G12-18 Ordinance No. G12-18
AN ORDINANCE
AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT
ORDINANCES NO. G37-97 and G21-12
(921-927 N. State Street)
WHEREAS, the territory herein described has been classified in the PGI Planned General
Industrial District pursuant to Ordinances No. G37-97; and
WHEREAS, by adopting Ordinance No. G21-12 on April 25, 2012, the City Council of
the City of Elgin, Illinois (hereinafter"the City Council") amended Ordinance No.G37-97; and
WHEREAS, written application has been made to amend the PGI Planned General
Industrial District Ordinances No. G37-97 and G21-12 to allow for the expansion of the vehicle
use area east of the building with a departure from Section 19.40.335, "Site Design", specifically
to reduce the depth of the transition landscape yard; and
WHEREAS, the zoning lot with the building containing the premises at 921-927 N. State
Street is legally described in Ordinance No. G37-97 (the "Subject Property"); and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said applications on January 8, 2018 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & 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 an amendment
to the PGI Planned General Industrial District pertains 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 January 8, 2017, and the recommendations made by the Community Development
Department and the Planning&Zoning Commission,a copy of which is attached hereto and made
a part hereof by reference as Exhibit A.
Section 2. That Section 2 F. of Ordinance No. G37-97, which regulates "Site Design"
for the PGI Planned General Industrial District of the Subject Property, is hereby amended to
include the following additional conditions:
4. A minimum of 15-foot transition landscape yard shall be provided along the east
property line.
5. Substantial conformance to the Development Application and supporting documents
submitted by Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner, including
the following materials:
a. Undated Statement of Purpose and Conformance 921-927 N State Street-Route 31,
received September 26, 2017;
b. Alta/NSPS Land Title Survey, prepared by Compass Surveying, Ltd., dated May 8,
2017;
c. Site Plan,prepared by Scheflow Engineers,dated July 28,2017, last revised January
2, 2018;
d. Stormwater Pollution Prevention Plan, prepared by Scheflow Engineers, dated July
28, 2017, last revised November 14, 2017;
e. Demolition and Landscaping Plan, prepared by Scheflow Engineers, dated July 28,
2017, last revised November 14, 2017;
f. Grading Plan and Details,prepared by Scheflow Engineers, dated July 28,2017, last
revised November 14, 2017;
g. Truck Turning Exhibit, prepared by Scheflow Engineers, dated November 2, 2017,
last revised November 14, 2017;
h. Tree Protection Plan, prepared by Scheflow Engineers, dated November 2, 2017,
last revised November 14, 2017;
i. City of Elgin Standard Details Sheet 1 of 2, prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised October 19, 2016;
j. City of Elgin Standard Details Sheet 2 of 2, prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised November 8, 2016;
k. City of Elgin General Notes plan, prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised March 6, 2016; and
1. Elgin Technology Center Stormwater Detention Calculations, prepared by Frank C.
Cuda, dated October 31, 2017;
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city ordinances
shall supersede and control.
6. Compliance with all applicable codes and ordinances.
2
Section 3. That except as amended herein, the use and development of Subject
Property shall be controlled pursuant to the provisions of Ordinance Nos. G37-97and G21-12. In
the event of any conflict between this ordinance, which expressly includes those documents
detailed within Section 2, and Ordinance Nos. G37 97 and G21-12, this ordinance and associated
documents shall control and prevail.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
63Z -
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Presented: February 28, 2018
Passed: February 28, 2018
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: February 28, 2018
Published: March 1, 2018
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Kimberly Dewis C. Clerk �� ( •
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EXHIBIT A
January 8, 2018
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 25-17, an application by
Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner, are requesting approval
of an amendment to the PGI Planned General Industrial District Ordinance No. G37-97 and
Ordinance No. G21-12 with a departure from Section 19.40.335, "Site Design", specifically to
reduce the depth of the transition landscape yard, to expand the existing vehicle use area at the
property commonly referred to as 921-927 N. State Street. The property is zoned PGI General
Industrial District and ARC Arterial Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 25-17
Requested Action: Amendment to PGI Planned General Industrial District
Current Zoning: PGI Planned General Industrial District&
ARC Arterial Road Corridor Overlay District
Existing Use: Multi-tenant office and warehousing building
Proposed Use: Multi-tenant office and warehousing building (no change)
Property Location: 921-927 N. State Street
Applicant: Sam Mokhtarian
Owner SD&S/Elgin, LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
The applicant is requesting approval of an amendment to the PGI Planned General Industrial
District Ordinance Nos. G37-97 and G21-12 to expand the vehicle use area in rear of the building
which would reduce the transition landscape yard from the east lot line from 30 feet to 15 feet.
