G97-07 •
rivb. Ordinance No. G97-07
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM GI GENERAL INDUSTRIAL DISTRICT
TO PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(1502 — 1506 Villa Street)
WHEREAS, written application has been made to reclassify certain property located at
1502 — 1506 Villa Street 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
r of Fact, dated September 4, 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:
PARCEL 1:
A Tract of Land Being Part of the Southwest Quarter of Section 20, Township 41
North, Range 9 East Of The Third Principal Meridian, Cook County, Illinois,
Being More Particularly Described As Follows:
Beginning at the Intersection of the Westerly Right of Way of the Elgin, Joliet &
Eastern Rail Road (100'w.) and The Northerly Right Of Way Line of State Route
20 (Varying Width); Thence North 09 Degrees 02 Minutes 21 Seconds East,
Along The Westerly Right Of Way Line of Said Railroad, A Distance of 2090.55
Feet- Thence North 82 Degrees 50 Minutes 35 Seconds West, A Distance of
1563.83 Feet To The Easterly Right of Way of Shales (Varying Width) Parkway;
Thence South 04 Degrees 40 Minutes 26 Seconds West, Along Said Easterly
Right of Way, A Distance of 1321.80 Feet, Thence Continuing Along The Right
of Way of Shales (80'w.) Parkway, South 55 Degrees 30 Minutes 16 Seconds
f., East, A Distance of 252.21 Feet To The Beginning of A Curve To The Right
Having A Radius of 341.65 Feet, An Arc Distance of 433.18 Feet; Thence South
1
17 Degrees 09 Minutes 41 Seconds West, A Distance of 14.26 Feet To A Point
On The Northerly Right of Way of U.S. Route 20 (A.K.A. Lake Street)(A.K.A.
Villa Street)(Varying Width); Thence Following Said Northerly Right Of Way,
The Following Courses And Distances,• South 69 Degrees 46 Minutes 18
Seconds East, Distance of 114.88 Feet; Thence North 07 Degrees 24 Minutes 27
Seconds East, 76.11 Feet; Thence South 82 Degrees 47 Minutes 33 Seconds East,
A Distance of 64.90 Feet Thence South 02 Degrees 10 Minutes 27 Seconds West,
A Distance Of 224.70 Feet, Thence South 74 Degrees 13 Minutes 33 Seconds
East, A Distance of 75.99 Feet,• Thence North 15 Degrees 46 Minutes 27
Seconds East, A Distance of 15.00 Feet Thence South 74 Degrees 13 Minutes 33
Seconds East, A Distance of 1.72 Feet Thence South 77 Degrees 13 Minutes 33
Seconds East, A Distance of 100.15 Feet; Thence South 75 Degrees 05 Minutes
33 Seconds East, A Distance of 467.72 Feet Thence South 09 Degrees 02 Minutes
21 Seconds West, A Distance of 4.45 Feet Thence South 72 Degrees 43 Minutes
30 Seconds East, A Distance of 0.30 Feet; Thence North 09 Degrees 02 Minutes
21 Seconds East, A Distance of 3.34 Feet; Thence South 73 Degrees 45 Minutes
47 Seconds East, A Distance of 200.23 Feet To The Point of Beginning,
Containing 2,746,800 Square Feet, or 63.06 Acres, More or Less, Cook County,
Illinois (property commonly known as 1502 1506 East Villa Street).
