G12-16 Ordinance No. G12-16
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE
GI GENERAL INDUSTRIAL DISTRICT TO
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(1330 Holmes Road—Ebco, Inc.)
WHEREAS, written application has been made to reclassify certain property located at
1330 Holmes Road from GI General Industrial District to PGI Planned General Industrial
District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on February 1, 2016, following due notice by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated
below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment pertain to the government and affairs of the city.
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 February 1, 2016, 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 Chapter 19.08, Section 19.08.020 entitled "Zoning District Map" of the
Elgin Municipal Code, as amended, be and is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the `Zoning District Map', as amended, be and are
hereby altered by including in the PGI Planned General Industrial District the following
described property:
LOT 4 (EXCEPT THE WESTERLY 25.0 FEET AS MEASURED ALONG THE
SOUTHERLY LINE THEREOF) AND (EXCEPT THE EASTERLY 169.5 FEET AS
MEASURED PERPENDICULAR TO THE EASTERLY LINE THEREOF) IN FIRST
ADDITION TO MILLER-DAVIS RESEARCH AND INDUSTRIAL CENTER BEING
A SUBDIVISION OF PART OF THE SOUTHEAST '/4 OF SECTION 32, AND PART
OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY,
ILLINOIS ON OCTOBER 13, 1971 AS DOCUMENT 1206526 IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
(Commonly known as 1330 Holmes 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 at 1330 Holmes Road
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose 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 zoning district. A PGI zoning district is most similar to, but departs
from the standard requirements of the GI general industrial zoning district.
B. Supplementary Regulations. Any word or phrase contained within this chapter
followed by the symbol "[SR]" shall be subject to the definitions and the
additional interpretive requirements provided in chapter 19.90 of this title. The
exclusion of such symbol shall not exempt such word or phrase from the
applicable supplementary regulation.
C. General Provisions. In this PGI Planned General Industrial District, the use and
development of land and structures shall be subject to the provisions of chapter
19.05 of this title,unless a departure has been granted by the city council.
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 of the Elgin municipal code as amended, unless a departure has
been granted by the city council.
E. Location and Size of District. 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 rights of
way, but including adjoining land or land directly opposite a right of way shall not
be less than two (2) 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 only land uses
allowed shall be those allowed as a "permitted use" [SR], as a "conditional use"
[SR], or as a "similar use" [SR] in the GI general industrial district as provided for
within Chapter 19.40.330 Land Use, and subject to the provisions of chapter
19.10 Land Use, of the Elgin Municipal Code as amended, with the exception of
those land uses prohibited within an arterial road corridor overlay district as
provided for within Chapter 19.15.520 Land Uses, of the Elgin Municipal Code as
amended.
G. Site Design. In this PGI Planned General Industrial 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. The development
of land and structures shall be in substantial conformance with the following:
1. Substantial conformance to the Application and supporting documents
submitted by Parvin-Clauss Sign Company, including the following
exhibits:
a. Statement of Purpose and Conformance dated December 16, 2015
b. Consent and Disclosure statement submitted by Bill and Sharon
Bernardo, dated January 14, 2016.
c. ALTA/ACSM Land Title Survey prepared by United Survey
Service, LLC, dated August 19, 2010.
d. Proposed Monument Sign specifications prepared by Parvin-
Clauss Sign Company, dated October 14, 2015 and last revised on
January 11, 2016.
e. Proposed Landscape Plan for Ebco Signage prepared by Avant
Gardenscapes dated received on January 19, 2016.
In the event of any conflict between the foregoing documents and the
provisions of this ordinance or other applicable city ordinances, the
provisions of this ordinance or other applicable city ordinances shall
supersede and control.
2. No additional wall mounted or integral roof graphics shall be allowed on
the north(rear) elevation of the building.
3. 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 except as specified and provided
for within the ALTA/ACSM Land Title Survey prepared by United Survey
Service, LLC, dated August 19, 2010.
