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HomeMy WebLinkAboutG1-22 Ordinance No. G 1-22 AN ORDINANCE CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT (1100-1120 Toll Gate Road) WHEREAS, the territory legally described herein (the "Subject Property") has been annexed to the City of Elgin; and WHEREAS, written application has been made to classify the Subject Property located at 1100-1120 Toll Gate Road PGI Planned General Industrial District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on October 4, 2021, following due notice including 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 classifying certain territory in 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 October 4, 2021, and the recommendations made by the Community Development Department and 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 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code,as amended, be and the same 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: PARCEL 1 That part of the East Half of the Southwest Quarter of Section 33, Township 42 North, Range 8 East of the Third Principal Meridian described as follows: Commencing at a point in the East line of said Southwest Quarter that is 1035.98 feet South of the Northeast corner thereof, being also a point 34.17 feet Northerly (measured along the East line) from the Northerly right of way line of the State of Illinois Northwest Toll Highway;thence Northwesterly along a line that forms an angle of 105 degrees 03 minutes to the right with said East line, and being parallel with said Northerly right of way line, a distance of 108.0 feet; thence Northwesterly along a curve to the right, having a radius of 409.11 feet and being tangent to the last described course, a distance of 296.32 feet;thence Northwesterly tangent to the last described curve a distance of 125.0 feet; thence Northwesterly along a curve to the left having a radius of 213.80 feet and being tangent to the last described course, a distance of 100.00 feet for the place of beginning; thence Northeasterly along a line that forms an angle of 108 degrees 12 minutes from Southeast to Northeast with the chord of the last described curve, a distance of 508.5 feet; thence Northeasterly 276.45 feet to a point in the East line of said Southwest Quarter that is 130.0 feet South of the Northeast corner thereof;thence Northerly along said East line 130.0 feet to the Northeast corner of said Southwest Quarter; thence Westerly along the North line of said Southwest Quarter a distance of 702.2 feet to a point 611.0 feet East of the Northwest corner of the East Half of said Southwest Quarter; thence Southerly along a line that forms a clockwise angle 86 degrees with the North line of said Southwest Quarter, a distance of 512.0 feet; thence Westerly at right angles to the last described course, a distance of 67.0 feet; thence Southerly along a line that forms a clockwise angle of 91 degrees with the last described course, a distance of 130.0 feet;thence Easterly along a line that forms an angle of 90 degrees 48 minutes from North to East with the last described course, a distance of 133.14 feet; thence Southeasterly along a curve to the right having a radius of 213.8 feet and being tangent to the last described course, a distance of 118.69 feet to the place of beginning. Being situated in Dundee Township, Kane County, Illinois. Together with a non-exclusive right to use the easement for ingress and egress created by Declaration dated May 17, 1963 and recorded June 3, 1963 in Book 2182, Page 247 as Document 1002043, made by Ruth A. Meadows and husband et al, over that part of the East Half of the Southwest Quarter of Section 33, Township 42 North, Range 8 East of the Third Principal Meridian, being a strip of land 66 feet in width, the center line of which is described as follows: Southwest Quarter 1035.98 feet to a point 34.17 feet North of, measured along said East line,the Northerly right of way line of the State of Illinois Northwest Toll Highway for the Point of Beginning of said center line;thence Northwesterly along a line forming an angle of 105' 3' to the right with a prolongation of the last described course, being parallel with - 2 - said Northerly right of way line, 108 feet; thence Northwesterly along a curve to the right, having a radius of 409.11 feet and being tangent to the last described course at the last described point 296.32 feet; thence Northwesterly along a line tangent to the last described course at the last described point 125 feet; thence Northwesterly along a curve to the left, having a radius of 213.80 feet and being tangent to the last described course at the last described point 218.69 feet; thence Westerly tangent to the last described curve at the last described point 133.74 feet for the terminus of said center line; in the Township of Dundee, Kane County, Illinois. Also over that part of the East Half of the Southwest Quarter of said Section 33, described as follows: Commencing at the Northwest Corner of the East Half of said Southwest Quarter; thence East along the North line of said Quarter 611 feet; thence Southerly along a line forming an angle of 86' to the right with the prolongation of the last described course, 512 feet; thence Easterly at right angles to the last described course, 83 feet for the Point of Beginning; thence Westerly along the last described course and said course extended Westerly 150 feet; thence Southerly along a line forming an angle of 890 to the left with the prolongation of the last described course 97 feet; thence Easterly 150 feet to a point 103.38 feet Southerly from the Point of Beginning; thence Northerly 103.38 feet to the Point of Beginning; in the Township of Dundee, Kane County, Illinois. PIN: 03-33-300-042 Common Address: 35W590 Toll Gate Road, Dundee, IL 60118 PARCEL 2: That part of the East Half of the Southwest Quarter of Section 33, Township 42 North, Range 8 East of the Third Principal Meridian described as follows: Commencing at the Northwest corner of the East Half of said Southwest Quarter; thence East along the North line of said Southwest Quarter 611 feet;thence Southerly along a line forming an angle of 86'to the right with the prolongation of the last described course 512 feet; thence Westerly at right angles to the last described course 67 feet; thence Southerly along a line forming an angle of 890 to the left with the prolongation of the last described course 130 feet for the Point of Beginning;thence Northerly along the last described course and said course extended 200 feet; thence Westerly 576.56 feet to a point on the West line of the East Half of said Southwest Quarter, 465 feet South of the Northwest corner of the East Half of said Southwest Quarter; thence South along said West line 457.35 feet to the Northerly line of the right of way of the State of Illinois Northwest Toll Highway; thence Southeasterly along said Northerly right of way line 275 feet; thence Northeasterly 473.3 feet to the Point of Beginning; in the Township of Dundee, Kane County, Illinois, hereinafter for convenience referred to as "the real estate". Together with a non-exclusive right to use the easement for ingress and egress created by Declaration dated May 17, 1963 and recorded June 3, 1963 in Book 2182, Page 247 as Document 1002043, made by Ruth A. Meadows and husband et al, over that part of the - 3 - East Half of the Southwest Quarter of Section 33, Township 42 North, Range 8 East of the Third Principal Meridian, being a strip of land 66 feet in width, the center line of which is described as follows: Commencing at the Northeast Corner of said Southwest Quarter; thence South along the East line of said Southwest Quarter 1035.98 feet to a point 34.17 feet North of, measured along said East line, the Northerly right of way line of the State of Illinois Northwest Toll Highway for the Point of Beginning of said center line; thence Northwesterly along a line forming an angle of 105 degrees 3' to the right with a prolongation of the last described course,being parallel with said Northerly right of way line, 108 feet;thence Northwesterly along a curve to the right, having a radius of 409.11 feet and being tangent to the last described course at the last described point 296.32 feet; thence Northwesterly along a