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Existing Site Plan — Proposed Site Plan
Figure 1:Proposed Site Improvements
The subject property, zoned PGI Planned General Industrial District, is located on the east side of
N. State Street between Jerusha Avenue on the south and Belle Avenue on the north. The 1.7-acre
property is improved with a 27,000-square foot one-story building with four commercial tenants.
-2 -
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
The property also features a surface parking lot west of the building with 22 parking spaces, and a
vehicle use area and parking lot east of the building with another 11 parking spaces for a total of
33 parking spaces on site. Four loading docks, one for each tenant, are located on the east side of
the building. The property does not have direct access to N. State Street, but has two access
driveways on the south to Jerusha Avenue,and two access driveways on the north to Belle Avenue.
Three tenant spaces are occupied with general office and warehousing uses,while one tenant space
is currently vacant.
The existing building was approved in 1997, by Ordinance No. G37-97 that established the PGI
zoning district. The Ordinance No. G37-97 also granted a departure from the parking requirement
from 45 to 33 parking spaces, and reductions in vehicle use area street setbacks from 15 feet to
three feet along N. State Street, and from 15 feet to two feet along Belle Avenue.
The Ordinance also granted a reduction to the vehicle use area transition landscape yard from 50
feet to 30 feet along the east lot line. The 30-foot transition yard setback is required only along the
southern portion of the east lot line abutting the RC 1-zoned property adjacent to the east. The
vehicle use area setback from the northern portion of the east lot line abutting the PCF-zoned
property is six feet. The PGI ordinance was later revised in 2012 by Ordinance No. G21-12 to
expand the list of allowable uses on the property by adding a number of conditional uses.
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Figure 2:Area Zoning Map
- 3 -
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
The applicant is now proposing to expand the vehicle use area and further reduce the transition
landscape yard setback from the east lot line from 30 feet to 15 feet. The proposed expansion of
the vehicle use area will provide adequate paved surface for truck turning and access to the loading
docks.
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Figure 3: Truck fuming diagram
The applicant is proposing to install a new six-foot high solid fence along the southern portion of
the east lot line to mitigate any negative impact to the adjacent property. The applicant will also
install 14 new evergreen trees (Arborvitae) along the new fence. The refuse collection area along
the building will also be enclosed by a new six-foot high solid fence.The applicant is not proposing
any other changes to the site. All proposed improvements will meet the requirements of the
stormwater ordinance.
The proposal requires an amendment to the PGI Planned General Industrial Ordinances Nos. G37-
97 and G21-12 with a departure from Section 19.40.335, "Site Design", specifically to reduce the
depth of the transition landscape yard.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City of Elgin in 1967. Upon
annexation, the property was zoned 0 Limited Office District. In 1997, the property was
zoned PGI Planned General Industrial District by Ordinance No. G37-97, which allowed
the construction of the existing 27,000-square foot building on site. The building was
-4 -
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
completed in 1999. In 2001, the property became part of the ARC Arterial Road Corridor
Overlay District. In 2012,the existing PGI zoning district was amended by Ordinance G21-
12 to add a list of conditional uses allowed on the property.
B. Surrounding Land Use and Zoning. The property to the north across Belle Avenue is
zoned RC1 Residence Conservation District and is currently vacant. The property to the
west across N. State Street is zoned GI General Industrial District and is improved with a
public self-storage facility. The property to the south across Jerusha Avenue is zoned PGI
Planned General Industrial District and is improved with another public self-storage
facility.
On the east side, the property is adjacent to the PCF Planned Community Facility District
along the northern portion of the east lot line. The PCF zoned property is part of Judson
University and is currently vacant. Along the southern portion of the east lot line, the
property is adjacent to the RC1 Residence Conservation District. The RC1 zoned property
is improved with a single-family home that is currently vacant.
