G29-05 t
"' Ordinance No.G29-05
AN ORDINANCE
RECLASSIFYING TERRITORY FROM GI GENERAL INDUSTRIAL DISTRICT TO PGI
PLANNED GENERAL INDUSTRIAL DISTRICT
(1480 Toastmaster Drive—Princeton West Phase 3)
WHEREAS, the territory herein described has been annexed to the City of Elgin; and
WHEREAS, written application has been made to classify said territory in the GI General
Industrial District; 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 January 18, 2005, 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 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:
That part of sections 6 and 7, township 41 north,range 9, east of the third principal
meridian, described as follows: commencing at a point on the north line of said
section 6, being also the north line of Hanover township, 855.00 feet, as measured
along said north line,west of the northeast corner of said section 6;thence south 03
degrees 38 minutes 39 seconds west(deed south 03 degrees 38 minutes west)along
a line hereinafter referred to as the west line of the assessor's division,356.52 feet to
an intersection of said west line of the assessor's division with the southerly line as
monumented, of land conveyed to the northern Illinois gas company by document
17588255; thence continuing south 03 degrees 38 minutes 39 seconds west along
said west line of the assessor's division,214.28 feet to a point of beginning;thence
continuing south 03 degrees 38 minutes 39 seconds west along said west line of the
assessor's division, 418.99 feet to an intersection with easterly extension of the
north line of the easement for access and right of way over existing roadway,
rik according to the instrument recorded December 24, 1987 as document 87674536;
thence north 89 degrees 51 minutes 04 seconds west along the north line of said
easement and said line extended,71.13 feet to an intersection with a line 71.00 feet,
as measured at right angles,west of and parallel with said west line of the assessor's
division; thence north 03 degrees 38 minutes 39 seconds east along said last
described parallel line, 318.80 feet to a point on said parallel line, 3109.01 feet, as
measured along said parallel line, north of the intersection of said last described
parallel line with the original northerly line of shoe factory road; thence north 89
degrees 51 minutes 04 seconds west, 1009.19 feet; thence north 00 degrees 09
minutes 49 seconds east, 100.00 feet; thence south 89 degrees 51 minutes 04
seconds east, 1086.40 feet to the point of beginning, in cook county, Illinois.
(containing 130,971 square feet or 3.0067 acres)
Section 3. That the City Council of the City of Elgin hereby classifies the subject property
in the PGI Planned General Industrial District in accordance with 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
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 in substantial
conformance with the Preliminary Development Plan,prepared by JEN Land Design,dated
e'"" August 31, 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 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 Preliminary Development Plan, prepared by JEN
Land Design, dated August 31, 2004, subject to revisions as required by the
Community Development Group.
2. Substantial conformance to the Preliminary Engineering Plan,prepared by JEN Land
Design, dated August 31, 2004, subject to revisions as required by the Community
Development Group.
3. Substantial conformance to the Preliminary Landscape Plan,prepared by JEN Land
Design,dated November 23,2004,subject to revisions as required by the Community
Development Group.
4. Conformance to 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.
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 19.55,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 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
eh' or property owner for a zoning lot without requiring an amendment to this PGI zoning
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r'* 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.
0. 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 hock Mayor
Presented: February 23, 2005
Passed: February 23, 2005
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: February 24, 2005
Published:
Attest:
c1:0471-1,42-.
Dolonna Mecum, City Clerk
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January 18, 2005
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FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 81-04 Requesting a Map Amendment from GI General Industrial District
to PGI Planned General Industrial District and PMFR Planned Multiple Family Residence District;
and Preliminary Plat Approval; Property Located at 1480 Toastmaster Drive, by Kenar, LLC, as
Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
PMFR Planned Multiple Family Residential District
Intended Uses: Attached Single Family Residences
Property Location: 1480 Toastmaster Drive
Applicant/Owner: Kenar, LLC
Staff Coordinator: Todd Wyatt,Associate Planner
GENERAL INFORMATION
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. Development Plan (see attached)
Exhibit A
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Findings of Fact Planning and Development Commission
tek Petition 81-04 January 18, 2005
G. Draft Ordinances (see attached)
H. Correspondence (see attached)
BACKGROUND
An application has been filed by Kenar, LLC, requesting a map amendment from GI General
Industrial District to PGI Planned General Industrial District and PMFR Planned Multiple Family
Residence District, and Preliminary Plat approval for a residential subdivision. The property is
located at 1480 Toastmaster Drive (reference Exhibits A, B, C, D, and E).
The applicant proposes to build 48 attached single family residences on a total of approximately 8.37
acres of land.The developer is proposing the same townhome product for this property that is being
constructed in the Princeton West subdivision, which is located adjacent to and east of the subject
property.The subject property will be linked via a sidewalk to the new public park currently being
constructed in the Princeton West subdivision.
The property is currently located within the corporate limits of the City of Elgin, and is zoned for
general industrial use. The applicant is proposing to modify the zoning district boundaries to
accommodate the proposed development (reference 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 81-04 on January 18,2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. A citizen was present and
gave testimony. The Community Development Group submitted a Planned Development Review,
dated January 6, 2005.
- The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
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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.
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Findings of Fact Planning and Development Commission
"° Petition 81-04 January 18, 2005
The subject property is a regularly shaped parcel,containing 8.37 acres of land. There are no
significant natural features on the subject property. Topography on the site ranges from a
high point of 820 feet at the southwest corner of the property, to a low of 815 feet at
northeastern portion of the site, for a maximum relief of 5 feet. There are no existing
improvements on the 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 subject property will be served by municipal water and sanitary sewer facilities. Storm
water will be controlled in compliance with all local, state and federal requirements.