line tangent to the last described course at the last described point 125 feet; thence Northwesterly along a curve to the left,having a radius of 213.80 feet and being tangent to the last described course at the last described point 218.69 feet;thence Westerly tangent to the last described curve at the last described point 133.74 feet for the terminus of said center line; in the Township of Dundee, Kane County, Illinois. Also over that part of the East Half of the Southwest Quarter of said Section 33, described as follows: Commencing at the Northwest Corner of the East Half of said Southwest Quarter; thence East along the North line of said Quarter 611 feet; thence Southerly along a line forming an angle of 86' to the right with the prolongation of the last described course, 512 feet; thence Easterly at right angles to the last described course, 83 feet for the Point of Beginning; thence Westerly along the last described course and said course extended Westerly 150 feet; thence Southerly along a line forming an angle of 89' to the left with the prolongation of the last described course 97 feet; thence Easterly 150 feet to a point 103.38 feet Southwesterly from the Point of Beginning; thence Northerly 103.38 feet to the Point of Beginning; in the Township of Dundee, Kane County, Illinois. PIN: 03-33-300-007 Common Address: 35W655 Toll Gate Road, Dundee, IL 60118 PARCEL 3: THAT PART OF THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH ALONG THE EAST LINE OF SAID SOUTHWEST 1/4 130 FEET FOR A POINT OF BEGINNING; THENCE SOUTH ALONG SAID EAST LINE 905.98 FEET TO A POINT 34.17 FEET NORTH OF, MEASURED ALONG SAID EAST LINE, THE NORTHERLY RIGHT OF WAY LINE OF THE STATE OF ILLINOIS NORTHWEST TOLL HIGHWAY; THENCE NORTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 105 DEGREES 03 MINUTES, 0 SECONDS TO THE RIGHT WITH A PROLONGATION OF THE LAST - 4 - DESCRIBED COURSE, BEING PARALLEL WITH SAID NORTHERLY RIGHT AWAY LINE 108 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 409.11 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE AT THE 27.17 FEET; THENCE NORTHEASTERLY ALONG A RADIAL LINE FOR THE LAST DESCRIBED CURVE, 33.0 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 376.11 FEET AND TANGENT TO A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 247.44 FEET; THENCE NORTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED COURSE, 12.31 FEET; THENCE SOUTHWESTERLY ALONG A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 33.0 FEET; THENCE NORTHWESTERLY ALONG A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 112.69 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 213.80 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE 100 FEET;THENCE NORTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 108 DEGREES, 12 MINUTES, 0 SECONDS, MEASURED FROM THE SOUTHEAST TO NORTHEAST WITH THE CHORD OF THE LAST DESCRIBED CURVE 508.5 FEET; THENCE NORTHEASTERLY ALONG A LINE FORMING AN ANGLE OF 49 DEGREES 09 MINUTES, 0 SECONDS TO THE RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE 276.45 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY, ILLINOIS. EASEMENT FOR INGRESS AND EGRESS CREATED BY DEED DATED MAY 31, 1963 AND RECORDED JUNE 10, 1963 IN BOOK 2183, PAGE 261 AS DOCUMENT 1002477 MADE BY RUTH A MEADOWS AND HUSBAND TO DONALD M. SCHLEIFER AND WIFE FOR THE BENEFIT OF PARCEL OVER THAT PART OF THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,BEING A STRIP OF LAND 33 FEET IN WIDTH, THE NORTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH ALONG THE EAST LINE OF SAID SOUTHWEST 1/4 1035.98 FEET TO A POINT 34.17 FEET NORTH OF, MEASURED ALONG SAID EAST LINE, THE NORTHERLY RIGHT OF WAY OF LINE OF THE STATE OF ILLINOIS NORTHWEST TOLL HIGHWAY FOR THE POINT OF BEGINNING OF THE NORTHERLY LINE OF SAID 33 FOOT STRIP; THENCE NORTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 105 DEGREES, 3 MINUTES, 0 SECONDS TO THE RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE, BEING PARALLEL WITH SAID NORTHERLY RIGHT OF WAY LINE 108 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 409.11 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE 296.32 FEET; THENCE NORTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED CURVE 125 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO LEFT, HAVING A RADIUS OF 213.80 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE 100 FEET; - 5 - BEING THE TERMINATION OF THE NORTHERLY LINE OF A 33 FOOT STRIP, IN THE TOWNSHIP IF DUNDEE KANE COUNTY, ILLINOIS. PIN: 03-33-300-053 Commons Address: 35W530 Toll Gate Road, Dundee, IL 60118 PARCEL 4: That part of the East %2 of the Southwest I/4 of Section 33, Township 42 North, Range 8 East of the Third Principal Meridian described as follows: Beginning at the Northwest corner of the East '/2 of the Southwest 1/4 of said Section 33; thence East along the North line of said Southwest '/4 611 feet;thence South 4 degrees East 512 feet; thence South 86 degrees West 67 feet; thence North 3 degrees West 70 feet; thence South 88 degrees 09 minutes West 577.57 feet to the West line of the East '/2 of the Southwest '/4 of said Section 33;thence North along said West line 465 feet to the point of beginning, in the Township of Dundee, Kane County, Illinois. Easement for Ingress and Egress created by Agreement dated May 17, 1963 and recorded June 3, 1963 as Document 1002043, made by Ruth A. Meadows and others for benefit of Parcel One and over easement area described in said Document 1002043. PIN: 03-33-300-006 Common Address: 35W660 Toll Gate Road, Dundee, IL 60118 PARCEL 5: Parcel A: PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE EAST HALF OF SAID SOUTHWEST QUARTER; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 611.0 FEET; THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 86 DEGREES 00 MINUTES TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 512.0 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE A DISTANCE OF 67.0 FEET; THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 89 DEGREES 00 MINUTES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE,A DISTANCE OF 130.0 FEET; THENCE SOUTHWESTERLY 9.3 FEET FOR THE PLACE OF BEGINNING, SAID 9.3 FEET BEING MEASURED ALONG A LINE THAT IF EXTENDED WOULD INTERSECT THE NORTHERLY RIGHT OF WAY LINE OF THE NORTHWEST TOLL HIGHWAY AT A POINT 275.0 FEET EASTERLY OF THE WEST LINE OF THE EAST HALF OF SAID SOUTHWEST - 6 - QUARTER (SAID 275.0 FEET BEING MEASURED ALONG SAID NORTHERLY RIGHT OF WAY LINE); THENCE CONTINUING SOUTHWESTERLY ALONG THE LAST DESCRIBED COURSE EXTENDED, A DISTANCE OF 464.0 FEET TO THE POINT IN SAID NORTHERLY RIGHT OF WAY LINE THAT IS 275.0 FEET EASTERLY OF THE WEST LINE OF THE EAST HALF OF SAID SOUTHWEST QUARTER; THENCE SOUTH EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE A DISTANCE OF 188.25 FEET TO AN ANGLE IN SAID NORTHERLY RIGHT OF WAY LINE, THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE A DISTANCE OF 136.67 FEET,THENCE NORTHERLY 411.6 FEET TO THE PLACE OF BEGINNING, AND BEING SITUATED IN DUNDEE TOWNSHIP, KANE COUNTY, ILLINOIS. AN EASEMENT FOR INGRESS AND EGRESS OVER A STRIP OF LAND 25.0 FEET IN WIDTH LYING EASTERLY AND ADJOINING THE PROPERTY HEREIN ABOVE DESCRIBED IN PARCEL 1. AN EASEMENT FOR ROAD PURPOSES DESCRIBED AS FOLLOWS: PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING A STRIP OF LAND 66.0 FEET WIDE, THE CENTER LINE OF WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER;THENCE SOUTHERLY ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 1035.98 FEET TO A POINT IN SAID EAST LINE THAT IS 34.17 FEET NORTHERLY (MEASURED ALONG SAID EAST LINE) FROM THE NORTHERLY RIGHT OF WAY LINE OF THE STATE OF ILLINOIS NORTHWEST TOLL HIGHWAY FOR THE PLACE OF BEGINNING FOR THE CENTER LINE OF SAID 66.0 FOOT WIDE STRIP OF LAND;THENCE NORTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE OF 105 DEGREES 03 MINUTES TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE AND BEING PARALLEL WITH SAID NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF 108.0 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 409.11 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE,A DISTANCE OF 296.32 FEET; THENCE NORTHWESTERLY TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 125.0 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 213.80 FEET AND BEING TANGENT TO THE LAST DESCRIBED