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G21-12 Ordinance No. G21-12 • AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCE NO. G37-97 (921-927 North State Street) WHEREAS, the property described below was zoned PGI Planned General Industrial District pursuant to Ordinance No. G37-97; and WHEREAS, Ordinance No. G37-97 provided for a list of enumerated land uses restricted only to "permitted uses" and subject to the provisions of Chapter 19.10 Land Use; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G37-97 by adding a list of "conditional uses" that will be subject to the provisions of Chapter 19.10 Land Use; and WHEREAS, after due notice in the manner provided by law, the Planning and Zoning Commission conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Planning and Zoning 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 March 5, 2012, made by the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G37-97 entitled `'An Ordinance Reclassifying Property in the PGI Planned General Industrial District, Ordinance No. G37-97," passed August 13, 1997, be and is hereby amended only as set forth in this ordinance as follows: A. That Section 2 E. "Land Use," is amended by classifying the land uses presently contained within the ordinance as "permitted uses" and further adding the following section: Conditional Uses: The following enumerated "land uses" [SR] shall be the only uses allowed as "conditional uses" [SR] in this PGI district: Services Division 1. Armored car service (7381) • 2. Carpet and upholstery cleaning agents without plants on the premises (7217) 3. Carpet or rug cleaning, dying and/or repairing plants (7217) 4. Industrial launderers (7218) 5. Linen supply (7213) 6. Other schools and educational services (829) 7. Outdoor advertising services (7312) 8. Personnel supply services (736) 9. Photofinishing laboratories (7384) 10. Professional sports operators and promoters (7941) 11. Refrigerator and air conditioning service and repair (7623) 12. Reupholstery and furniture repair (764) 13. Security systems services (7382) 14. Theatrical producers (792) 15. Truck route laundry and dry cleaning not operated by laundries or cleaners (7212) Agricultural Division 1. Landscape counseling and planning (078 1) 2. Lawn and garden services (0782) 3. Ornamental shrub and tree services (0783) • 4. Soil preparation services (07 1) Construction Division 1. Building construction - general contractors and operative builders (15) 2. Construction - special trade contractors (17) Manufacturing Division 1. Apparel and other finished products made from fabrics and similar materials (23) 2. Fabricated metal products - assembly of products not involving the manufacture of major components on-site (34) 3. Furniture and fixtures (25) 4. Industrial and commercial machinery and equipment (35) 5. Leather and leather products (3 1) 6. Lumber and wood products (24) 7. Rubber and miscellaneous plastics products (30) 8. Stone, clay, glass and concrete products (32) 9. Textile mill products (22) Wholesale Trade Division 1. Apparel piece goods and notions (513) • 2. Paper and paper products (511 ) Transportation, Communication and Utilities Division 1. Courier services (4215) 2. Packing and crating (474) 3. "Radio and television antennas" [SR] (UNCL) 4. Radio and television broadcasting stations (483) 5. "Satellite dish antennas" [SR] (UNCL) 6. "Treatment, transmission and distribution facilities: poles, wires, cables; conduits, laterals, vaults, pipes, mains and valves" [SR] (UNCL) Miscellaneous Uses Division 1. Indoor sports and athletic facilities and equipment Section 3. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 4. That except as specifically amended herein Ordinance G37-97 shall remain in full force and effect. Section 5. That this ordinance shall be full force and effect immediately after its • passage in the manner provided by law. DaviJ J. 16p rh, M or Presented: April 25, 2012 Passed: April 25, 2012 Omnibus Vote: Yeas: 5 Nays: 0 Recorded: April 25, 2012 Published: April 27, 2012 Attest: Kimberly Dewis, City Clerk • Exhibit A March 5, 2012 • FINDINGS OF FACT Planning & Zoning Commission City of Elgin, Illinois SUBJECT Consideration of Petition 05-12 Requesting an Amendment to PGI Planned General Industrial District Ordinance Number G37-97, to Provide for Conditional Uses; Property Located at 921- 927 North State Street; by Chicago Properties, LLC, as Applicant and Owner. GENERAL INFORMATION Requested Action: Amendment to PGI Planned General Industrial District Ordinance No. G37-97 Current Zoning: PGI Planned General Industrial District ARC Arterial Road Corridor Overlay District Existing Use: Office and Warehouse Facility Property Location: 921-927 North State Street • Applicants and Owners: Chicago Properties, LLC Staff Coordinator: Sarosh Saher, Senior Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Environmental Map (see attached) F. Site Photos (see attached) G. Development Application and Supporting Documentation (see attached) • H. Draft Zoning Ordinance (see attached) Exhibit A Findings of Fact Planning& Zoning Commission Petition 05-12 March 5, 2012 • BACKGROUND An application has been filed by Chicago Properties, LLC, seeking an amendment to PGI Planned General Industrial District Ordinance No. G37-97, to provide for conditional uses on the property. The property is located at 921-927 North State Street (Reference Exhibits A through F). The applicant is proposing to amend Ordinance No. G37-97 to provide for a list of specific conditional uses that are currently allowable as permitted uses in the GI General Industrial District and ARC Arterial Road Corridor Overlay District. The planned district ordinance, as currently written, does not contain a list of conditional uses. Providing for these uses will give the property an opportunity to attract additional uses to the currently vacant tenant spaces (Reference Exhibits G and H). No new or additional development is proposed on the property at this time. FINDINGS After due notice, as required by law, the Planning & Zoning Commission held a public hearing in consideration of Petition 05-12 on March 5, 2012. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community • Development Department submitted a Planned Development Review, dated February 29, 2012. The Planning & Zoning Commission has made the following findings regarding this application against the standards for planned developments: 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 a regularly shaped parcel containing approximately 75,827 square feet of land. The property slopes generally towards the east and contains no significant natural features. The site is improved with a 27,600 square feet four-tenant masonry building, a parking lot and required storm water detention facilities located to the north of the building. 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. - 2 - Findings of Fact Planning & Zoning Commission Petition 05-12 March 5, 2012 • The subject property is served with municipal sanitary sewer and water systems. Stormwater control facilities have been designed in accordance with 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 has frontage along North State Street[U.S. Route 31, a regional arterial road serving the west side of Elgin, Kane County and the surrounding region. Belle Avenue runs along the north of the property and Jerusha Avenue runs along the south of the property. These are local streets and serve to provide access to the subject property and those to the north and east. Parking is provided in conformance with the Off-Street Parking Ordinance. D. Zoning History Standard. The suitability of the subject property for the intended planned development 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: O Limited Office District Present: PGI Planned General Industrial District ARC Arterial Road Corridor Overlay District The subject property was annexed in 1967 as part of the Saddlers Addition annexation to Elgin (Ordinance No. 5-874) and zoned O Limited Office District. In 1997, the property was zoned PGI Planned General Industrial District to provide for the development of a four-tenant industrial building under Ordinance No. G37-97. The building on the property was constructed in 1999. E. Surrounding Land Use and Zoning Standard. The suitability of the subject J property for the intended zoning district with respect to consistency and compatibility with - 3 - Findings of Fact Planning & Zoning Commission Petition 05-12 March 5, 2012 • surrounding land use and zoning. Findings. The subject property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. The areas to the north, southwest and immediate east of the subject property are zoned RC 1 Residence Conservation District and are developed with single-family homes. The area farther to the east of the subject property is zoned PCF Planned Community Facility District and consists of the campus of Judson University. The area located to the west and across North State Street/U.S. Route 31 is zoned GI General Industrial District. The area to the south of the subject property is zoned PGI Planned General Industrial District. These areas are developed primarily with public storage facilities. 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 the North State Street/U.S. Route 31 corridor, in an area developed primarily with commercial and industrial 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. 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 subject property conforms to the requirements of Ordinance Number G37-97 established in 1997, which provided for the development of the property with the four- tenant industrial building. No additional development is contemplated at this time. 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. - 4 - Findings of Fact Planning & Zoning Commission Petition 05-12 March 5, 2012 The subject property is designated as "Highway Commercial" in the City's adopted comprehensive plan. This designation includes commercial areas serving the surrounding neighborhood areas and larger trade areas connected via the arterial road network. 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 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 natural features worthy of preservation within the boundaries of 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 lanned development is located, P P designed, or operated in a manner that exercises undue detrimental influence on itself or surrounding property. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS No additional departures from the requirements of the GI General Industrial District are being requested other than those granted under Ordinance Number G37-97. SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES The Community Development Department has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. Positive Attributes: Ordinance Number G37-97, established on August 13, 1997 does not provide for a list of conditional uses on the property. The proposed list of conditional uses comprises of those uses that are currently allowed as permitted uses in the GI General Industrial District. The provision of these additional uses will increase the marketability of the property and attract additional uses to the currently vacant tenant spaces. - 5 - r Findings of Fact Planning & Zoning Commission Petition 05-12 March 5, 2012 Granting of conditional use approval will be subject to the requirements of Chapter 19.65 of the Elgin Municipal Code entitled "Conditional Uses." The purpose and intent of the provisions for conditional uses is to recognize that there are certain uses with unique characteristics and unusual impacts on surrounding property, which cannot be properly classified in any particular zoning district without individual review and consideration. B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval, denial, or approval with conditions. RECOMMENDATION The Planning & Zoning Commission recommends approval of Petition 05-12. On a motion to recommend approval, subject to the following conditions, the vote was eight (8) yes and zero (0) no. 1. Substantial Conformance to the Statement of Purpose and Conformance for 921-927 North State Street, Elgin Illinois, prepared by Warren R. Fuller of Fuller and Berres, Attorneys at Law, and submitted with the development application dated January 10, 2012. 2. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 05-12 was adopted. Respectfully submitted: s/Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/ Sarosh Saher Sarosh Saher, Secretary Planning and Development Commission • - 6 -