G73-18 Ordinance No. G73-18
• AN ORDINANCE
AMENDING CHAPTER 19.40 OF THE ELGIN M JNICIPAL CODE, 1976,
AS AMENDED, ENTITLED "INDUSTRIAL DISTRICTS"
WHEREAS, written application has been made to end Chapter 19.40 of the Elgin
Zoning Ordinance entitled "Industrial Districts" to allow certa n conditional uses; and
WHEREAS,the Planning and Zoning Commission co ducted a public hearing concerning
the proposed amendment on November 5, 2018, following d e notice including by publication;
and
WHEREAS, the Community Development Depart ent and the Planning and Zoning
Commission recommend approval of said application; 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 • a home rule unit may exercise any
power and perform any function pertaining to its government . d affairs; and
• WHEREAS, zoning, including, but not limited to, thi ordinance granting an amendment
to Chapter 19.40 of the Elgin Zoning Ordinance entitled " ndustrial Districts" pertains to the
government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE •ITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgi hereby adopts the Findings of Fact,
dated November 5, 2018, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a co.y of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Section 19.40.330.B, of the Elgin unicipal Code, 1976, as amended,
which regulates "Land Uses" in the GI General Industrial D strict be and is hereby amended to
include the following additional uses:
Conditional Uses. The following enumerated land uses shall be additional land uses
allowed as"conditional use" [SR] in GI General Industrial Di.trict:
4. Services division:
Crematories (7261)
S
Section 3. That this ordinance shall be in full force and effect immediately after its passage
rbk in the manner provided by law.
6 --/vilf::, -77 411 C
David J. Kapta , M or
Presented: December 19, 2018
Passed: December 19, 2018
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: December 19, 2018 ;,/°."1 ,
Published: December 20, 2018::tat/t -
Ot& 72galA , ;41,. 'At?24.
4k
Kimberly Dewis, C Clerk
r
r
- 2 -
EXHIBIT A
November 5, 2018
tek
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 Petitions 42-18 and 43-18 an application
by Daniel Symonds, as applicant and Garden 6 Joint Venture, as property owner, requesting approval of
a text amendment to Section 19.40.330 B. Land Use, of the Elgin Municipal Code to allow crematoriums
as a conditional use in GI General Industrial Districts, and requesting a conditional use for a crematorium,
all of which are necessary to establish a crematorium at the property commonly referred to as 1330 Crispin
Drive, Units 211, 212, and 213. The subject property is zoned GI General Industrial District.
GENERAL INFORMATION
Petition Number: 42-18 and 43-18
rProperty Location: 1330 Crispin Drive, Units 211, 212, 213
Requested Action: Text Amendment to Section 19.40.330, and Conditional Use
Current Zoning: GI General Industrial District
Proposed Zoning: No change. GI General Industrial District
Existing Use: Vacant tenant space within an existing office/warehouse/industrial building
Proposed Use: Crematorium
Applicant: Daniel Symonds
Owner Garden 6 Joint Venture
Staff Coordinator: Denise Momodu, Associate Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
•
Recommendation&Findings of Fact
Petitions 42-18 and 43-18
• November 5, 2018
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
An application has been filed by Daniel Symonds, as applicant, : d Garden 6 Joint Venture, as property
owner,requesting approval of a text amendment to Section 19.40. 30 B.Land Use,of the Elgin Municipal
Code to allow crematoriums as a conditional use in GI Gener. Industrial Districts, and requesting a
conditional use for a crematorium, all of which are necessary to stablish a crematorium at the property
commonly referred to as 1330 Crispin Drive, Units 211, 212, an. 213. The subject property is zoned GI
General Industrial District.
The 2.6 acre property is located on the north side of Crispin Drive, east of McLean Boulevard,within the
Fox Bluff Corporate Center Subdivision that was established in 992. The property is improved with a
one-story, 28,500-square foot office/warehouse building that co tains 19 condominium units and 139
parking spaces. All existing units are currently occupied, except f r Unit 213.