CURVE A DISTANCE OF 218.69 FEET; THENCE, WESTERLY TANGENT TO LAST DESCRIBED CURVE A DISTANCE OF 133.74 FEET FOR THE TERMINUS OF THE CENTER LINE OF SAID 66.0 FOOT WIDE EASEMENT.ALSO A PARCEL OF LAND TO BE DESCRIBED AS AN EASEMENT FOR A PRIVATE ROAD AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE EAST HALF OF SAID SOUTHWEST QUARTER; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 611.0 FEET; THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 86 DEGREES 00 MINUTES TO THE RIGHT WITH THE PROLONGATION OF THE LAST - 7- DESCRIBED COURSE A DISTANCE OF 512.0 FEET; THENCE EASTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE A DISTANCE OF 83.0 FEET FOR THE PLACE OF BEGINNING; THENCE WESTERLY ALONG THE LAST DESCRIBED COURSE AND ALONG THE LAST DESCRIBED COURSE EXTENDED,A DISTANCE OF 150.0 FEET;THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 89 DEGREES 00 MINUTES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE A DISTANCE OF 97.0 FEET;THENCE EASTERLY 150.0 FEET TO A POINT 103.38 FEET SOUTHERLY OF THE PLACE OF BEGINNING;THENCE NORTHERLY 103.38 FEET TO THE PLACE OF BEGINNING. ALL THE ABOVE BEING SITUATED IN DUNDEE TOWNSHIP, KANE COUNTY, ILLINOIS. Parcel B: THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID EAST HALF; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 611.0 FEET; THENCE SOUTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE 86 DEGREES 00 MINUTES TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 512.0 FEET, THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 67.0 FEET; THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 89 DEGREES 00 MINUTES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 130.0 FEET FOR THE POINT OF BEGINNING; THENCE SOUTHWESTERLY 9.3 FEET ALONG A LINE THAT, IF EXTENDED, WOULD INTERSECT THE NORTHERLY RIGHT OF WAY OF THE NORTHWEST TOLL HIGHWAY AT A POINT 275.0 FEET EASTERLY OF THE WEST LINE OF SAID EAST HALF (SAID 275 FEET BEING MEASURED ALONG SAID NORTHERLY RIGHT OF WAY LINE); THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE 465.07 FEET TO AN ANGLE IN SAID NORTHERLY RIGHT OF WAY LINE; THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE, 101.17 FEET TO A JOG IN SAID NORTHERLY RIGHT OF WAY LINE; HENCE NORTHEASTERLY ALONG THE JOG IN SAID NORTHERLY RIGHT OF WAY LINE, 138.62 FEET; THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE, 144.55 FEET TO THE EAST LINE OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG SAID EAST LINE, 34.17 FEET; THENCE NORTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE OF 74 DEGREES 57 MINUTES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE AND PARALLEL WITH THE NORTHERLY RIGHT OF WAY OF THE NORTHWEST TOLL HIGHWAY 108.0 FEET;THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 409.11 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE, 27.17 FEET; THENCE - 8 - NORTHEASTERLY ALONG A RADIAL LINE FOR THE LAST DESCRIBED CURVE 33.0 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 376.11 FEET AND TANGENT TO A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 247.44 FEET; THENCE NORTHWESTERLY ALONG A LINE TANGENT TO THE LAST DESCRIBED CURVE, 12.31 FEET; THENCE SOUTHWESTERLY ALONG A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 33.0 FEET; THENCE NORTHWESTERLY ALONG A LINE PERPENDICULAR TO THE LAST DESCRIBED COURSE, 112.69 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 213.8 FEET AND TANGENT TO THE LAST DESCRIBED COURSE, 218.69 FEET; THENCE WESTERLY 133.14 FEE TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY, ILLINOIS. TOGETHER WITH AN NON-EXCLUSIVE RIGHT TO USE THE EASEMENT FOR INGRESS AND EGRESS CREATED BY DECLARATION DATED MAY 17, 1963 AND RECORDED JUKE 3, 1963 IN BOOK 2182, PAGE 247 AS DOCUMENT 1002043 (1963 EASEMENT),MADE BY RUTH A.MEADOWS AND HUSBAND ET AL,OVER THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPLE MERIDIAN, BEING A STRIP OF LAND 66 FEET IN WIDTH, THE CENTER LINE OF WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTH ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER 1035.98 FEET TO A POINT 34.17 FEET NORTH OF MEASURED ALONG SAID EAST LINE, THE NORTHERLY RIGHT OF WAY LINE OF THE STATE OF ILLINOIS NORTHWEST TOLL HIGHWAY TO THE POINT OF BEGINNING OF SAID CENTER LINE; THENCE NORTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 105 DEGREES 3 MINUTES TO THE RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE, BEING PARALLEL WITH SAID NORTHERLY RIGHT OF WAY LINE, 108 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 409.11 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE AT THE LAST DESCRIBED POINT 296.32 FEET; THENCE NORTHWESTERLY ALONG A LINE TANGENT TO THE LAST TANGENT TO THE LAST DESCRIBED COURSE AT THE LAST DESCRIBED POINT 125 FEET, THENCE NORTHWESTERLY ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 213.80 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE AT THE LAST DESCRIBED POINT 219.69 FEET; THENCE WESTERLY TANGENT TO THE LAST DESCRIBED CURVE A THE LAST DESCRIBED POINT 133.74 FEET FOR THE TERMINUS OF SAID CENTER LINE, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY,ILLINOIS. ALSO OVER THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 33, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER; THENCE EAST ALONG THE NORTH LINE OF SAID QUARTER 611 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE OF 86 DEGREES TO THE RIGHT WITH THE -9- PROLONGATION OF THE LAST DESCRIBED COURSE, 512 FEET; THENCE EASTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 93 FEET FOR THE POINT OF BEGINNING; THENCE WESTERLY ALONG THE LAST DESCRIBED COURSE AND SAID COURSE EXTENDED WESTERLY, 150 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE OF 89 DEGREES TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE 97 FEET; THENCE EASTERLY 150 FEET TO A POINT 103.38 FEET SOUTHERLY FORM THE POINT OF BEGINNING; THENCE NORTHERLY 103.38 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY, ILLINOIS. PIN: 03-33-300-008 (Parcel A) and 03-33-300-055 (Parcel B) Common Address: 35W645 Toll Gate Road, Dundee, IL 60118 (Parcel A); 35W625 Toll Gate Road, Dundee, IL 60118 (Parcel B) (all commonly known as 1100-1120 Toll Gate Road in the City of Elgin) Section 3. That the City Council of the City of Elgin hereby classifies the subject property in the PGI Planned General Industrial District, 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 commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol"[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code, as amended. 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 "General Provisions", of the Elgin Municipal Code, as amended. 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 "Zoning Districts", of the Elgin Municipal Code, as amended. E. Location and Size of District. PGI Planned General Industrial Districts should be located in substantial conformance to the official comprehensive plan. The amount - 10 - of land necessary to constitute a separate PGI Planned General 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 use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PGI Planned General Industrial District. 