Except
That Part Of Section 20, Township 41 North, Range 9 East of The Third Principal
Meridian Described As Follows: Commencing At A Point In The Center Line of
The U.S. Route 20 Where The East Line Of The West 1/2 of The Southwest 1/4
of Said Section 20 Intersects Said Center Line; Thence Southeasterly Along Said
Center Line 52.40 Feet To The Easterly Line of A Tract of Land Conveyed To
Public Service Company of Northern Illinois (Now The Commonwealth Edison
Company) By Document No. 9542306; Thence Northerly Along Said Easterly
Line, 114.22 Feet; Thence Northeasterly Along Said Easterly Line 76.81 Feet To
The Northerly Line of A Tract of Land Dedicated For Highway Purposes
Document Number 17993033; Thence Southeasterly Along Said Northerly Line,
41.55 Feet To A Line 40.0 Feet Easterly of(Measured At Right Angles Thereto)
And Parallel With The Easterly Line of Lands Conveyed By Document Number
9542306; Thence North 02°44'50" East Along Said Easterly Line To A Point on
The North Right of Way Line of Shales Parkway, 411.91 Feet To A Point of
Beginning; Thence North 02°44'50" East, Continuing Along Said Easterly Line
1314.98 Feet To The Southerly Line of Lot "C" In Section 20, According To The
Plat Filed With The Commissioner's Report In Partition In Case No. 19700 In
The Circuit Court of Cook County, Illinois; Thence South 84°42'05" East, Along
Said South Line of Lot "C", 1563.43 Feet To The Westerly Right of Way Line of
The Elgin Joliet And Eastern Railroad; Thence South 07°06'36" West, Along
Said Right of Way Line, 954.48 Feet; Thence North 82°54'11" West, 924.90
Feet; Thence South 07°03'00" West, 18.47 Feet; Thence North 82°54'11" West
67.88 Feet; Thence South 07°05'48" West; 300.00 Feet To A Point of Curvature;
Thence Southwesterly Along The Arc of A Circle Being Convex Southeasterly
2
And Having A Radius of 173.24 Feet, An Arc Distance of 106.34 Feet To A Point
of Tangency; Thence South 42°16'04" West, 129.35 Feet To A Point of
Curvature; Thence Southwesterly Along An Arc of A Circle, Being Convex
Southeasterly And Having A Radius Of 75.00 Feet, An Arc Distance Of 113.90
Feet (The Chord Of Which Bears 65°45'55" West, 103.26 Feet) To A Point of
Curvature; Thence Northwesterly Along An Arc of A Circle, Being Convex
Southwesterly And Having A Radius Of 341.56 Feet, An Arc Distance Of 26.85
Feet (The Chord of Which Bears North 53°02'31" West, 26.84 Feet) To A Point
of Tangency; Thence North 55°17'38" West, 270.10 Feet To The Point of
Beginning, Being Situated In The City Of Elgin, Cook County, Illinois (property
commonly known as 1451 Sheldon Drive).
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 1502 -1506 Villa Street, 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
3
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. Substantial conformance to the Petitioner's Statement of Purpose and
Conformance, submitted with the development application prepared by
Prime Commercial Corporation, dated May 23, 2007.
2. Substantial conformance to the Building Elevations and Floor Plans
(Sheet A) prepared by Randall Bees Architects, Inc. and dated April 30,
2007 with latest revisions dated May 22, 2007.
3. Substantial conformance to the Landscape and Tree Inventory and
Preservation Plan prepared by David R. McCallum Associates, Inc
Landscape Architects and dated August 6, 2007, with latest revisions
dated August 16, 2007.
4. Compliance with all other applicable codes and ordinances.
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.
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.
J. 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.
K. 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.
L. Conditional Uses. In this PGI Planned General Industrial District, application for
conditional uses shall be subject to the provisions of Chapter 19.65, Conditional
Uses, as may be amended from time to time.
4
/�► M. Variations. In this PGI Planned General Industrial District, application for
E variation shall be subject to the provisions of Chapter 19.70, Variations, as may
be amended from time to time.
N. 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.
Ed Schock, Mayor
Presented: December 19, 2007
Passed: December 19, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 20, 2007
Published:
rAttest:
Diane Robertson, Cit Clerk
5
September4,2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 49-07 Requesting a Map Amendment from GI General Industrial District
to PGI Planned General Industrial District;to Permit the Construction of a Building Addition in the
ARC Arterial Road Corridor Overlay District;Property Located at 1502- 1506 Villa Street by Prime
Commercial Corporation, as Applicant, and Safety-Kleen Corporation, as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: GI General Industrial District
ARC Arterial Road Corridor District
Proposed Zoning: PGI Planned General Industrial District
ARC Arterial Road Corridor District
Existing & Proposed Use: Offices and Warehouse
Property Location: 1502 -1506 Villa Street
Applicant: Prime Commercial Corporation
Owner: Safety-Kleen Corporation
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 Map (see attached)
E. Environmental Map (see attached)
EXHIBIT
k
• Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft PGI Ordinance (see attached)
BACKGROUND
An application has been filed by Prime Commercial Corporation,requesting an amendment from GI
General Industrial District to PGI Planned General Industrial District to permit the construction of a
building addition in the ARC Arterial Road Corridor Overlay District. The subject property is
located at 1502 — 1506 East Villa Street(reference Exhibits A, B, C, D, E, and F).
The applicant is proposing to construct an 8,000 square foot one story office addition to the existing
two story structures. The proposed addition will connect the two existing buildings and will provide
for additional office space.The proposed site improvements require a planned development approval
since the site is 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 arterial corridors
(reference Exhibits G, and H).
r
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 49-07 on September 4, 2007. The applicant testified at the
public hearing. No objectors spoke at the public hearing and no written correspondence have been
submitted. The Community Development Group submitted a Map Amendment Review, dated
August 27, 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 26 acres of land area. The
property is currently improved with two 8,000 square foot office buildings and paved parking
lots.
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.
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Findings of Fact Planning and Development Commission
• Petition 49-07 September 4, 2007
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems. Stormwater
management is provided in conformance with the standards and regulations of the City of
Elgin and Kane County Stormwater Management Ordinances.