Text Amendment Request
• Stand-alone crematoriums are currently not allowed in the GI Gen:ral Industrial District where the subject
property is located.Crematoriums are only allowed in the NB Nei:I borhood Business,AB Area Business,
CC 1 and CC2 Center City districts as a conditional use. A cemete could have a crematorium as of right
in the CF Community Facility district. The applicant suggests th:t a crematorium is also appropriate in
the GI Industrial District with other light-industrial and manufac ' g uses.
The applicant is proposing a text amendment to the zoning ordin. ce to add crematoriums as an allowable
conditional use in the GI General Industrial District. As such, applications for crematoriums in any GI
District in the city would be required to be reviewed by the Planning and Zoning Commission with fmal
review and approval by the City Council.
Conditional Use Request
In combination with the text amendment application, the applican is requesting conditional use approval
to establish a crematorium at 1330 Crispin Drive, Units 211, 12, and 213. The three units have a
combined floor area of approximately 4,500-square feet. Initially the crematorium would be established
only in Unit 213 (1,500 square feet).The approval for units 211 . d 212 would allow future expansion of
the crematorium to those units without the need for a future publi i hearing. The applicant is proposing to
purchase all three tenant spaces.
The proposed crematorium would consist of an approxim. ely 300-square foot office and an
approximately 1,200-squre foot area containing a premanufac ed cremator, a 10' by 10' cooler, and
associated storage facilities.The applicant is proposing only mino interior changes to install the cremator
and cooler units. No significant exterior changes are proposed o the building or the site. Any future
• signage on the property would be required to meet the sign ordin. ce requirements.
-2 -
Recommendation & Findings of Fact
Petitions 42-18 and 43-18
/k November 5, 2018
IN
A. • 2b-0• ,� D•-D•_.. ,' r,commomijcirlimmemisigo 0 I ; ('.\4•
Z W.-0• 5-4. IO- 4 1O.-b. 'J•-4.4 I0-b /��� l-8
•
°R`I`z Future Ex. nsion= r �°�"� °fes OFFICE
O O 10� 41 16L--
.. �0.:'.c'- UNIT-L IT-M -'•'C a'.:,- ,r�♦ ••
1•44/4510.13ri:c1•44/4510.13r4vn rug n r4� r4R
kkw. �� .1 1_4 114 A IwiK- 4 ....aro 1 4.14 • ''--'
n..�7..... „r .... 1� UNIT-P UNIT-Q
t Proposed Tenant
Space
a '. S g rvaslanI4
e •aewOME
UNIT-214 UNIT-215
,'J CI O O m UNIT-213
Front3D Et
SE
2.
71 Back
a O Q =
Recommendation& Findings of Fact
Petitions 42-18 and 43-18
• November 5, 2018
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to th. city as part of the Elgin State Hospital
Annexation in 1969 and zoned M-1 Limited Manufac g District. The subdivision, known as
Fox Bluff Corporate Center, was approved in 1992. At th. time, the property was reclassified to
ORI Office Research Industrial District as part of a co prehensive amendment to the zoning
ordinance. The subject property was one of several lots ithin the subdivision that was further
reclassified in 1993 to its current zoning classification of GI General Industrial District by
Ordinance G38-93. Constructed in 2006, the 28,500 sq are-foot, single-story building on the
property contains 19 office/warehouse condo units.
B. Surrounding Land Use and Zoning. The properties to e south, east, and west of the subject
property are zoned GI General Industrial District anti are developed with various office,
warehouse, and light-industrial uses. The property to the ' ediate north is zoned PORI Planned
Office Research Industrial District, and it is improved wi a flex industrial/ self-storage facility
and the Moose Lodge building. The area to the northe. .t of the subject property is zoned CF
Community Facility District and contains the City of Elgi 's lime residue storage facility.
C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018
Comprehensive Plan and Design Guidelines. This land se includes light industrial uses and
business parks consisting of a range of uses, such as resech and development, light distribution
and warehousing, light manufacturing, and service and • sumer-oriented businesses. The scale
and intensity of these uses should vary based on context and respect the scale and character of
nearby housing when located near a residential area. -n adjacent to commercial districts or
residential neighborhoods, buffering and screening shoul be in place to appropriately mitigate
potential negative impacts and nuisances. Generally spe. . ' g, light industrial uses and activities
are conducted entirely indoors and are relatively low in in ensity with limited impact on adjacent
properties.
