G27-07 Ordinance No. G27-07
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM GI GENERAL INDUSTRIAL DISTRICT
TO PGI PLANNED GENERAL INDUSRIAL DISTRICT
(1919 Big Timber Road)
WHEREAS, written application has been made to reclassify certain property located at
1919 Big Timber Road from GI General Industrial District to PGI Planned General Industrial
District; 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 April 2, 2007, 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:
That Part of the Southeast Quarter of Section 4, Township 41 North, Range 8 East
of the Third Principal Meridian, Described as Follows: Commencing at the Point
of Intersection of the Center Line of Sleepy Hollow Road with the Northerly
Right of Way Line of the Chicago, Milwaukee, St. Paul and Pacific Railroad
Company; Thence Westerly Along said Northerly Right of Way Line 1446.7 Feet
to the Original Center Line of the Huntley Road; Thence North 56 Degrees 49
Feet West Along said Center Line 1139.79 Feet for the Point of Beginning;
Thence North 56 Degrees 49 Feet West Along Said Center Line 209.27 Feet;
Thence South 16 Degrees 13 Feet West 585.88 Feet to the Northerly Line of Said
Railroad Right of Way; Thence South 79 Degrees 47 Feet 52 Inches East Along
Said Northerly Right of Way Line 201.27 Feet to a Line that Bears South 16
Degreesl3 Feet West From the Point of Beginning; Thence North 16 Degrees 13
Feet East Along Said Line 503.72 Feet to the Point of Beginning (Except that Part
Lying Northerly of the Southerly Line of a Tract of Land Conveyed to the County
of Kane by Document 2008748 Recorded November 14, 1989) in the City of
Elgin, Kane County, Illinois (Property Commonly Known as 1919 Big Timber
Road).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI
General Industrial District to PGI Planned General Industrial District for the property commonly
known as 1919 Big Timber Road, 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 a planned industrial environment for those industrial uses that do not
require the location or environment of an ORI Office Research Industrial District.
A PGI zoning district is most similar to, but departs from the standard
requirements of the GI zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, 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 Elgin
Municipal Code, as amended. 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 Elgin Municipal Code, as may be amended from time to time.
D. Zoning Districts - Generally. In this PGI Planned General Industrial District,
the use and development of land and structures shall be subject to the provisions
of Chapter 19.07, Zoning Districts, as may be amended from time to time.
E. Location and Size of District. PGI Planned General Industrial Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PGI 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 Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10, Land Use, of the Elgin Municipal Code, as amended. The only permitted,
conditional, and similar land uses allowed within this PGI zoning district shall be
those permitted, conditional, and similar land uses listed in Chapter 19.40.300,
GI General Industrial District.
G. Site Design. In this PGI Planned General District, the use and development of
land and structures shall be subject to the provisions of Section 19.12, Site
Design, of the Elgin Municipal Code, as amended. In this PGI Planned General
Industrial District, the use and development of land and structures shall be subject
to Section I., Supplementary Conditions, of this Ordinance, and shall be in
substantial conformance with the following documents:
1. Site plan, prepared by Western Surveying & Engineering, P.C., dated revised
July 25, 2007.
2. Building elevations and floor plans prepared by Landhauser Architect, dated
November 7, 2006.
3. Landscape plan, prepared by Landscapes by Gary Weiss, Inc., dated August 4,
2006.
4. Landscape Development Statement and plant description page prepared by
Feryl D. Waldenmyer from Landscapes by Gary Weiss, Inc., dated June 2,
2006.
5. Letter, manufacturer's specification sheet and illustration of fence prepared by
Larry Samuelson, dated received March 20, 2007.
H. Off Street Parking. In this PGI Planned General Industrial District, off street
parking shall be subject to the provisions of Chapter 19.45, Off Street Parking, of
the Elgin Municipal Code, as may be amended.
Supplementary Conditions. The following supplementary conditions shall also
apply to the use and development of land and structures within this PGI zoning
district:
1. Substantial conformance to the Statement of Purpose and Conformance,
prepared by Bob Pietrantonio, dated March 23, 2007.