1. Permitted Uses. Those land uses enumerated as permitted uses within the GI General Industrial District, Section 19.40.330 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses.Those land uses enumerated as similar uses within the GI General Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 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, Section 19.40.335 "Site Design" for GI General Industrial District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application submitted by AG-HS Development Portfolio Subsidiary, L.L.C., a Delaware limited liability company, as applicant, and Elaine A. Booras,Andrea Macias and Jacob Dohm, Ronald E. Thomas and Sabrina Thomas, Toshie Korzeniowski, and Efrain Ocampo and Manuela Ocampo, as property owners, received August 27,2021, and supporting documents including: a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District(over 2 acres),received August 22,2021; b. ALTA/NSPS Land Title Survey, prepared by Haeger Engineering, dated July 2, 2021; c. Plat of Annexation to the City of Elgin, prepared by Haeger Engineering, dated September 13, 2021, with such further revisions as required by the - 11 - City Engineer; d. Final Plat of Subdivision of High Street Toll Gate, prepared by Haeger Engineering,dated August 20,2021,with such further revisions as required by the City Engineer; e. Landscape plans, including sheets L1.0, L1.1, and L2.0, L2.1, L2.2, and L2.3, prepared by Haeger Engineering, dated September 30, 2021, with such further revisions as required by the Community Development Director; f. Architectural plans for Building 1, including Sheets A.101, A.201, A.202, prepared by Atlas Collaborative,dated received August 22,2021,with such further revisions as required by the Community Development Director; g. Building 1 Elevations in color, prepared by Atlas Collaborative, dated September 28, 2021, with such further revisions as required by the Community Development Director; h. Architectural plans for Building 2, including Sheets A.101, A.201, A.202, prepared by Atlas Collaborative,dated received August 22,2021,with such further revisions as required by the Community Development Director; i. Building2 Elevations in color, prepared b Atlas Collaborative, dated p p Y September 28, 2021, with such further revisions as required by the Community Development Director; j. Site Lighting and Photometric Plan, Sheet LP-1, prepared by Haeger Engineering, dated September 30, 2021, with such further revisions as required by the Community Development Director; k. Undated 14-page tree survey data table titled: Attachment 1 — Data Table Elgin Logistics Tree Inspection", prepared by Davey Resource Group, received August 22, 2021; and 1. Final engineering plans titled: "High Street Logistics Industrial Development1100-1120 Toll Gate Road, Section 33 Township 42 North Range 8 East Unincorporated Kane County, Illinois", prepared by Haeger Engineering, dated September 30, 2021, with such further revisions as required by the City Engineer. 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 departure is hereby granted to construct the extension of Toll Gate Road within a 60-foot wide right-of-way dedicated to the City of Elgin. 3. A departure is hereby granted to allow the construction of Toll Gate Road extension improvements along the frontage of the subject property with the construction of a public sidewalk only along the north side of Toll Gate Road. 4. A departure is hereby granted to construct the proposed Building 1 with a - 12 - minimum 8-foot building street yard setback and the proposed Building 2 with a minimum 25-foot building street yard setback. 5. A departure is hereby granted to construct the vehicle use areas on the proposed Lot 1 and Lot 2 with no minimum vehicle use area interior yard setback from the shared interior lot line between Lot 1 and Lot 2. The vehicle use areas on both Lot 1 and Lot 2 shall have a minimum 4-foot vehicle use area interior yard setback from the north property lines of Lot 1 and Lot 2. 6. A departure is hereby granted to construct a six-foot high open-design fence in the street yard along Toll Gate Road in substantial conformance with the following documents: a. Geometry, Paving, And Striping Plan (Overall), Sheet C5.0, prepared by Haeger Engineering,dated September 30, 2021,with such further revisions as required by the Community Development Director; 7. A departure is hereby granted to construct the extension of Toll Gate Road without a circular cul-de-sac at the terminus of the roadway extension. 8. Compliance with all 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 amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to construct the proposed 247,800-square foot building on Lot 2 of Final Plat of Subdivision of High Street Toll Gate with the minimum of 93 parking spaces for passenger vehicles on Lot 2 of said subdivision. 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", of the Elgin Municipal Code, as amended. J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended. K. Nonconforming Uses and Structures. In this PGI Planned General Industrial District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code, as amended. - 13 - L. Amendments. In this PGI Planned General Industrial District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. 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"of the Elgin Municipal Code, as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PGI zoning district. N. Conditional Uses. In this PGI Planned General Industrial District,conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PGI zoning district. O. Variations. In this PGI Planned General Industrial District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PGI zoning district. P. 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", of the Elgin Municipal Code, as amended. Q. Kane County Historic Landmark Designation. The designation of parcel 2 commonly known as 35 W655 Toll Gate Road,as a Kane County historic landmark, including, but not limited to, pursuant to Kane County Ordinance 96-262 shall not apply to parcel 2 or the Subject Property. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Wtal , ayor - 14 - Presented: January 26, 2022 Passed: January 26, 2022 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 26, 2022 Published: January 26, 2022 Att st: Kimberly Dewis, t Cler ' ti•.; � Af, - 15 - EXHIBIT A October 4, 2021 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 39-21,40-21, and 41-21, an application by AG-HS Development Portfolio Subsidiary, L.L.C., a Delaware limited liability company,as applicant,and Elaine A.Booras,Andrea Macias and Jacob Dohm,Ronald E.Thomas and Sabrina Thomas,Toshie Korzeniowski,and Efrain Ocampo and Manuela Ocampo,as property owners, are requesting approval of the annexation, preliminary and final plat of subdivision, and planned development as a map amendment with departures from the Elgin Municipal Code requirements for right-of-way width, right-of-way terminus design, building street yard setback, vehicle use area street yard setback, vehicle use area interior yard setback, minimum number of parking spaces, and any other departures as may be necessary or desirable to annex a 31.8-acre property improved with five single-family homes and establish a four-lot subdivision for the construction of two light-industrial buildings with 187,600 square feet and 247,800 square feet of floor area respectively with accessory parking for passenger vehicles and semi-trucks and trailers at the property commonly referred to as 35W590 Tollgate Road, Dundee, IL 60118 (Parcel 1), 35W655 Tollgate Road,Dundee, IL 60118 (Parcel 2), 35W530 Tollgate Road,Dundee, IL 60118 (Parcel 3), 35W660 Tollgate Road, Dundee, IL 60118 (Parcel 4), and 35W645 and 35W625 Tollgate Road,Dundee, IL 60118(Parcel 5)(all to be known as 1100-1120 Toll Gate Road,Elgin IL 60123, if annexed to the City of Elgin). GENERAL INFORMATION Petition Number: 39-21 40-21 and 41-21 Property Location: 35W590 Tollgate Road, Dundee, IL 60118 (Parcel 1), 35W655 Tollgate Road Dundee, IL 60118 (Parcel 2). 35W530 Tollgate Road, Dundee, IL 60118 (Parcel 3), 35W660 Tollgate Road, Dundee, IL 60118 (Parcel 4), and 35W645 and 35W625 Tollgate Road,Dundee, IL 60118 (Parcel 51 (all to be known as 1100-1120 Toll Gate Road, Elgin IL 60123, if annexed to the City of Elgin) Requested Action: Annexation Planned Development as a Map Amendment. Preliminaryand Final Plat of Subdivision Recommendation &Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 Current Zoning: F -Farming(unincorporated Kane County) Proposed Zoning: PGI Planned General Industrial District Existing Use: Six single-family detached dwellings Proposed Use: Light-industrial Applicant: AG-HS Development Portfolio Subsidiary,L.L.C., a Delaware limited liability company Owner: Elaine A. Booras,(Parcel 1) Andrea Macias and Jacob Dohm, (Parcel 2) Ronald E. Thomas and Sabrina Thomas, (Parcel 3) Toshie Korzeniowski,(Parcel 4)and Efrain Ocampo and Manuela OcMo(Parcel 5) Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location F. Development Application,Annexation Agreement,Draft Ordinance, Stormwater Variance Application, and Attachments BACKGROUND AG-HS Development Portfolio Subsidiary, L.L.C., a Delaware limited liability company, as applicant,and Elaine A. Booras,Andrea Macias and Jacob Dohm,Ronald E.Thomas and Sabrina Thomas, Toshie Korzeniowski, and Efrain Ocampo and Manuela Ocampo, as property owners, are requesting approval of the annexation,preliminary