D. Zoning District. The purpose of the GI general indus 'al district is to provide an alternate
industrial environment for those industrial uses that do no I require the location or environment of
an ORI zoning district.
E. Trend of Development. The subject property is located i'thin an established industrial park that
is partially built-out with several vacant parcels.In fact,the.outhern portion of the subject property
remains vacant and could accommodate a second simi . multi-tenant office and warehouse
building. This building, if built, would be designed in the same manner as the existing building,
except that the front of the building would face the stre.t. Most other existing uses within the
industrial park are light-industrial,manufacturing, or ware ousing uses.
FINDINGS
After due notice as required by law, the Planning & Zoning Co 'ssion conducted a public hearing in
® consideration of Petitions 42-18 and 43-18 on November 5, 2018. Testimony was presented at the public
hearing in support of and against the application. The Communi Development Department submitted a
-4 -
Recommendation & Findings of Fact
Petitions 42-18 and 43-18
eNovember 5, 2018
Development Application Review and Written Findings & Recommendation to the Planning & Zoning
Commission dated November 5, 2018.
The Community Development Department and the Planning & Zoning Commission have made the
following findings regarding this application against the proposed text amendment to § 19.40.330 B.4
"Services division", in which "Funeral services, crematoriums only(7261)", would be added to the list of
conditional uses within the GI General Industrial district, advances the purposes of the zoning ordinance
established by § 19.05.300, specifically by promoting the public health, safety, comfort, morals,
convenience, and general welfare. Considering the licensing provisions and regulations imposed by the
State of Illinois, the potential secondary impacts associated with a crematorium are no greater than, and
may in fact be significantly less than, a number of uses currently permitted in the GI district, including
but not limited to the following manufacturing uses:
Fabricated metal products (34);
Furniture and fixtures(25);
Industrial and commercial machinery and equipment (35);
Leather and leather products (31);
Lumber and wood products(24);
Primary metal industries (33);
Printing,publishing, and allied industries (27);
Rubber and miscellaneous plastics products(30);
Stone, clay, glass and concrete products (32); and
Textile mill products(22).
Manufacturing and wholesale uses that are currently conditional uses in the GI district which could
potentially have a greater secondary impact than a crematorium include but are not limited to:
Chemicals and allied products (28);
Food and kindred products(20);
Petroleum refining and related industries (29);
"Motor vehicle recycling facility" [SR] (5093);
"Motor vehicle recycling yard" [SR] (5093);
- 5 -
Recommendation&Findings of Fact
Petitions 42-18 and 43-18
• November 5,2018
"Recycling center" ISM(5093); and
"Recycling center yard" [SR] (5093).
STANDARDS FOR CONDITIONAL USE
The Community Development Department and the Planning : Zoning Commission have made the
following findings regarding this application against the standard• for conditional uses outlined within §
19.65.030:
A. Site Characteristics Standard. The suitability of the subje t property for the intended conditional
use with respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements.
Findings.The subject property is suitable for the intended conditional use with respect to its size,
shape, significant features including topography, wa ercourses, vegetation, and existing
improvements. The 2.6-acre property is improved with . 28,500-square foot building and 139
accessory parking spaces.The existing parking meets the n.eds of the existing uses on the property
as well as the proposed crematorium. The applicant is not proposing any site changes. There are
no significant natural features including topography, atercourses, vegetation, and existing
improvements that would have a negative impact on the p e posed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended conditional
use with respect to the availability of adequate water, sani ry treatment, and storm water control
facilities.
Findings. The subject property is suitable for the inten•ed conditional use with respect to the
availability of adequate water, sanitary treatment, and sto water control facilities. The existing
building is served with municipal sanitary and water servi,es. The applicant is not proposing any
changes to the existing water, sewer, or stormwater i i astructure. The existing facilities can
adequately serve the existing uses and the proposed use o the property.
C. Traffic and Parking Standard. The suitability of the subj=ct property for the intended conditional
use with respect to the provision of safe and efficient on site and off-site vehicular circulation
designed to minimize traffic congestion.