2. Substantial conformance to the site plan, prepared by Western Surveying &
Engineering, P.C., dated revised July 25, 2007.
3. Substantial conformance to building elevations and floor plans prepared by
Landhauser Architect, dated November 7, 2006.
4. Substantial conformance to the landscape plan, prepared by Landscapes by
Gary Weiss, Inc., dated August 4, 2006. Substantial conformance to the
Landscape Development Statement and to the plant description page prepared
by Feryl D. Waldenmyer from Landscapes by Gary Weiss, Inc., dated June 2,
2006.
5. Substantial conformance to the letter, manufacturer's specification sheet and
illustration of an eight foot (8') high solid fence, prepared by Larry
Samuelson, dated received March 20, 2007, for the commercial operations
yard fence.
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6. The color selected for the exterior of the dry storage building shall be the
same color used for the commercial operations yard fence and for the
restained bricks on the exterior of the existing building. The selected color
shall be approved by the Development Administrator.
7. The vehicle use area located within the street yard is to be seal coated and
striped.
8. Conformance to all other applicable codes and ordinances.
J. Off Street Loading. In this PGI Planned General Industrial District, off street
loading shall be subject to the provisions of Chapter 19.47, Off-Street Loading, as
may be amended from time to time.
K. Signs. In this PGI Planned General Industrial District, graphics shall be subject to
the provisions of 19.50, Street Graphics, as may be amended from time to time.
L. Planned Developments. In this PGI Planned General Industrial District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60, Planned Developments, as may be amended from time to time.
M. Conditional Uses. In this PGI Planned General Industrial District, application for
r conditional uses shall be subject to the provisions of Chapter 19.65, Conditional
Uses, as may be amended from time to time.
N. Variations. In this PGI Planned General Industrial District, application for
variation shall be subject to the provisions of Chapter 19.70, Variations, as may
be amended from time to time.
O. 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, as may be amended
from time to time.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
d 7777 Mayor
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Presented: May 9, 2007
Passed: May 9, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: May 10, 2007
Published:
Attest:
Dolonna Mecum, City Clerk
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April 2, 2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 76-06 Requesting a Zoning Map Amendment to Reclassify Property from GI
General Industrial District to PGI Planned General Industrial District, to Permit the Construction of a
Dry Storage Building in an ARC Arterial Road Corridor District;Property located at 1919 Big Timber
Road, by Ryan Incorporated Central, as Applicant, and Big Timber L.L.C., as Owner.
GENERAL INFORMATION
Requested Action: Map Amendment to PGI Planned General Industrial District
GI General Industrial District
Current Zoning: ARC Arterial Road Corridor District
PGI Planned General Industrial District
Proposed Zoning: ARC Arterial Road Corridor District
Existing Use: Distribution Center
Property Location: 1919 Big Timber Road
Applicant: Ryan Incorporated Central
Owner: Big Timber L.L.C.
Staff Coordinator: Lydia Treganza, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
rD. Aerial Map (see attached)
E. Environmental Map EXHIBIT (see attached)
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Development Plan (see attached)
I. Draft Ordinance (see attached)
BACKGROUND
An application has been filed by Ryan Incorporated Central, requesting a zoning map amendment to
reclassify property from GI General Industrial District to PGI Planned General Industrial District, to
permit the construction of a dry storage building in an ARC Arterial Road Corridor District.The subject
property is located at 1919 Big Timber Road(reference Exhibits A, B, C, D, E and F).
The applicant is proposing to construct a 3,000 square foot dry storage building, south of, and in line
with the principal building along the west lot line of the subject property. The dry storage building will
be placed inside an existing lawful non-conforming commercial operations yard. The applicant
r proposes to replace the chain link fence that currently surrounds the commercial operations yard with an
eight foot (8') solid fence. The portion of fence that runs parallel to the building structures will be
setback ten feet (10') from the interior lot lines. Additional landscaping will be placed in the newly
created ten foot(10')setback areas to screen the side views of the operations yard from the Big Timber
Road right of way. One hundred percent(100%)landscaping will be placed in front of the commercial
operations yard fence in the street yard adjacent to Big Timber Road (reference Exhibits G, H and I).