I. 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, signs shall be subject to
the provisions of 19.50, Street Graphics, as may be amended from time to time
except as provided for and additionally stipulated as follows:
The subject property shall be allowed the construction of one additional
monument graphic with a surface area of 80 square feet and a maximum height of
10 feet to be located at the rear of the property and facing Interstate-90.
No additional wall mounted or integral roof graphics shall be allowed on the north
(rear) elevation of the building.
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. A conditional use may be requested
by the property owner without requiring an amendment to this PGI zoning
district.
M. 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. A variation may be requested by the property
owner without requiring an amendment to this PGI zoning district.
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.
David J. Ka. ain, 'ayor
Presented: March 16, 2016
Passed: March 16, 2016
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: March 16, 2016
Published: March 18, 2016 ;II OF 4c
r�ss�„IN CCi)'
Attest:
t/&ef.
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Kimberly Dewis, Ci y Cler _1 ti`
Iti
February 1, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN,ILLINOIS
OVERVIEW
Parvin-Clauss Sign Company, as Applicant and the Sharon M Bernardo Trust dated May 17,
2007, as Owner planned development approval to permit an additional monument graphic on the
property commonly referred to as 1330 Holmes Road.
GENERAL INFORMATION
Petition Number: 30-15
Requested Action: Planned Development as a Map Amendment
Current Zoning: GI General Industrial District
Proposed Zoning: PGI Planned General Industrial District
Existing Use: Manufacturing— Engineered Rubber and Plastic Products
Property Location: 1330 Holmes Road
Applicant: Parvin-Clauss Sign Company
Owner Sharon M Bernardo Trust dated May 17, 2007 d/b/a Ebco, Inc.
Staff Coordinator: Sarosh Saher, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Development Plan
F. Draft Zoning Ordinance
Exhibit A
Findings of Fact
Petition 30-15
February 1, 2016
BACKGROUND
Ebco is a worldwide privately held supplier of wholesale engineered rubber products for
industrial applications specializing in engineered isolators, seals hoses, and floor mats among
others in an extensive catalog of elastomer products. The company is headquartered in Elgin,
with facilities in Knoxville, Tennessee, Dublin, Ireland and Xiamen, China. The company began
in 1951 in Chicago and quickly found a market selling tires for the iconic Radio Flyer Wagon.
By the 1970s, the company was the largest supplier of toy tires in the country, but later shifted its
focus towards engineered products. Ebco relocated its headquarters from Elk Grove Village to
Elgin in 2011, and currently employs between 20-49 employees at the Elgin facility.
The owner wishes to install a second monument graphic at the north end of the property that has
frontage along Interstate-90. The graphic is proposed to be located approximately 25 feet back
from the rear lot line of the property to provide greater visibility of the business along the
interstate highway. Installation of a wall mounted graphic was initially investigated but was not
pursued as the wall surface on which a graphic could be installed by right was set back at a
distance that would block it from view from the highway thereby reducing the effectiveness of a
graphic at that location. A free standing graphic was found to be the most effective means of
announcing the presence of the company along the highway.
The proposed graphic will be 8 feet wide and 10 feet high; "V" shaped in plan, and will include a
brick masonry base to match the exterior brick on the building. The graphic will be internally
illuminated and its base will be enhanced with landscaping material. The graphic is not intended
to be constructed with an electronic LED message center panel.
The property currently contains one monument graphic and one wall graphic along its frontage
on Holmes Road. Both graphics meet the surface area and height requirements for graphics in a
GI General Industrial District. The property is eligible to install a second wall graphic on the
property, but has elected not to do so in return for the proposed monument graphic at the rear of
the property.
The property is currently located within the GI General Industrial District, and is only allowed
one monument graphic by the ordinance. An additional monument graphic can only be approved
through a departure from the requirements of the street graphics ordinance. The applicant is
therefore requesting approval of a planned development as a map amendment within a PGI
Planned General Industrial District to be able to obtain the necessary departure of the additional
monument graphic. The applicant is not proposing any changes to the building and site features
on the premises at this time.