and final plat of subdivision, and planned development as a map amendment with departures from the Elgin Municipal Code requirements for right-of-way width,right-of-way terminus design,building street yard setback,vehicle use area street yard setback, vehicle use area interior yard setback, minimum number of parking spaces, and any other departures as may be necessary or desirable to annex a 31.8-acre property improved with five single-family homes and establish a four-lot subdivision for the construction of two light- industrial buildings with 187,600 square feet and 247,800 square feet of floor area respectively -2 - Recommendation &Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4,2021 with accessory parking for passenger vehicles and semi-trucks and trailers at the property commonly referred to as 35W590 Tollgate Road,Dundee, IL 60118 (Parcel 1), 35W655 Tollgate Road, Dundee, IL 60118 (Parcel 2), 35W530 Tollgate Road, Dundee, IL 60118 (Parcel 3), 35W660 Tollgate Road, Dundee, IL 60118 (Parcel 4), and 35W645 and 35W625 Tollgate Road, Dundee, IL 60118 (Parcel 5) (all to be known as 1100-1120 Toll Gate Road, Elgin IL 60123, if annexed to the City of Elgin). The 31.8-acre property, located at the west end of Toll Gate Road is currently in unincorporated Kane County.The property consists of five residential properties improved with six single-family homes. The access to all properties is from Toll Gate Road. The property at 35W590 Tollgate Road (Parcel 1) has a secondary access from the north, from the extension of Covered Bridge Road. The properties were originally intended to become part of Village of Sleepy Hollow, however,the properties are approximately 1/3 of a mile from an existing boundary of the Village of Sleepy Hollow. The Village also does not have any utilities in the area to service the properties. All City of Elgin utilities are readily available within Toll Gate Road right of way east of the property.At the request of the applicant,the Village of Sleepy Hollow and the City of Elgin agreed to amend the boundary agreement to allow the annexation of the properties to the City of Elgin. The City Council approved the new boundary agreement on April 14, 2021. 01 ... rr 4' � 2 Sub'ect Pf £'r't t I _ , } S - ,w Figure 2.Site area map with zoning overlay The properties adjacent to the north and west are also unincorporated and zoned F Farming in Kane County. The properties adjacent to the east are part of the City of Elgin, Tollgate Industrial Park and Elgin Oaks Industrial Park along Toll Gate Road west of State Street.The properties are zoned GI General Industrial District and are improved with a variety of one-story light-industrial buildings.The property is adjacent to I-90 Tollway to the south,with another industrial park zoned GI General Industrial along Holmes and Davis Roads on the south side of I-90 Tollway with a -3 - Recommendation & Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 variety of light-industrial and office developments. Proposal The applicant is requesting the approval of the annexation of the property along with the approval of a preliminary and final plat of subdivision and the establishment of a planned development to construct two speculative light-industrial buildings. Lot 1 would be improved with a 187,600-square foot light-industrial building(west building),217 parking spaces for passenger vehicles and 62 parking spaces for semi-trucks and trailers. Lot 2 would be improved with a 247,800-square foot light-industrial building(east building),93 parking spaces for passenger vehicles and 129 parking spaces for semi-trucks and trailers. Lot 3, north of the buildings, and Lot 4, south of the buildings along I-90 Tollway would be improved with stormwater detention facilities. The applicant would extend Toll Gate Road to the west property line within a designated 60-foot side public right-of-way which matches the Toll Gate Road right- of-way east of the property. The applicant would not construct a circular terminus at the end of Toll Gate Road,which is a standard requirement for dead-end streets,because it is anticipated that Toll Gate Road would be extended in the future to Sleepy Hollow Road to the west (which is McLean Boulevard south of I-90 Tollway), and because the site layout allows for a turnaround through-the site. The proposed buildings are required to provide one parking space per 1,000 sq. ft. of floor area. With a total Alh fir, of 435,500 square feet of floor area, the buildings are _ =- required to provide a total of 436 parking spaces. With 310 parking spaces for = passenger cars proposed,the f I _ proposal does not meet the _ +. 1 parking requirement and is one several departures requested by the applicant. The proposed buildings are � Ob04��Qt7©IIbb�IIb'��� designed so that the loading z docks do not face south.The - r western Building 1 is designed so that main entrance is on the west side Figure 3.Proposed landscape plan of the building with the loading docks on the east - 4 - Recommendation&Findings of Fact Petitions 39-21,40-21, and 41-21 October 4, 2021 side facing the other building. The eastern Building 2 is designated so that the main entrance is on the north side of the building with loading docks on the east and west sides of the building. The buildings would be constructed of pre-cast concrete panels and oversize windows in areas designated for office use. The south elevations of both buildings are articulated with more architectural design to reflect the visibility from I-90. NORTH FLEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION Figure 4.Proposed Building 1(west building)elevations The applicant would remove the majority of the trees on the property to accommodate the development. However, the applicant has situated the buildings so that there is a 50-foot parking lot setback from the west property line to maintain as many existing trees along the west and northwest property lines as possible. The applicant would meet all requirements of the tree preservation ordinance with new replacement trees,and is proposing to meet all other landscaping requirements. In addition, the applicant would install a 6-foot high, solid, PVC fence of neutral color along the north property line to enhance the screening from the adjacent residences to the north. The applicant would also install new street trees, one every 40 feet along both sides of the Toll Gate Road extension. Other site improvements include the extension of a public sidewalk along the north side of Toll Gate Road with connections to each building. The site will include new parking lot light fixtures, which will comply with the zoning ordinance requirements. The proposed development would comply with all requirements of the sign ordinance. The applicant is requesting approval of several departures from the Municipal Code requirements. The required departures are listed in Table I below and are further described in Planned - 5 - Recommendation& Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 Development Departures and Exceptions section of the Findings of Fact. Table . Detail of Re uired Departures Requirement Proposal Right-of-way width 70 feet 60 feet Circular terminus at dead-end street Yes No Building street yard 15 feet(Building 1) setback 3 5 feet 25 feet(Building 2) Vehicle use area 8 ft. (Lot 1) 0 ft. from the shared lot line interior yard setback 9 ft. (Lot 2) (Lot 1 and Lot 2) Fence in street Max. 4 ft. high and open Max. 6 ft. high and open design design Number of parking 436 310 spaces One of the five houses on the 32-acre subject property was designated a historic landmark by Kane County in 1996. The International-Style house at 35W655 Toll Gate Road was built in 1967 by and for John Schmidtke, a local architect. The development requires the removal of all structures on the subject property, and the city is not bound by the county designation upon annexation. The Community Development Department offers the following additional information: A. Property History. The subject property is located in unincorporated Kane County. The five properties that comprise the subject property are improved with six single family homes. Based on the intergovernmental agreement between the City of Elgin and the Village of Sleepy Hollow, the properties were originally