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 along Shales Parkway to the north of State Route 20, an
arterial street serving the eastern portion of the city.
The subject property currently has one point of vehicular access from Shales Parkway. 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 was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: Out of City Limits
1961: Out of City Limits
1962: Out of City Limits
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 1966 as part of the Hanover
Township Lands annexation. The property was zoned M-1 Limited Manufacturing District
until 1992, when it was reclassified to GI General Industrial District as a part of the most
recent comprehensive amendment to the zoning ordinance.
r4 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
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
ralk 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 zoned PSFR2 Planned Single Family Residence District and has
recently been approved to be developed with detached homes. The areas located to the east
and south of the subject property are zoned GI General Industrial District, and are improved
with industrial uses. The area to the south is zoned PGI Planned General Industrial District,
and is improved with industrial uses.
The Elgin Joliet and Eastern Railroad runs along the eastern property line and a
Commonwealth Edison easement runs along the western property line.
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 in an area developed primarily with industrial and residential
uses.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
The purpose and intent of the PGI Planned General Industrial District is to provide an
alternate planned industrial environment for those industrial uses that do not require the
location or environment of an ORI Office Research Industrial District. A PGI Planned
General Industrial District is most similar to,but departs from the standard requirements of
the GI General Industrial District. The PGI Planned Industrial District is subject to the
provisions of Chapter 19.60, Planned Developments.
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,
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
wetlands, and vegetation.
Planned industrial districts should be located in substantial conformance to the official
comprehensive plan. The amount 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 be less than two acres. No departure from the required minimum size of
planned development district shall be granted from the city council.
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 Office Research Industrial District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions and will provide 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. Likewise,
the proposed planned development is located in substantial conformance to the official
comprehensive plan.
The subject property is located in the ARC Arterial Road Corridor District and is subject to
the ARC guidelines.The purpose of the ARC District is to ensure quality development along
the entryway corridors into the City of Elgin. The proposed building materials are in
compliance with the ARC Arterial Road Corridor Overlay District guidelines, and are
consistent with the existing building materials. The applicant has revised the site to provide
for foundation plantings around the existing buildings and the proposed building addition.
The proposed landscape plan also provide for screening along the vehicle use areas.
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 not suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Office/Research/Industrial" by the 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. The proposed development is in conformance with this
designation.
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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 no significant natural features present at the subject property worthy of
preservation. The applicant has submitted a tree inventory and preservation plan.
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 planned district ordinance is intended to prevent undue
detrimental influence on the proposed internal land uses within the subject property and on
surrounding properties.
rbs
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 district is the GI General Industrial District. The applicant is not requesting any
departure from the standard requirements of the GI General Industrial District:
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development has developed or identified the following findings,unresolved issues
and alternatives:
A. Summary of Findings
Positive Attributes: The subject property is located in the ARC Arterial Road Corridor
District and is subject to the ARC guidelines. The purpose of the ARC District is to ensure
quality development along the entryway corridors into the City of Elgin. The proposed
building materials are in compliance with the ARC Arterial Road Corridor Overlay District
rguidelines,and are consistent with the existing building materials. The applicant has revised
the site to provide for foundation plantings around the existing buildings and the proposed
building addition. The proposed landscape plan also provide for screening along the vehicle
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
use areas.
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 49-07. On a motion
to recommend approval, subject to conformance with all applicable codes and ordinances, the vote
was seven(7) yes, and zero (0) no.
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Prime Commercial Corporation,
dated May 23, 2007.
r
2. Substantial conformance to the Building Elevations and Floor Plans (Sheet A)prepared by
Randall Bees Architects, Inc. and dated April 30, 2007 with latest revisions dated May 22,
2007, with revisions as required by the Community Development Group.
3. Substantial conformance to the Landscape and Tree Inventory and Preservation Plan
prepared by David R. McCallum Associates,Inc Landscape Architects and dated August 6,
2007, with latest revisions dated August 16, 2007.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 49-07 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBITS TO FOLLOW
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- 8 -
• Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBIT A Location Map
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Department of Community Development 2000 0 2000 Feet
September 4,2007
— 9 —
Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBIT B Zoning Map
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Department of Community D evelopment 700 0 700 1400 Feet
September 4,2007
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• Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBIT C Parcel Map
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rDepartment of Community Development 200 0 200 400 Feet
September 4,2007
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Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBIT D , i•_.... •• Aerial Map
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200 0 200 400 Feet
Department of Community Development
September 4,2007
- 12 -
' Findings of Fact Planning and Development Commission
Petition 49-07 September 4, 2007
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EXHIBIT E Environmental Map
100 Year Floodplain N
Wetland
r 800 Feet
Department of Community Development 800 0
September 4,2007
- 13 -