C. Comprehensive Plan.The subject property is designated as Office/Research/Industrial by
the City's 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.
D. 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 zoning district.A PGI zoning district is most
similar to,but departs from the standard requirements of the GI General Industrial zoning
district.
E. Trend of Development.The subject property is located along N. State Street Arterial Road
that provides access to I-90 Tollway via the full interchange.While Judson University and
a residential townhome community are the primary uses along N. State Street north of the
site, office, light industrial and warehousing uses are the primary uses located along N.
State Street south of the site. The N. State Street corridor south of the site has historically
been dominated with light-industrial and manufacturing uses due to the proximity of the
railroad corridor that runs parallel to N. State Street. In the second half of the 19t century,
auto-centric service uses and public storage facilities have opened up along the corridor.
- 5 -
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
Due to the easy access to the I-90 tollway, staff anticipates the N. State Street corridor,
including the subject property, will continue to be occupied with light-industrial and office
uses that rely on easy access to I-90 tollway and the rest of the region.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 25-17 on January 8, 2018. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Planned Development Amendment Review and Written Findings & Recommendation to the
Planning&Zoning Commission dated January 8, 2018.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
STANDARDS FOR MAP AMENDMENTS
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, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 1.7-acre property is improved with a 27,000-square foot
building, a surface parking lot west of the building, and a surface parking lot and a vehicle
use area east of the building. The vehicle use area east of the building is located
approximately 30 feet from the east lot line. The existing 30-foot transition landscape yard
provides adequate space to expand the vehicle use area, and establish a 15-foot wide
transition landscape yard.
The property generally slops down from west to east. Two small storwater detention
facilities are located on the property, one on the north side of the building and one in the
southeast corner of the property. As part of the vehicle use area expansion, the applicant
will modify the stormwater detention facility in the southeast corner of the property. The
property will continue to meet all requirements of the stormwater ordinance.
No significant natural features exist on the property. The applicant will remove two dead
trees along the east property line and install 14 new evergreen trees along the new fence
line.
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Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
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 stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing building is served with municipal sanitary and water services. The applicant
is not proposing to make any changes to the exiting sanitary and water facilities which can
adequately serve the building.
The applicant is proposing to modify the existing stormwater detention facility in the
southeast corner of the property to accommodate the proposed expansion of the vehicle use
area. The proposed improvements will meet all requirements of the stormwater control
ordinance.
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.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable 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. The property does not have direct access to N. State Street,but has two access
driveways to Belle Avenue on the north side, and two access driveways to Jerusha Avenue
on the south side of the property. The applicant is not proposing to make any changes to
the existing driveways as the existing configuration adequately serves the property.
The applicant is proposing to expand the vehicle use area in rear of the building to improve
the vehicular circulation on the property. Currently, the standard semi-trucks are not able
to properly access the loading docks in rear of the building due to inadequate size of the
- 7 -
Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
vehicle use area necessary for truck turn-around. The proposed expansion of the vehicle
use area by 15 feet will enable the trucks to complete a three-point turn on the property and
access the loading docks. The proposed improvements will provide for safe and efficient
on-site vehicular circulation that will eliminate any traffic congestion on the surrounding
streets during deliveries by semi-trucks.
The existing 33 parking spaces on the property, including the 11 parking spaces in rear of
the building, meet the parking requirement established by Ordinance No. G37-97. The
applicant will re-stripe the 11 parking spaces in rear of the building to maintain the required
number of parking spaces which adequately serve the existing uses on the property.
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. This standard is not applicable. The property has been improved with the
existing 27,000-square foot building since 1999. The existing building was approved by
Ordinance No. G37-97 which established the PGI Planned General Industrial District.
Since its completion,the building has been partially or fully occupied with uses permitted
in the PGI zoning district.
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 property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. Most surrounding
properties along N. State Street are improved with commercial uses. The property to the
west across N. State Street is zoned GI General Industrial District and is improved with a
public self-storage facility. The property to the south across Jerusha Avenue is zoned PGI
Planned General Industrial District and is improved with another public self-storage
facility. The property to the north across Belle Avenue is zoned RC1 Residence
Conservation District but is currently vacant. On the east side, the property is adjacent to
the PCF Planned Community Facility District along the northern portion of the east lot line.
