G11-08 Ordinance No. GI 1-08
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR
PUBLIC WAREHOUSING AND STORAGE
IN THE ORI OFFICE RESEARCH INDUSTRIAL DISTRICT
(2590 Alft Lane)
WHEREAS, written application has been made requesting conditional use approval for
public warehousing and storage in the ORI Office Research Industrial District; 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 December 19, 2007, 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 establishment of a public warehousing
and storage in the ORI Office Research Industrial District at 2590 Alft Lane and legally
described as follows:
Parcel One:
That Part Of Lot 27 In Westfield Business Park Plat No. 2 In The City Of Elgin,
Kane County, Illinois, Described As Follows: Commencing At The Northwest
Corner Of Said Lot 27; Thence South 01 Degrees 46 Minutes 55 Seconds West,
Along The West Line Of Said Lot 27, A Distance Of 741.04 Feet To A Line That
Is 741.00 Feet, As Measured At Right Angles, Southerly Of And Parallel With The
North Line Of Said Lot 27 For The Point Of Beginning; Thence South 88 Degrees
47 Minutes 42 Seconds East, Along Said Parallel Line, A Distance Of 417.09 Feet
To A Line That Is 66.00 Feet, As Measured At Right Angles, Westerly Of And
Parallel With The West Line Of Lot 7 Of Westfield Business Park, Being A
Subdivision Of Part Of Said Northeast Quarter Of Section 31; Thence South 01
Degrees 12 Minutes 15 Seconds West, Along Said Parallel Line, A Distance Of
538.91 Feet To The South Line Of Said Lot 27; Thence North 88 Degrees 47
Minutes 45 Seconds West, Along Said South Line, A Distance Of 422.52 Feet To
The Southwest Corner Of Said Lot 27; Thence North 01 Degrees 46 Minutes 55
Seconds East, Along Said West Line Of Lot 27. A Distance Of 538.94 Feet To The
Point Of Beginning, Being Situated In The City Of Elgin. Kane County, Illinois.
(Property Commonly Known As 2590 Alft Lane).
l be and is hereby granted subject to the following conditions:
f 1. Substantial conformance with the Statement of Purpose and Conformance,
submitted with the development application and cover letter signed by Sunny
Anderson, Elgin Property Development, L.L.C., dated November 28, 2007.
2. Substantial conformance to the Plans (Sheets T1, A101, A300), prepared by
SKJN Architekten Corporation, dated September 9, 2007.
3. Compliance with all applicable 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: January 23, 2008
Passed: January 23, 2008
Vote: Yeas: 7 Nays: 0
Recorded: January 24, 2008
Published:
Attest:
Diane Robertson, City Clerk
December 19, 2007
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FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 76-07 Requesting a Conditional Use in the ORI Office Research Industrial
District,to Permit the Establishment of Public Warehousing and Storage;Property Located at 2590
Alft Lane, by Echelon Design, as Applicant and Elgin Property Development, LLC., as Owners.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: ORI Office Research Industrial District
Existing Use: Vacant Commercial Tenant Space
Property Location: 2590 Alft Lane
Applicant: Echelon Design
Owner: Elgin Property Development, 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 Photo (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Draft Conditional Use Ordinance (see attached)
EXHIBIT
Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-07 December 19, 2007
BACKGROUND
An application has been filed by Echelon Design, requesting a conditional use to permit the
establishment of public warehousing and storage in the ORI Office Research Industrial District. The
subject property is located at 2590 Alft Lane (reference Exhibits A, B, C, D, and E).
The applicant proposes to operate a design and tradeshow exhibits business at the subject property.
A major component of the proposed business is that of the storage and warehousing of previously
constructed exhibits. The applicant needs conditional use approval for this land use to be allowed in
the ORI District. The purpose and intent of the provisions for conditional use approval is to
recognize that there are certain uses which cannot be properly located without individual review and
consideration (reference Exhibits F, G, and H.).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 76-07 on December 19, 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 Conditional Use Review dated December
12, 2007.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use 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 conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
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-2 General Manufacturing District
Present: ORI Office Research Industrial District
The subject property was annexed in 1988 and zoned M2 General Manufacturing District.
The subject property is located in the Westfield Business Park and was reclassified to ORI
Office Research Industrial District as part of the comprehensive amendment to the zoning
rb. ordinance in 1992.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
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Findings of Fact Zoning and Subdivision Hearing Board
rik Petition 76-07 December 19, 2007
the intended conditional use with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended conditional use with respect to
consistency and compatibility with surrounding land use and zoning.
The areas to the north, east and the southeast are zoned ORI Office Research Industrial
District, and have developed with office and manufacturing uses.
The area to the immediate west is zoned PORI Planned Office Research Industrial District,
and is developed with an office and manufacturing building.
The area to the southwest is zoned CF Community Facility District,and contains a city water
tower.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use with respect to its 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
the trend of development standard.
The subject property is located within an area that is developing as an office,research, light
industrial,warehouse and distribution district. The proposed conditional use conforms to the
trend of development in the area.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use 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 conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
The purpose of the ORI Office Research Industrial District is to provide an industrial
environment that fosters a sense of place and destination within a coordinated campus or
park setting through the applicable site design regulations. Public storage and warehousing
are classified as a conditional uses in the ORI Office Research Industrial District. The intent
of the conditional use process is to ensure the protection of public health,safety and welfare.
The proposed conditional uses conform to the purpose and intent of this regulation.
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STANDARDS FOR CONDITIONAL USES
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-07 December 19, 2007
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for conditional uses:
A. Site Characteristics Standard. 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.
The subject property is located within a commercial subdivision commonly known as
Westfield Business Park. The subject property is a regularly shaped parcel containing 5.4
acres of land area. The property is improved with a one story warehouse/industrial/office
multi tenant building containing 73,000 square feet of floor area, and related paved vehicle
use areas. The proposed design company will occupy a 27,650 square foot vacant tenant
space within a portion of the commercial building located on the subject property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use 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 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.
C. Traffic and Parking Standard. The availability 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 subject property is suitable for the intended conditional use with respect to the
traffic and parking standard.
The subject property is located at 2590 Alft Lane. Alft Lane is a local street, serving the
adjacent office and industrial land uses.
Off street parking is provided in conformance with the Off Street Parking Ordinance.
D. Comprehensive Plan Standard. 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.
Findings. The subject property is suitable for the intended conditional use with respect to
the Comprehensive Plan Standard.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-07 December 19, 2007
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 land use is in keeping with the objectives and
policies of this comprehensive plan designation.
E. Location,Design,and Operation Standard.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 intent of the zoning
ordinance.
No evidence has been submitted or found that the proposed conditional use will be located,
designed,or operated in a manner that will exercise undue detrimental influence on itself or
surrounding property.
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SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Trend of Development: The subject property is located within an area that is developing as
an office, research, light industrial, warehouse and distribution district. The proposed
conditional use conforms to the trend of development in the 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.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 76-07. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
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' Findings of Fact Zoning and Subdivision Hearing Board
Petition 76-07 December 19, 2007
was six (6) yes and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted with
the development application and cover letter signed by Sunny Anderson, Elgin Property
Development, LLC., dated November 28, 2007.
2. Substantial conformance to the Plans (Sheets T1, A101, A300), prepared by SKJN
Architekten Corporation, dated September 9, 2007.
3. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
4. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 76-07 was adopted.
Respectfully Submitted,
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s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Sarosh Saher
Sarosh Saher, Secretary
Zoning and Subdivision Hearing Board
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