2
Findings of Fact
Petition 30-15
February 1, 2016
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 30-15 on February 1, 2016. Testimony was presented at the
public hearing in support of the application. The Community Development Department
submitted a Planned Development Review to the Planning & Zoning Commission dated
February 1, 2016.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings regarding the standards for planned developments as outlined
within § 19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development with respect to its size, shape, significant natural features
(including topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is a trapezoid shaped parcel containing approximately 2.9
acres of land and is improved with an approximately 51,330 square foot building
containing office, manufacturing and warehousing land uses. The property is provided
with paved vehicle use areas on the south, west and north side of the building.
The rear northerly frontage of the property along Interstate-90 is landscaped with an
approximately 3 foot high berm. A fence installed by the interstate highway separates the
property from the highway. There are no trees at the rear of the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property is served with municipal sanitary sewer and water
systems.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development 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 has three points of vehicular access from Holmes Road.
Holmes Road is a local street serving the industrial properties within the Miller-Davis
Industrial Park on the west side of Elgin. The property is bounded on the north by the
Northwest Tollway (Interstate-90). There is no direct access from the subject property to
Interstate-90.
The three access points provide access to the parking and outdoor storage area located to
the east and north of the building, to the visitor parking lot located to the south of and in
3
Findings of Fact
Petition 30-15
February 1, 2016
front of the main entrance to the building, and to the loading docks on the south elevation
of the building. Parking is currently provided in conformance with the off-Street Parking
Ordinance. No changes in the area and configuration of the paved areas are proposed on
the property at this time.
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 was annexed to Elgin in 1970 as part of the Miller-Davis
annexation to Elgin under Ordinance S-956, and zoned "M-1" Limited Manufacturing
District. The property was rezoned to GI General Industrial District as part of the
comprehensive amendment to the zoning ordinance in 1992.
The original industrial building on the property was constructed in 1979 and later
expanded to the north in 1985. The existing freestanding graphic facing Holmes Road
was installed on the property in 1991.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The properties to the east south and west are zoned GI General Industrial
District and are developed with heavy industrial uses within the Miller-Davis Industrial
Park. The properties to the north of the subject property and across Interstate-90 lie
within unincorporated Kane County and are zoned "F" — Farming District. These
properties are either vacant or developed with single-family homes.
F. Trend of Development Standard. The suitability of the subject property for the intended
planned development with respect to consistency with an existing pattern of development
or an identifiable trend of development in the area.
Findings. The subject property is located within the Miller-Davis Industrial park that was
developed in the 1970s with heavy industrial uses.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
The applicant is requesting rezoning of the property through approval of a planned
development within a PGI Planned General Industrial District. The rezoning of the
property within a planned industrial district is in keeping with the current land use of the
property as well as the zoning classification and land uses within the adjacent GI General
Industrial district to the east south and west.
4
Findings of Fact
Petition 30-15
February 1, 2016
The purpose and intent of the provision of 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; and
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
the purpose and intent, location and size of a GI General Industrial District. The purpose
and intent of the GI General Industrial District is to provide an alternate industrial
environment for those industrial uses that do not require the location or environment of
an ORI zoning district.
Further, the proposed map amendment is in substantial conformance with the purpose
and intent of the planned development provisions of the ordinance. The rezoning of the
property to a PGI Planned General Industrial District will allow the property to continue
to operate as a manufacturing facility.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
planned development with respect to conformance to the goals, objectives, and policies of
the official comprehensive plan.
Findings. The property is designated as Office/Research/Industrial within the adopted
2005 Comprehensive Plan and Design Guidelines. 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.
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. There are no natural features on the property worthy of preservation. The
existing landscape material was installed as part of the development of the original
building and its expansion and will continue to be maintained. There are no trees located
at the rear of the property requiring to be cleared to increase the visibility of the graphic.