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 northern terminus of Toastmaster Drive. Toastmaster
Drive is a collector road serving the surrounding residential uses and the Toastmaster
industrial facility.
Access to the property will be provided by extending Toastmaster Drive northward. Parking
for this residential subdivision will be provided in conformance with the requirements of 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
1950 Out
1960 Out
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Findings of Fact Planning and Development Commission
e'` Petition 81-04 January 18, 2005
1962 Out
1992 MI Limited Manufacturing District
Present GI General Industrial District
The subject property was annexed to the City of Elgin in 1970 and is currently undeveloped.
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 area to the north is a Northern Illinois Gas right of way. Interstate 90 is located to the
north of the Northern Illinois Gas right of way.
The area to the south is zoned GI General Industrial District, and is developed with the
Toastmaster facility.
The area to the east is zoned PMFR Planned Multiple Family Residence District, and is
currently developing with the attached single family neighborhood of the Princeton West
subdivision.
The area to the west is zoned RC 1 Residence Conservation District,and is developed with a
single family residential neighborhood.
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 at the northern edge of an area that has primarily developed
with attached and detached single family homes,with the exception of the industrial facility
located immediately to the south of the subject property.
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 applicant is requesting PMFR Planned Multiple Family Residence District, and PGI
Planned General Industrial District zoning. The purpose and intent of the provisions for
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Findings of Fact Planning and Development Commission
Petition 81-04 January 18,2005
planned developments is to accommodate unique development situations. For planned
development districts, the planned development should demonstrate the following
characteristics:
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, 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. 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 PGI
Planned General Industrial District and a PMFR Planned Community Facility District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions.This proposal represents a creative approach to the use
of this property resulting in a residential subdivision which will be compatible with the
residential developments surrounding the Toastmaster Facility.The subject property will be
sufficiently landscaped in order to minimize the effects of the dissimilar land uses to the
north and south.
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.
This property is identified in the Comprehensive Plan as Office, Research and Light
Industrial. The current land use designation was created over 20 years ago and may not
accurately reflect the current trends in the area. Current market forces and development
trends in the area indicate that residential is an appropriate use.
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.
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Findings of Fact Planning and Development Commission
(1" Petition 81-04 January 18, 2005
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no significant natural features on the subject property.
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. The resultant zoning district boundaries will not have any
negative impact on the existing Toastmaster facility,and the Toastmaster facility will retain
its current zoning status.
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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 districts are the Community Facility District and the MFR Multiple Family
Residential District. The applicant is requesting the following departures from the standard
requirements of those districts:
A. Section 19.12.300E,Principal Buildings Per Zoning Lot.In the MFR Multiple Family
Residential District, one principal building per zoning lot is allowed. The proposed
planned development contemplates a total of 8 principal buildings on the zoning lot.
B. Section 19.25.135E.1.e,Transition Setback.In the MFR Multiple Family Residential
District,the minimum required setback for a building from a transition lot line shall be
119 feet. The applicant is proposing a 120 foot building setback from the lot line,and a 0
foot setback from the newly created zoning district boundary line(a 100%departure).
C. 19.25.735E.1.b,Rear Setback.The required building setback from a rear lot line is 40
feet. The applicant is proposing a 30 setback(a 25%departure).
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Findings of Fact Planning and Development Commission
,,`' Petition 81-04 January 18,2005
D. Section 19.30.135H.1,Transition Landscape Yards. In the PMFR District,landscape
transition yards shall be one-half the required transition setback. The transition
landscape setback requirement for this property is 59.5 feet. The applicant is proposing a
30 foot transition landscape yard at the southern property line (a 50% departure).
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 will expand the supply of desirable
new market rate housing in the area.As a result of the planned development process,
the city is assured of a residential neighborhood which is compatible with the
surrounding area.
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rik 2. Zoning District Standard. The proposed map amendment is in substantial
conformance with the purpose and intent of the planned development provisions.
This proposal represents a creative approach to the use of this property which results
in a residential subdivision which will be compatible with the residential
developments surrounding the Toastmaster Facility. The subject property will be
sufficiently landscaped in order to minimize the effects of the dissimilar land uses to
the north and south.
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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 81-04. On
a motion to recommend approval, subject to the following conditions, the vote was six(6)yes and
e zero (0)no:
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'Findings of Fact Planning and Development Commission
'r` Petition 81-04 January 18, 2005
1. Substantial conformance to the Preliminary Development Plan, prepared by JEN Land
Design, dated August 31, 2004, subject to revisions as required by the Community
Development Group.
2. Substantial conformance to the Preliminary Engineering Plan,prepared by JEN Land Design,
dated August 31, 2004, subject to revisions as required by the Community Development
Group.
3. Substantial conformance to the Preliminary Landscape Plan,prepared by JEN Land Design,
dated November 23,2004,subject to revisions as required by the Community Development
Group.
4. Substantial conformance to the Front and Left Side Building Elevations, prepared by W.
Lloyd Christoph and Associates,dated July 13,2004,subject to revisions as required by the
Community Development Group.
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5. Provide at least 6,000 square feet of net residential land area per dwelling unit.
6. Conformance to all other applicable codes and ordinances.
ribk
Therefore, the motion to recommend approval of Petition 81-04 was adopted.
Respectfully submitted:
/4-/difr4
John Hurlbut, Chairman
Planning and Development Commission
Jan Ward, Secretary
Planning and Development Commission
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