intended to be annexed to the Village of Sleepy Hollow. However, the City of Elgin and the Village of Sleepy Hollow agreed to amend the boundary agreement to allow the annexation of the properties to the City of Elgin. The City Council approved the amended boundary agreement on April 14,2021. B. Surrounding Land Use and Zoning. The properties adjacent to the north and west are also unincorporated and zoned F Farming in Kane County. The properties adjacent to the east are part of the City of Elgin, Tollgate Industrial Park and Elgin Oaks Industrial Park along Toll Gate Road west of State Street. The properties are zoned GI General Industrial District and are improved with a variety of one-story light-industrial buildings. The property is adjacent to 1-90 Tollway to the south, with another industrial park zoned GI -6- Recommendation & Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4,2021 General Industrial along Holmes and Davis Roads on the south side of I-90 Tollway with a variety of light-industrial and office developments. C. Comprehensive Plan.Because the subject property was originally intendent to be part of the Village of Sleepy Hollow, the City's Comprehensive Plan does not have a future land use designation for the property. The property is adjacent to I-90 Tollway, which carries approximately 104,000 vehicles daily. The property is not well-suited for single-family residential use. All other properties to the east and south, which are also adjacent to I-90 Tollway are improved with light- industrial uses. The property is adjacent to an industrial park and gains access from an industrial park collector road(Toll Gate Road). The adjacent industrial park is designated as Light Industrial by the City's 2018 Comprehensive Plan and is expected to continue to be occupied with light-industrial uses. D. Zoning District. The applicant is proposing to establish a PGI Planned General Industrial District for the property. 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 zooning district. A PGI zoning district is most similar to,but departs from the standard requirements of the GI zoning district. E. Trend of Development.The subject property is adjacent to an established industrial park west of N. State Street and north of I-90 Tollway. With the completion of the new light- industrial building at 745 Tollgate Road currently in progress,the existing industrial park is fully built-out.Except for the two properties closer to N. State Street,which include one- story office buildings, all other properties in the industrial park have been developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light-industrial and warehousing space for the foreseeable future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 39-21,40-21, and 41-21 on October 4, 2021. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated October 4, 2021. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, planned developments outlined in § 19.60.040, and standards for variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane County Stormwater Ordinance: - 7 - Recommendation &Findings of Fact Petitions 39-21,40-21, and 41-21 October 4, 2021 STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development 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 planned development with respect to its size, shape, significant features including topography, watercourses, vegetation,and existing improvements.The 31.8-acre property is improved with six single- family homes on large, estate parcels. The parcels are wooded with gentle topography sloping down generally from north to south. The center of the property is approximately 15 feet higher than the portion of the property along the north property line. The applicant is proposing to remove most trees on the property,however,the applicant would maintain the existing tree canopy along the west and northwest portion of the property and would install the required replacement trees in compliance with the tree preservation ordinance, and would comply with all other landscaping requirements. There are no existing watercourses or property improvements that would have a negative impact on the proposed development on the property. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. All existing municipal water,sanitary sewer,and stormwater utilities are located in close proximity of the site within Toll Gate Road right of way. The applicant would connect to the existing water main and sanitary sewer in Toll Gate Road in the southeast corner of the site. The applicant would install a private sanitary lift station prior to the connection to the existing City sewer. The applicant is proposing two stormwater detention facilities. One north and south of the buildings. The north stormwater detention facility includes vertical retaining walls which exceed the maximum permitted side slope of 4:1, and which is one of several departures requested by the applicant. Except for the retaining wall, all other stormwater improvements would meet the requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development 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 - 8 - Recommendation & Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SRI 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. Findings. The subject property is suitable 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. The property has access to Toll Gate Road, a collector road within the existing Elgin Oaks Industrial Park west of State Street. The applicant is proposing to extend Toll Gate Road to the west property line for future extension westward to connect it with Sleepy Hollow Road, which becomes N. McLean Boulevard south of I-90 Tollway. Toll Gate Road provides access to State Street at a fully signalized intersection, and State Street(IL Route 31) has a full interchange on the I-90 Tollway just a quarter mile south of the Toll Gate and State Street intersection. Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, (101h Edition), the two proposed light-industrial buildings are expected to generate approximately 610 trips per day, with approximately 70 trips during the peak hour on a weekday afternoon. That represents only 1.2 additional trips per minute during the peak hour on a weekday afternoon. Two thirds of the trips during the pm peak hour are leaving the facility and a vast majority of them would be making a right-turning movement southbound on State Street (IL Route 31) to get to the I-90 Tollway. Such right-turning movements leaving the industrial park will have minimal effect on the existing traffic pattern in the area. The existing roadways can accommodate the anticipated traffic from the proposed development and the area will continue to function with safe and efficient traffic circulation. Notwithstanding the ITE Manual estimates above, the applicant has provided their own estimates based on actual end users who typically occupy such speculative light-industrial facilities. Based on the proposed number of employee parking spaces and truck loading docks,the applicant estimates the two buildings could generate up to 616 passenger vehicle trips per day(employees coming to and from work)and up to 616 semi-truck trips per day. Regardless of the estimated number of trips, all trips coming to the facility would be coming from Toll Gate Road through an existing industrial park that is designed for employee and truck traffic. Toll Gate Road is 36-feet wide, measured face of curb to face -9- Recommendation& Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4,2021 of curb. No traffic would go through a residential neighborhood. It is anticipated at least 75 percent of all truck traffic would be coming to and from the I-90 interchange at State Street. The proposed buildings are required to provide one parking space per 1,000 sq. ft. of floor area. With a total of 435,600 square feet of floor area,the buildings are required to provide a total of 436 parking spaces. With 310 parking spaces for passenger cars proposed, the proposal does not meet the parking requirement and is one several departures requested by the applicant. The proposed arrangement would not have any negative effect on any surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district.The subject property is located in unincorporated Kane County.The five properties that comprise the subject property are improved with six single family homes. Based on the intergovernmental agreement between the City of Elgin and the Village of Sleepy Hollow, the properties were originally intended to be annexed to the Village of Sleepy Hollow. However, the City of Elgin and the Village of Sleepy Hollow agreed to amend the boundary agreement to allow the annexation of the properties to the City of Elgin. The City Council approved the amended boundary agreement on April 14,2021. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The properties adjacent to the north and west are also unincorporated and zoned F Farming in Kane County. The properties adjacent to the east are part of the City of Elgin,Tollgate Industrial Park and Elgin Oaks Industrial Park along Toll Gate Road west of State Street. The properties are zoned GI General Industrial District and are improved with a variety of one- story light-industrial buildings. The property is adjacent to 1-90 Tollway to the south,with another industrial park zoned GI General Industrial along Holmes and Davis Roads on the south side of I-90 Tollway with a variety of light-industrial and office developments. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. - 10- Recommendation & Findings of Fact Petitions 39-21,40-21,and 41-21 October 4,2021 Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is adjacent to an established industrial park west of N. State Street and north of I-90 Tollway. With the completion of the new light- industrial building at 745 Tollgate Road currently in progress,the existing industrial park is fully built-out.Except for the two properties closer to N. State Street,which include one- story office buildings, all other properties in the industrial park have been developed with one-story office and warehousing buildings. Staff expects the industrial park will remain in its existing configuration providing small to medium-size light-industrial and warehousing space for the foreseeable future. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent and the location and size of a zoning district.The applicant is proposing to establish a PGI Planned General Industrial District for the property. 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 zooning district. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. Because the subject property was originally intendent to be part of the Village of Sleepy Hollow,the City's Comprehensive Plan does not have a future land use designation for the property. The property is adjacent to 1-90 Tollway, which carries approximately 104,000 vehicles daily.The property is not appropriate for single-family residential use. All other properties to the east and south, which are also adjacent to 1-90 Tollway are improved with light- industrial uses. The property is adjacent to an industrial park and gains access from an industrial park collector road(Toll Gate Road). The adjacent industrial park is designated as Light Industrial by the City's 2018 Comprehensive Plan and is expected to continue to be occupied with light-industrial uses. - 11 - Recommendation &Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4, 2021 ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. 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. The 31.8-acre property is improved with six single-family homes. The applicant is proposing to remove the majority of the trees on the site,however,the applicant would preserve most of the trees along the west and northwest property line, and would replacement trees in compliance with the tree preservation ordinance. The applicant would also comply with all other landscaping requirement. The property's gentle topography slopes down from south to north. The center of the property is approximately 15 feet higher than the portion of the property along the north property line. The finished floor of the two buildings has the same general elevation as the existing elevation of the center of the property (812 feet). There are no existing watercourses or property improvements that would have a negative impact on the proposed development of the property. K. 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 two proposed buildings would be constructed as one development. While the buildings are proposed as speculative developments, future users are expected to be office and warehousing type.The proposed development is similar to other one-story office - 12 - Recommendation &Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4, 2021 and warehousing buildings and light-industrial developments within the adjacent Elgin Oak Industrial Park. The proposed light-industrial development is appropriate considering the property is surrounded by light-industrial uses to the east and south along I-90 Tollway. To minimize any negative effect on the surrounding residential uses to the north, the applicant is proposing to install a stormwater detention facility north of the proposed buildings along the north property line. The detention facility provides an additional setback of approximately 118 feet between the residential properties to the north and the new Lot 1 and Lot 2 where the new buildings would be constructed. The applicant would also construct a new six-foot high solid fence along the north side of the detention facility with evergreen and shade trees for additional screening. The proposed development would not have any undue detrimental effects on surrounding properties and uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the subdivision, zoning, and stormwater ordinances of the Municipal Code: 1. Section 18.24.020, "Street Specifications". The minimum required right-of-way width for a collector street such as Toll Gate Road is 70 feet.The applicant is proposing to extend Toll Gate Road with a dedicated right-of-way of 60 feet. 2. Section 18.24.020, "Street Specifications". A cul-de-sac street is required to have a terminus of nearly circular shape. The applicant is proposing to extend Toll Gate Road to the west property line without a circular terminus. Section 19.40.335 "Site Design". The minimum required building street and setback is 3 � g �1 g Y 35 feet. The proposed Building 1 has a 15-foot building street yard setback, and the proposed Building 2 has a 25-foot building street yard setback from the south property lines along the Toll Gate Road extension. 4. Section 19.40.335, "Site Design". The minimum required vehicle use area interior yard setback is eight feet on Lot 1 and nine feet on Lot 2. The applicant is not proposing any vehicle use area interior yard setback on both Lot 1 and Lot 2 from the shared interior lot line between the lots. 5. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and style of a fence in the street yard is 4 feet high and open design fence. The applicant is proposing to install a six-foot high, open design fence in the street yard. 6. Sections 203(h)(13), "Site Runoff Storage Requirements (Detention)" of the - 13 - Recommendation &Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 Municipal Code. The maximum permitted side slope within a stormwater detention facility is 4:1. The applicant is proposing a surface stormwater detention facility which includes vertical retaining walls exceeding the maximum permitted side slope. Staff finds the proposed departures are appropriate and necessary for the construction of a desirable new development. The proposed right-of-way width of 60 feet matches the existing right-of-way width of the remainder of Toll Gate Road.The new Toll Gate Road extension would still be 32 feet wide(from back of curb to back of curb), which would match the existing Toll Gate Road width east of the property. The applicant would also construct a new public sidewalk along the north side of the street with parkways and street trees on both sides of the street. The applicant would extend Toll Gate Road to the west end of the property but would not install a circular terminus. The circular terminus is not necessary as Toll Gate Road is expected to be extended further to the west to Sleepy Hollow Road in the future. The development site layout allows for a turnaround through the site without the need for a circular terminus which typically needed for a turnaround. The