Findings. The subject property is suitable for the intene ed zoning district with respect to the
provision of safe and efficient on-site and off-site vehi• lar circulation designed to minimize
traffic congestion. The subject property is located along e north side of Crispin Drive, east of
McLean Boulevard. Crispin Drive is a local street and Mc I -an Boulevard is an arterial street.The
facility will only be open to the public on a very limited b. is, specifically for family or friends to
identify the deceased, but they would not be allowed to s ay once the cremation process begins.
Based on the applicant's experience,this happens very ' i equently. Parking will only be used by
• two staff members necessary for the transportation of the •eceased to and from the crematorium
and to operate the cremation equipment. The property w e uld continue to function with efficient
-6-
Recommendation&Findings of Fact
Petitions 42-18 and 43-18
November 5, 2018
on-site traffic circulation and will not have any negative • pact on the existing traffic conditions
in the industrial park.
The facility is required to provide two parking spaces (b• •ed on the requirement for one parking
space per 250 square feet of office space, and one par • g space per 1,000 square feet of rear
warehouse area). With the proposed use and the existing •x of uses in the building, the property
is required to have a total of 71 parking spaces. With 139 p arking spaces on site,the property has
more than enough parking to meet the requirement of the .oning ordinance.
D. Location, Design, and Operation Standard. The suit,bility of the subject property for the
intended conditional use with respect to it being located, d'signed, and operated so as to promote
the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to it being
located, designed, and operated so as to promote the purpose and intent of the zoning ordinance.
The applicant is not proposing any significant exterior hanges to the building or the site to
accommodate the pre-manufactured cremator and cooler 'ts.The proposed cremation equipment
would be operated at a level at or below that establishe U by the IEPA. No evidence has been
submitted or found that the proposed use will be located o operated in a manner that will exercise
undue detrimental impact on surrounding uses or properti.s.
E. Historic Preservation Standard. Where applicable, the onditional use shall make possible an
• efficient contemporary use of or a compatible improveme t to a designated landmark or property
located in a designated historic district while preservi g those portions and features of the
property which are significant to its historic, architectu al, and cultural values to an historic
preservation plan.
Findings. This standard is not applicable. The subject p operty is neither designated as a local
historic landmark nor is it located within a locally designa ed historic district.
RECOMMENDATION
The Community Development Department and the Planning&Zoning Commission recommend approval
of Petitions 42-18 and 43-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Daniel Symonds, as applicant
and Garden 6 Joint Venture, as property owner, received September 20, 2018, and supporting
documents including:
a. Plat of Survey,prepared by T.K.D Land Surveyors, c.,dated August 20,2008;
b. Undated Text Amendment and Conditional Use Stat ent of Purpose and Conformance,dated
received September 21,2018;
c. Undated Floor Plan,dated received October 15,2018 and
d. Undated American Crematory Equipment specifica on sheet, dated received September 21,
2018.
- 7 -
Recommendation & Findings of Fact
Petitions 42-18 and 43-18
November 5, 2018
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. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 42-18
and 43-18 subject to the conditions outlined above,was four(4) yes, zero(0)no, and zero(0)abstentions.
Two members were not present.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
/► Planning& Zoning Commission
- 8 -
1 r t_
i .
7* r w
. h.
.a . . ,... _ ,
1. i
, .....
,,,,. r. , . . .• _,.. .-e . - .
It' 'fit
Subject Property M
- Petition 43-18
AI,'
i !, l� .4
::1 S .Y f,r ' .
aOAIIII
...... t\' i .1 i .1 :
rI
t
-
! ..c9 7r
.03 4.E.,-,-...=:--,-- = r;
mom. N.„
.AN:s\o, 4IP ''' . iPt 101
, ':• Crispin Dr >.
N\
:4,„
., 4
4
int{
gf
- r r r- "..r _
i `
- f f
rKHiBITA Aerial/Location Map N
W-a0_E
1
0 45 90 180 270 360
Map prepared by City of Elgin Feet
Department of Community Development
it
cd„, Sports Way
P/ ,
/Q
Qt
,kT r
Pa
S
PNB
10 IF j
PORI Subject Property
III PRC 00°' Petition 43-18
III*it%coosG
% ........, ir 11
ORI 00
Legend
Dr Irrir .