The PCF-zoned property is part of Judson University and is currently vacant. Along the
southern portion of the east lot line, the property is adjacent to the RC1 Residence
Conservation District.The RC 1-zoned property is improved with a single-family home that
is currently vacant.
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.
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Recommendation& Findings of Fact
Petition 25-17
January 8, 2017
Findings. The subject property is suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area.The property is located along N. State Street Arterial Road that provides access
to I-90 Tollway via the full interchange. N. State Street corridor has historically been
dominated with light-industrial and manufacturing uses due to the proximity of the railroad
corridor that runs parallel to N. State Street. In the second half of the 19th century, auto-
centric service uses and public storage facilities have opened up along the corridor because
of the high volume of traffic.
Due to the easy access to the 1-90 tollway, staff anticipates the N. State Street corridor,
including the subject property, will continue to be occupied with light-industrial,
warehousing, and office uses that rely on easy access to I-90 tollway and the rest of the
region.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The property was zoned PGI Planned General Industrial District in 1997
by Ordinance No. G37-97. 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 zoning district. A PGI zoning
district is most similar to, but departs from the standard requirements of the GI General
Industrial zoning 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 intended zoning district with respect to
conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The
subject property is designated as Office/Research/Industrial by the City's 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.
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Recommendation & Findings of Fact
Petition 25-17
January 8, 2017
As mentioned above, the property is located along N. State Street Arterial Road with easy
access to I-90 tollway. With the proposed expansion of the vehicle use area to improve the
access for semi-trucks and trailers, the property will continue to be attractive to light-
industrial,warehousing,and office uses that rely on easy access to I-90 tollway and the rest
of the region.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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 preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. There are no significant natural features,
watercourses, wetlands nor vegetation located on the property. The property generally
slopes down from west to east. Two stormwater detention facilities are located on the
property, one on the north side of the building and one in the southeast corner of the
property. The applicant will make improvements to the existing stormwater detention
facility in the southeast corner of the property in accordance with the stormwater control
ordinance. The applicant will also remove two dead trees on the property, but will install
14 new evergreen trees along the east lot line.
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. The subject property is suitable 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
properties. The applicant is not proposing any changes to the land uses allowed on the
property. The proposed expansion of the vehicle use area for improved access by semi-
trucks will make the property more attractive to the light-industrial and warehousing uses
allowed in the PGI zoning district. The proposed improvements will not have any negative
impact on the surrounding properties. The applicant will install a new six-foot high solid
fence and new evergreen trees to mitigate any potential impact on the surrounding
properties.
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Recommendation& Findings of Fact
Petition 25-17
January 8, 2017
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of Ordinance G37-97
that established the PGI Planned General Industrial District:
1. Section 2. F. "Site Design",of Ordinance G37-97.The applicant is proposing to
expand the vehicle use area in rear of the building which would reduce the transition
landscape yard setback from the east property line to 15 feet. Ordinance G37-97
requires a minimum 30-foot transition landscape yard setback along the southern
portion of the east property line.
Staff finds the proposed reduction in the transition landscape yard from 30 feet to 15 feet will not
have any negative effect on the surrounding properties. The southern portion of the subject
property abuts an RC1 Residence Conservation District where the transition yard setback required
for the vehicle use area is 30 feet. The northern portion of the property abuts a PCF Planned
Community Facility District where the transition yard setback is not required. There, the required
setback for the vehicle use area along the northern portion of the east lot line is 6 feet. The varying
setback requirement along the east lot line presents a challenge for an efficient parking lot design.
The applicant is proposing to expand the vehicle use area with a consistent 15-foot setback from
the east lot line to accommodate adequate space on the property for truck turning and loading dock
access. Four loading docks currently exist on the east side of the building serving the four tenants
in the building. The existing tenants receive deliveries by standard semi-trucks which require
additional vehicle-use area to properly back into the loading docks in rear of building. Future
tenants of the building are also expected to be serviced by standard semi-trucks.