5
Findings of Fact
Petition 30-15
February 1, 2016
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. 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 operation of the
manufacturing facility will continue to be wholly conducted within the enclosed building
in a manner as it currently exists on the property. Additionally, the location, design and
operation of the new graphic will not negatively impact the subject property or that to the
west. The proposed graphic is not intended to be constructed with an electronic LED
message center panel. The sole purpose of the graphic is to provide the company with
greater visibility along the interstate highway.
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. The applicant is requesting
the following departure from the requirements of the GI General Industrial District:
• Section 19.50.070.D.2 Maximum Number of Monument Graphics: The maximum
number of monument graphics allowed by the zoning ordinance is one graphic for each
principal building on a zoning lot. The applicant is proposing a second monument style
graphic at the northerly end the property facing Interstate-90. This graphic is in addition
to the one located at the front of the property facing Holmes Road. The graphic is
proposed to be designed in masonry materials and will be located on the existing 3 foot
high berm that runs along the rear lot line.
As mitigation for the requested departure, the property owner has agreed to restrict the
graphics at the rear of the property only to the proposed monument graphic and not
request the installation of any additional wall graphic on the north elevation of the
building.
No departures from the surface area and height requirements of the graphics ordinance
are being requested at this time.
6
Findings of Fact
Petition 30-15
February 1, 2016
RECOMMENDATION DETAIL
With respect to Petition 30-15, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
1. Substantial conformance to the Application and supporting documents submitted by
Parvin-Clauss Sign Company, including the following exhibits:
a. Statement of Purpose and Conformance dated December 16, 2015
b. Consent and Disclosure statement submitted by Bill and Sharon Bernardo, dated
January 14, 2016.
c. ALTA/ACSM Land Title Survey prepared by United Survey Service, LLC, dated
August 19, 2010.
d. Proposed Monument Sign specifications prepared by Parvin-Clauss Sign
Company, dated October 14, 2015 and last revised on January 11, 2016.
e. Proposed Landscape Plan for Ebco Signage prepared by Avant Gardenscapes
dated received on January 19, 2016.
In the event of any conflict between the foregoing documents and the provisions of this
ordinance or other applicable city ordinances, the provisions of this ordinance or other
applicable city ordinances shall supersede and control.
2. No additional wall mounted or integral roof graphics shall be allowed on the north (rear)
elevation of the building.
3. Compliance with all other applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was six(6)yes and zero (0)no.
Therefore,the motion to recommend approval of Petition 30-15 was adopted.
s/Robert Siljestrom
Robert Siljestrom,Chairman
Planning&Zoning Commission
s/ Sarosh Saher
Sarosh Saher, AICP, Secretary
Planning&Zoning Commission
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EXHIBIT Aerial/Location Map N
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Map prepared by City of Elgin o 120 240 480 720 960
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Legend
QRC1 Residence Conservation 1
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RC3 Residence Conservation 3
OPRC Planned Residence Conservation
SFR1 Single Family Residence 1
PSFR1 Planned Single Family Residence 1 ; Igg
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PSFR2 Planned Single Family Residence 2 ■
TRF Two Family Residence
PTRF Planned Two Family Residence .
MFR Multiple Family Residence A
PMFR Planned Multiple Family Residence '11♦
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PRB Planned Residential Business a 1111111���......,
NB Neighborhood Business u
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EXHIBITS Zoning Map N
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Map prepared by City of Elgin 0 145 290 580 870 1,160
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Subject Property
1330 Homes Rd.
Petition 30-15
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EXHBIITC Parcel Map N
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Department of Community Development ,Feet
SITE LOCATION EXHIBIT
1330 Holmes Road
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SITE LOCATION EXHIBIT
1330 Holmes Road
Petition 30-15
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View of surrounding property looking east
Site Pictures - 1
SITE LOCATION EXHIBIT
1330 Holmes Road
Petition 30-15
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View of Interstate-90 looking west from rear of View of Interstate-90 looking east from rear of
property property
Graphic Location
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View of graphic location from rear of property View of rear of property
Site Pictures - 1