Q RC1 Residence Conservation 1
1.111 RC2 Residence Conservation 2 d i
]RC3 Residence Conservation 3 PORI
PRC Planned Residence Conservation
O SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1 o ,
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
O TRF Two Family Residence '
O PTRF Planned Two Family Residence Crispin Dr -
Q MFR Multiple Family Residence _ _
O PMFR Planned Multiple Family Residence
ORB Residence Business
OPRB Planned Residential Business - -
-NB Neighborhood Business , . _ ,
-PNB Planned Neighborhood Business GI
MIAB Area Business ---- -IMI PAB Planned Area Business ,, , . — -._. - Ilk...
,- .
-CC1 Center City 1 ORI
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial .. y
-PORI Planned Office Research Industrial
-GI General Industrial Bowes Rd
-PGI Planned General Industrial
-CI Commercial Industrial
-CF Community Facility ,
,g',,,,'
I.PCF Planned Community Facility Adrienne Dr 1111
rHIBIT B Zoning Map N
W-A.-E
s
Map prepared by City of Elgin 0 120 240 480 720 960
Feet
Department of Community Development
Subject Property
1330 Crispin Dr.
Petition 43-18
LINN 0627251019
0627251020
0627251021
FXHBIIT C Parcel Map N
City of Elgin 0 15 30 60 90 120
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1330 Crispin Drive
Petitions 42-18 and 43-18
F
9412141942941911 941941 941 94'
••
11 so 94 941 1111
941 911
•
937
1330
c.: 13101370
r 1230
r• tl
+310
13h 1130 3330
_._.
11:111‘30
1130
13m
. 409 9i 11f r CM)132: 1330• �•,-+w�aciF +230
tm
C.
CID
'CLF) @�
ELGIN
Area Map
EXHIBIT D
SITE LOCATION i.
1330 Crispin Driv
v�
Petitions 42-18 and 43-18
� � r
+
A
- , ''''`=''''' ''' - i ,,
_= ` .'Tye
- 114110111111101611
r 114441144441114‘401/441141111411111111141F. 1 % • _.-
Bird's Eye View Looking N 11 rth
Y
a
_ ice' / �"' .r
''' : c E
i
, , .,,, ,,J6 ., -.:._H,,4 ,. ., : 3 ,., lam:: _
. x ori i�_ •fir* , -
. . ..,;.41:•, .. , ..,•• *4.- _,,,-,_,,. j.,y,.„.. 0 4 Ili' .. ..
, a _ .:�
"" ,fie- - ..� M%' N 7!"_.::..;, Y'.'-. •`'0'1.kr� (, tii�' -.041000-4,14--,, -,,� •.Y - -—•
_ -, .yx-y • - f y� mow+^�r�•r -
3
il . 1144h„.
`. a
Bird's Eye View Looking South
2
EXHIBIT D
SITE LOCATION 1 t.
1330 Crispin Drive
Petitions 42-18 and 43-18
Mmunior
. .
...............„ , .
-----7----7- -
- .
i - t
• ' •tilifsi -41- 41;iiiii._allir4111111 . .
H-;-_-._4_-----,-,ffr,„-7.,1-:-,...-z • , 4.,_ . _ II ". DT:IT
:_ _ t____ . illre•
Oa NIN •alogt° 't ,._
View of Tenant Space #213
-„,-
,,,,,,, 1 x• — -fr; '''at',.,
14%,ItY i• .- „,' - • l•
''''''1•-• • eo,:-' 'le 4t ` . .
•t'' ,(144-.: *4- ...li‘r' ';*41i.- 1-..
-il it-t`• olT:" „i't
. ilk•
...
' ''
P ... . .. - - ..
451124111"* ''."1 'i..--..--... ..... - - . --,........... ._:_.
..
LAII- r- -... ...--....... ....'. ..--...,........_ .......... .-..... .--.11 I
1-121 1 r It Jai le iee.i I am i Off _iii=mij ' i . _II AN 111 IMOrna 1111
illrn#Mrall%
;- -
FA
View of Rear of Building facing Crispin Drive