G55-14 Ordinance No. G55-14
AN ORDINANCE
AMENDING PAB PLANNED AREA BUSINESS DISTRICT
ORDINANCE NO. G11-99
(1700 Big Timber Road)
WHEREAS, the territory herein described has been classified in the PAB Planned Area
Business District under Ordinance No. G 11-99; and
WHEREAS, written application has been made to amend PAB Planned Area Business
District Ordinance No. G11-99, to add one additional permitted manufacturing land use; and
WHEREAS, after due notice in the manner provided by law, the Planning & 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, Illinois, has reviewed the findings and
recommendations 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 September 2, 2014, made by the Planning & Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G11-99 entitled "An Ordinance Granting a Conditional
Use for a Planned Development," passed February 24, 1999, be and is hereby amended only as
set forth in this ordinance as follows:
Section 1. — Land uses, Subparagraph a. — Permitted Uses; is hereby amended to
include the following additional land use under the "Manufacturing Division"
Packaging Paper and Plastics Film, Coated and Laminated (SIC 2671)
And subject to the following conditions:
1. Substantial conformance with the Development Application, Statement of
Purpose and Attachments, submitted by Multifilm Packaging Corporation as
applicant and owner, dated received July 17, 2014.
2. Substantial conformance with the "ALTA/ACSM Land Title Survey", submitted
by Multifilm Packaging Corporation as applicant and owner, dated received July
17, 2014.
3. Substantial conformance with the "Exhibit B", submitted by Multifilm Packaging
Corporation as applicant and owner, dated received July 17, 2014.
4. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
5. Conformance with all applicable codes and ordinances.
Section 3. That except as amended herein, the use and development of the Subject
Property shall be controlled pursuant to the provisions of Ordinance No. GI 1-99. In the event of
any conflict between this ordinance, and Ordinance No. G11-99, this ordinance and associated
documents shall control and prevail.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Kapta'VMayX
Presented: October 8, 2014
Passed: October 8, 2014
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: October 8, 2014
c.
Published: October 10, 2014
Attest. ✓ ,,y i`
Kimberly Dewis, City Clerk
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September 2, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Communit-v Development Department Cit,. of Elgin, IL
OVERVIEW
Multifilm Packaging Corporation, requests an amendment to AB Area Business District
Ordinance Number G11-99,to include as a permitted use "Packaging Paper and Plastics Film,
Coated and Laminated" land use (SIC 2671); at the property located at 1700 Big Timber Road.
GENERAL INFORMATION
Petition Number 35-14
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: Multifilm Packaging Corporation
History: After due notice as required by law,the Planning&Zoning
Commission held a public hearing and considered Petition 35-14
on September 2, 2014. The applicant submitted a Statement of Purpose
& Conformance dated received July 17, 2014 and testified at the
public hearing.
Staff Coordinator: Dave Waden, Senior Planner
List of Exhibits: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND & PROJECT DETAIL
Multifilm Packaging Corporation is a fully integrated manufacturer of flexible packaging
solutions for the food, beverage, and confectionery industries, serving the North American
market. They specialize in piece wraps for confections and high-barrier laminates. Their
capabilities include cast film extrusion of CPP and PE, metallizing and de-metallizing, printing,
EXHIBIT A
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 35-14 September 2, 2014
laminating, coating, and slitting, all of which is currently taking place in the facility located at
1040 North McLean Boulevard, which has been in operation since 1982. Multifilm has been
management owned and operated since 2008 and has grown from 45 to 65 employees in that
timeframe.
They recently have purchased the parcel at 1700 Big Timber Road in order to support the growth
that has incurred and expects to incur in the flexible packaging industry. In February of 1999
Ordinance G11-99 granting a Conditional Use for a Planned Development was approved for this
parcel, which added four additional permitted manufacturing land uses that are not otherwise
permitted in the AB zoning district. Those permitted manufacturing uses for the parcel include
the following:
Electronic and other electrical equipment and components(SIC 36)
Fabricated metal products (SIC 34)
Freight forwarding in general (SIC 473 1)
Trucking services (SIC 421)
The "SIC" numbers following each land use description refer to the "Standard Industrial
Classification" (SIC) system used by the U.S. Department of Labor to classify industries.
Unfortunately, Multifilm's manufacturing business does not fall within the meaning of any of the
four permitted manufacturing uses as designated in ordinance GI 1-99. Multifilm is classified as
a "Packaging Paper and Plastics Film, Coated and Laminated" land use (SIC 2671). The zoning
classification for this parcel will have to be amended to include this land use as a permitted use
so that Multifilm can manufacture at said location.
Once they locate a portion of their operations to 1700 Big Timber Road manufacturing and
warehousing may occur up to 24 hours a day, with an office open during normal business hours.
They estimate they will be adding approximately 10 to 20 employees at the new location.
