05 November 2,2005
2. Comprehensive Plan. The subject property is designated as
"Office/Research/Industrial" by the City's Comprehensive Plan and Design
Guidelines (2005). The proposed conditional use is compatible with this land use
designation.
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.
DECISION
On a motion to recommend approval,subject to the following conditions,the vote was six(6)yes
and zero(0)no:
.r 1. Substantial conformance with the Statement of Purpose and Conformance,prepared by
Attorney Michael D.Hughes,Hughes&Associates,P.C.,no date.
2. Compliance with all other codes and ordinances.
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Respectfully submitted,
10 0 ' ■ /41..4410`,
Robert Langlois, :' 'man aird
Zoning and Subdivision Hearing Board
Tom Armstrong, Secretary
r'' Zoning and Subdivision Hearing Board
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