The proposed dry storage building requires planned development approval due to the site being located
in an ARC Arterial Road Corridor Overlay District. The purpose and intent of the ARC overlay district
is to ensure quality development along the city's entryway corridors. In response to ARC district
requirements, the dry storage building on the subject property will be constructed with a split-face
concrete block exterior, an appropriate exterior building material for buildings in the ARC District.
FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 76-06 on April 2, 2007. The applicant testified at the public hearing and
presented documentary evidence in support of the application. No objectors were present. The
Community Development Group submitted a Map Amendment Review, dated March 22, 2007.
The Planning and Development Commission has made the following findings concerning the standards
rfor map amendments:
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
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 2.3 acres of land.
The site is currently improved with a masonry building, a paved parking area, and a lawful
nonconforming commercial operations yard containing a gravel surface drive area. The
commercial operations yard is enclosed with a chainlink fence that is topped with three strands
of barb wire. There are no natural features on the site that are worthy of preservation.
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.
elk The subject property is served by municipal water, sanitary sewer, and stormwater control
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 is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located on Big Timber Road. Big Timber Road is an arterial street
which serves northwestern Elgin and unincorporated Kane County to the west.
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:
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
1927: Out of City
1950: Out of City
1960: Out of City
1962: Out of City
1992: M-1 Limited Manufacturing District
Present: GI General Industrial District
ARC Arterial Road Corridor Overlay District
The subject property was annexed to the City of Elgin in 1972 and zoned M-1 Limited
Manufacturing District. The subject property was rezoned to GI General Industrial District as
part of the comprehensive amendment to the zoning ordinance in 1992.
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.
elk The subject property is zoned GI General Industrial District. The area directly north of the
subject property is zoned CF Community Facility District and is developed with a church. The
area northwest of the subject property is zoned PNB Planned Neighborhood Business and is
developed with a bank. The area northeast of the subject property that is zoned GI General
Industrial District is developed with industrial uses and the area that is zoned AB Area Business
District is developed with commercial businesses.
The lot directly west of the subject property is zoned GI General Industrial District and is
developed with an industrial building. The area further west of the subject property is zoned CF
Community Facility District and is developed with the Metra Train Station.
The land directly south of the subject property is outside corporate limits and is developed with
the Chicago and Northwest Railroad tracks. The area further south of the subject property is
zoned MFR Multiple Family Residence District,TFR Two-Family Residence District,and RC 1
Residence Conservation District, and is developed with residential subdivisions.
The area east of the subject property is zoned PGI Planned General Industrial Business and is
developed with industrial buildings.
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 76-06 April 2, 2007
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 area surrounding the subject property has developed with a planned mix of commercial,
industrial, community facility, and residential land uses.
G. Planned Development Districts 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.
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
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 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.
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 right 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 from the city council.
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
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 proposed planned development is in substantial conformance with the purpose and intent of
the planned development and arterial road corridor provisions. The proposed development is
consistent with the established trend of development in the area.
The benefit of the planned development procedure is that the City will know exactly how the
site will be developed. Proposed improvements for the site will be subject to the specific site
plan, building and fence plans, and landscape plan provided. The existing lawful
nonconforming commercial operations yard on site will be brought more into conformance to
current ordinance standards. That portion of the fence that is readily viewed from Big Timber
Road will be moved inward and set back ten feet (10') from the interior lot lines and will be
landscaped. The barb wired,chainlink fence will be replaced with an eight foot(8')high solid
fence, colored to match the light tan color of the dry storage building. The brick on the existing
principal structure will be restained to match the color of the dry storage building and the fence,
as well, in an effort to update the color of the original building. The dry storage building will
consist of a split-face concrete block exterior which is an appropriate exterior building material
in the ARC District.