FINDINGS OF FACT
The Planning & Zoning Commission reviewed the proposal with respect to its location, design,
and operation on September 2, 2014 and found that it did meet the standards for Planned
Development pursuant to Chapter 19.60 of the zoning ordinance, as set forth below.
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 amendment to the zoning district with
respect to the site characteristics standard. The subject property which is rectangular in
shape and consists of 3.84 acres of land was built in 1999 and consist of a 40,900 square
foot building with surface parking lot.
2
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 35-14 September 2, 2014
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 amendment to the zoning district with
respect to the sewer and water standard. The subject property is served with municipal
water and sanitary sewer systems, and the stormwater facilities are in conformance with
the standards and regulations of the City of Elgin and Kane County Stormwater
Management Ordinances.
Multifilm has undertaken several sustainability projects within the last few years which
have helped the company become more efficient and sustainable. One example was the
replacement of a 300-ton, 20 year old rooftop chiller that handled process cooling with a
completely custom geothermal process cooling and HVAC system by GeoCool.
Multifilm is a zero waste-to-landfill manufacturer which was established in May 2011,
the Zero Waste Program utilizes multiple outlets for reuse and recycling.
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 amendment to the zoning district with
respect to the traffic and parking standard. The subject property is located on the north
side of Big Timber Road which is classified as an arterial street serving the west side of
Elgin. There is one point of ingress from Big Timber Road into the subject property. The
property includes a surface parking lot on the south side of the building for customers and
employees. The large surface parking lot on the north side of the building is used for
truck trailer parking and employee parking.
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 amendment to the 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 annexed into the City of Elgin in 1966 as
part of the Sleepy Hollow Road/Ni-Gas annexation was zoned MI Limited
Manufacturing District. In 1992, the property was reclassified to AB Area Business
District as part of a comprehensive amendment to the zoning ordinance. Multifilm has
been in operation since 1982.
The AB Ordinance was amended in 1999 through Ordinance No. G 11-99 to add four
manufacturing land uses as permitted uses.
3
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 35-14 September 2, 2014
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 amendment to the zoning district with
respect to consistency and compatibility with surrounding land use and zoning.
The area to the north of the subject property is zoned GI General Industrial District and is
developed with industrial buildings.
The area to the south of the subject property is zoned CI Commercial Industrial District
and is developed with an industrial building and surface parking lot.
The area to the west of the subject property is zoned AB Area Business District and is
developed with a Nicor Gas building and surface parking lot.
The area to the east of the subject property is zoned AB Area Business District and is
developed with a freestanding commercial building with large surface parking lot.
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 amendment to the 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 that has developed with
commercial, retail, industrial and fast food restaurants.
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 purpose of the AB Area Business district is to provide commodities and services to
several neighborhoods, and in some instances to a communitywide or regional supporting
population. AB zoning districts are limited by the applicable site design regulations to an
intermediate scale of development relative to NB Neighborhood Business districts and
the CC 1 Center City district.
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 overlay district is a zoning overlay district, and
accordingly, the property located within the district shall be subject to the regulations of
the underlying zoning district in which it is located.
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Recommendation & Findings of Fact Planning & Zoning Commission
Petition 35-14 September 2, 2014
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 an
AB Area Business District.
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 amendment to the zoning district with
respect to the comprehensive plan standard. The subject property is designated as
"Office/Research/Industrial which 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 the
"Office/Research/Industrial" comprehensive plan designation.
I. Natural Preservation Standard. The suitability of the subject property for the intended
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 amendment to the zoning district with
respect to the natural preservation standard. There are no significant natural features
present at the subject property worthy of preservation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
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 amendment to the zoning district 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.
RECOMMENDATION DETAIL
By a vote of five (5) yes, zero (0) no, the Planning & Zoning Commission recommends approval
of Petition 35-14, subject to the following conditions:
1. Substantial conformance with the Development Application, Statement of
Purpose and Attachments, submitted by Multifilm Packaging Corporation as
applicant and owner, dated received July 17, 2014.
5
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 35-14 September 2, 2014
2. Substantial conformance with the "ALTA/ACSM Land Title Survey", submitted
by Multifilm Packaging Corporation as applicant and owner, dated received July
17, 2014.
3. Substantial conformance with the "Exhibit B", submitted by Multifilm Packaging
Corporation as applicant and owner, dated received July 17 2014.
4. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
5. Conformance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 35-14 was adopted.
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning&Zoning Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning& Zoning Commission
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Subject Property 3
1700 Big Timber Rd
Petition 35-14
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Big Timber
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SITE LOCATION EXHIBIT
1700 Big Timber Road
Petition 35-14
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Site Location
View from Big Timber looking Northeast
SITE LOCATION EXHIBIT
1700 Big Timber Road
Petition 35-14
View from Big Timber looking Northwest
Aerial view looking South