To mitigate any negative effect on the surrounding properties, the applicant has agreed to install a
six-foot high solid fence with additional landscaping (14 evergreen trees) to screen the building
and vehicle use area from the adjacent residentially zoned property. The adjacent property is
currently vacant, and has not been used for residential purpose for a long time.
RECOMMENDATION
The Community Development Department and Planning and Zoning Commission recommend
approval of Petition 25-17 to amend the existing PGI Planned General Industrial District, subject
to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Sam Mokhtarian, as applicant, and SD&S/Elgin, LLC, as property owner,
including the following materials:
a. Undated Statement of Purpose and Conformance 921-927 N State Street-Route 31,
received September 26, 2017;
- 11 -
Recommendation &Findings of Fact
Petition 25-17
January 8, 2017
b. Alta/NSPS Land Title Survey,prepared by Compass Surveying, Ltd., dated May 8,
2017;
c. Site Plan, prepared by Scheflow Engineers, dated July 28, 2017, last revised
January 2, 2018;
d. Stormwater Pollution Prevention Plan,prepared by Scheflow Engineers, dated
July 28, 2017, last revised November 14, 2017;
e. Demolition and Landscaping Plan, prepared by Scheflow Engineers, dated July
28, 2017, last revised November 14, 2017;
f. Grading Plan and Details,prepared by Scheflow Engineers, dated July 28, 2017,
last revised November 14, 2017;
g. Truck Turning Exhibit,prepared by Scheflow Engineers, dated November 2,
2017, last revised November 14, 2017;
h. Tree Protection Plan, prepared by Scheflow Engineers, dated November 2, 2017,
last revised November 14, 2017;
i. City of Elgin Standard Details Sheet 1 of 2,prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised October 19, 2016;
j. City of Elgin Standard Details Sheet 2 of 2,prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised November 8, 2016;
k. City of Elgin General Notes plan, prepared by City of Elgin Engineering
Department, dated January 13, 2004, last revised March 6, 2016; and
1. Elgin Technology Center Stormwater Detention Calculations, prepared by Frank
C. Cuda, dated October 31, 2017;
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A minimum of 15-foot transition landscape yard shall be provided along the east property
line.
3. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
25-17 for a Planned Development Amendment to PGI Planned General Industrial District subject
to the conditions outlined by the Community Development Department, was six (6) yes, zero (0)
no, and zero(0) abstentions. One member was absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
- 12 -
Recommendation &Findings of Fact
Petition 25-17
January 8, 2017
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
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EXHIBIT A Aerial/Location Map
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0 90 180 360 540 720
Map prepared by City of Elgin Feet
Department of Community Development
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Big Timber Rd -
Big Timber Ct
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Legend Belle Ave
ORC1 Residence Conservation 1
ORC2 Residence Conservation 2 -
QRC3 Residence Conservation 3 11111
QPRC Planned Residence Conservation -
QSFR1 Single Family Residence 1a . .. . an._ -
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dly Residence 1 II
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ILPTRF Planned Two Family Residence - 1 Teal Ave
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-MFR Multiple Family Residence - 0 I
I.PMFR Planned Multiple Family Residence
DRB Residence Business „M„
QPRB Planned Residential Business ,
IMNB
NB Neighborhood Business PGI Genesee Ave
MI PNB Planned Neighborhood Business 111
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-CC2 Center City 2 _.r Owasco Ave
-PCC Planned Center City M
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MIGI General Industrial
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EXHIBITS Zoning Map "
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Map prepared by City of Elgin 0 100 200 400 600 800 Feet
Department of Community Development
Subject Property
921 -927 N. State St.
Petition 25-17 Be/Ie Ave
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Jerusha Ave
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EXHBIITC Parcel Map
City of Elgin 0 15 30 60 90 120
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
921-927 N. State Street
Petition 25-17
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EXHIBIT
SITE LOCATION
27 N• State Street
921-9
25-17
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EXHIBIT D
SITE LOCATION
921-927 N. State Street
Petition 25-17
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EXHIBIT D
SITE LOCATION
921-927 N. State Street
Petition 25-17
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EXHIBIT D
SITE LOCATION
921-927 N. State Street
Petition 25-17
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