The proposed landscape plan features materials greater in type and quantity than that required
within the PGI District. Landscaping enhancements in the form of trees and shrubs will be
provided along the northern end and sides of the commercial operations yard that face Big
Timber Road in order to minimize the effects the commercial operations yard and the proposed
dry storage building will have on the right of way and on the surrounding area.
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 "Office, Research and Industrial," by the City's
Comprehensive Plan and Design Guidelines dated 2005. The proposed planned development is
in conformance with this designation.
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
Petition 76-06 April 2, 2007
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 worthy of preserving.
J. Internal Land Use. 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 and Subdivision Ordinances. This planned
development is zoned PGI District. For the purposes of this section,the most similar zoning district is
the GI General Industrial District. The applicant is requesting the following departure from the standard
requirements of the GI General Industrial District:
Section 19.40.335(E)Setbacks. The interior building setback in this GI zoning district is 20.4
linear feet. The applicant is requesting that the dry storage building be placed 9.47 linear feet
from the west interior lot line to align the dry storage building with the existing building on site.
The departure will allow the extension of a lawful nonconforming building line.
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 proposed planned development is in substantial conformance with the
purpose and intent of the planned development and arterial road corridor provisions. The
proposed development is consistent with the established trend of development in the area.
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
The benefit of the planned development procedure is that the City will know exactly how the
site will be developed. Proposed improvements for the site will be subject to the specific site
plan, building and fence plans, and landscape plan provided. The existing lawful
nonconforming commercial operations yard on site will be brought more into conformance to
current ordinance standards. That portion of the fence that is readily viewed from Big Timber
Road will be moved inward and set back ten feet (10') from the interior lot lines and will be
landscaped. The barb wired,chainlink fence will be replaced with an eight foot(8')high solid
fence,colored to match the light tan color of the dry storage building.The brick on the existing
principal structure will be restained to match the color of the dry storage building and the fence,
as well, in an effort to update the color of the original building. The dry storage building will
consist of a split-face concrete block exterior which is an appropriate exterior building material
in the ARC District.
The proposed landscape plan features materials greater in type and quantity than that required
within the PGI District. Landscaping enhancements in the form of trees and shrubs will be
provided along the northern end and sides of the commercial operations yard that face Big
Timber Road in order to minimize the effects the commercial operations yard and the proposed
dry storage building will have on the right of way and on the surrounding area.
'" 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 recommends approval of Petition 76-06. On a motion to
recommend approval, subject to conformance with all applicable codes and ordinances, the vote was
five (5) yes, and zero (0)no.
1. Substantial conformance to the Statement of Purpose and Conformance, prepared by Bob
Pietrantonio, dated March 23, 2007.
2. Substantial conformance to the site plan,prepared by Western Surveying&Engineering,P.C.,
dated revised July 25, 2007.
r3. Substantial conformance to building elevations and floor plans prepared by Landhauser
Architect, dated November 7, 2006.
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Findings of Fact Planning and Development Commission
Petition 76-06 April 2, 2007
4. Substantial conformance to the landscape plan, prepared by Landscapes by Gary Weiss, Inc.,
dated August 4,2006. Substantial conformance to the Landscape Development Statement and
to the plant description page prepared by Feryl D.Waldenmyer from Landscapes by Gary Weiss,
Inc., dated June 2, 2006.
5. Substantial conformance to the letter,manufacturer's specification sheet and illustration of an
eight foot(8')high solid fence,prepared by Larry Samuelson,dated received March 20, 2007,
for the commercial operations yard fence.
6. The color selected for the exterior of the dry storage building shall be the same color used for
the commercial operations yard fence and for the restained bricks on the exterior of the existing
building. The selected color shall be approved by the Development Administrator.
7. The vehicle use area located within the street yard is to be seal coated and striped.
8. Conformance to all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 76-06 was adopted.
Respectfully submitted:
hn Hurlbut, Chairman
Planning and Development Commission
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Tom Armstrong, Secretary t')
Planning and Development Commission
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