proposed building street yard setback of 15 and 25 feet for Buildings 1 and 2 respectively is the result of the angle of Toll Gate Road, which is the result of the angle of I-90 Tollway. The buildings are situated as far south as reasonably possible to allow for a stormwater detention on the north side of the buildings, which affords a greater building setback from the residential properties to the north. The proposed zero-setback for vehicle use area interior yard setback on both Lot 1 and Lot 2 from the shared interior lot line between the lots is the result of the most efficient design of the buildings where the semi-truck parking areas face each other. Therefore, the vehicle use areas of both lots extend to the shared lot line. The applicant plans to allow cross parking across lot lines to future owners/occupants of both buildings. No setback between the two vehicle use areas on both lots allows the buildings to function as one cohesive development with seamless traffic circulation from one property to the next. The applicant is proposing a six-foot high open design fence in street yard between the two buildings. The fence is proposed to allow future users to install such fence for security of loading dock areas and parking areas for semi-trucks and trailers. Most other warehousing users have the same security needs, and the City has allowed a six-foot high fence in the street yard for other light-industrial users. STANDARDS FOR STORMWATER ORDINANCE VARIATIONS Applications for variations from the stormwater ordinance requirements must meet the standards outlined in § 904 of the Kane County Stormwater Ordinance. The applicant has provided the - 14- Recommendation & Findings of Fact Petitions 39-21,40-21, and 41-21 October 4, 2021 findings of fact attached as Exhibit G to substantiate the requested variation. Staff concurs with applicant's findings of fact against the standards for variations from the stormwater ordinance requirements. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 39-21,40-21 and 41-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by AG-HS Development Portfolio Subsidiary, L.L.C., a Delaware limited liability company, as applicant, and Elaine A. Booras, Andrea Macias and Jacob Dohm,Ronald E. Thomas and Sabrina Thomas, Toshie Korzeniowski, and Efrain Ocampo and Manuela Ocampo, as property owners,received August 27,2021, and supporting documents including: a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District(over 2 acres),received August 22, 2021; b. ALTA/NSPS Land Title Survey,prepared by Haeger Engineering, dated July 2, 2021; c. Plat of Annexation to the City of Elgin,prepared by Haeger Engineering,dated August 20,2021,with such further revisions as required by the City Engineer; d. Preliminary Plat of Subdivision of High Street TollGate, prepared by Haeger Engineering,dated August 20,2021,with such further revisions as required by the City Engineer; e. Preliminary Landscape Plan, Sheets L1.0, L1.1, and L1.2, prepared by Haeger Engineering, dated September 29,2021, with such further revisions as required by the Community Development Director; f. Geometry, Paving, And Striping Plan (Overall), Sheet C5.0, prepared by Haeger Engineering, dated September 30, 2021, with such further revisions as required by the Community Development Director; g. Architectural plans for Building 1,including Sheets A.101,A.201,A.202,prepared by Atlas Collaborative, dated received August 22, 2021, with such further revisions as required by the Community Development Director; h. Building 1 Elevations in color, prepared by Atlas Collaborative, dated September 28, 2021,with such further revisions as required by the Community Development Director; i. Architectural plans for Building 2, including Sheets A.101,A.201,A.202,prepared by Atlas Collaborative, dated received August 22, 2021, with such further revisions as required by the Community Development Director; j. Building 2 Elevations in color, prepared by Atlas Collaborative, dated September 28, 2021,with such further revisions as required by the Community Development Director; k. Preliminary Photometric Plan, Sheet 1,prepared by Haeger Engineering,dated August 20, 2021, with such further revisions as required by the Community Development Director; 1. Undated 14-page tree survey data table titled: Attachment I — Data Table Elgin - 15 - Recommendation&Findings of Fact Petitions 39-21,40-21, and 41-21 October 4,2021 Logistics Tree Inspection", prepared by Davey Resource Group, received August 22, 2021; and m. Engineering plans titled: "High Street Logistics Industrial Development Preliminary Engineering Plans, Section 33 Township 42 North Range 8 East Unincorporated Kane County, Illinois",prepared by Haeger Engineering, dated August 20, 2021, with such further revisions as required by the City Engineer. 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 departure is hereby granted to construct the extension of Toll Gate Road within a 60- foot wide right-of-way dedicated to the City of Elgin. 3. A departure is hereby granted to construct the extension of Toll Gate Road without a circular terminus. 4. A departure is hereby granted to construct the proposed Building 1 with a minimum 15- foot building street yard setback and the proposed Building 2 with a minimum 25-foot building street yard setback. 5. A departure is hereby granted to construct the vehicle use areas on the proposed Lot 1 and Lot 2 with no minimum vehicle use area interior yard setback from the shared interior lot line between Lot 1 and Lot 2. The vehicle use areas on both Lot I and Lot 2 shall have a minimum 4-foot vehicle use area interior yard setback from the north property lines of Lot I and Lot 2. 6. A departure is hereby granted to construct a six-foot high open-design fence in the street yard along Toll Gate Road in substantial conformance with the following documents: a. Geometry, Paving, And Striping Plan (Overall), Sheet C5.0, prepared by Haeger Engineering, dated September 30, 2021,with such further revisions as required by the Community Development Director; 7. A departure is hereby granted to construct the proposed 247,800-square foot building on Lot 2 with the minimum of 93 parking spaces for passenger vehicles on Lot 2. 8. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no, and zero(0)abstentions. Two members were absent. - 16- Recommendation & Findings of Fact Petitions 39-21, 40-21, and 41-21 October 4, 2021 Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning &Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning &Zoning Commission - 17 - i \ cID ,,. re5�6oC \ a chateau m �y 1 >u ateau`wgst Dr p ro'Pe 4�-z ch. �ub�ect 9 40al cl `-2� � cl- . or 3 _. ---�cr�r � sm .m „i'� ate�Rd N • "` i•"r � � .�' gores '�� a� �� �1 rl�ii_�► -� '�► `�1CL e� ,12o��• $ G� 40 Fee,►► C1 M 6a � �' �� Cia Sao 2ao 11�► S pr oak®� Nev . cent P by City o{� o` p,,J Xopoe�t Paten Gommun v Subject Property ntena`�r Petition 39-21 ,40-21 ,41 -21 C� N on`nSKY Rd puchesneDr B a � I 1L Chateau Or G i o ma gyp, i O V G J d Lovers Ln Church Rd w � as � Legend v GIS.DBO.StreetCenterllneSKane ORC1 Residence Conservation 1 O O RC2 Residence Conservation 2 O y Toll Gate Rd RC3 Residence Conservation 3 OPRC Planned Residence Conservation �O/fie PG,I PG.I O SFR1 Single Family Residence 1 $Rd PSFR1 Planned Single Family Residence 1 o GI '� SFR2 Single Family Residence 2 � O PSFR2 Planned Single Family Residence 2I O TRF Two Family Residence Da vls Rd OPTRF Planned Two Family Residence O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence QRB Residence Business QPRB Planned Residential Business 3 NB Neighborhood Business Forest Dr ,d G -PNB Planned Neighborhood Business ` M -AB Area Business Ia Q 41 -PAB Planned Area Business C 4 Century 0aks'Dr :0 m -CC Center City 1 0 a -CC2 Center City 2 1y3j CF -PCC Planned Center CityiRC1 -ORI Office Research Industrial 1 Q— ++ — SFR1 -PORI Planned Office Research Industrial 1 -GI General Industrial -PGI Planned General Industrial TFR iO�O' Crestview.Dr -Cl Commercial Industrial / 1 -CF Community Facility / I 3 RC1 -PCF Planned CommunityFacility y PRC a^ Meadow Ln EXHIBIT Zoning Map " W E S Map prepared by City of Elgin 0 200 400 800 1,200 1,60eet Department of Community Development - - L � L- :- Subject Property 1100-1120 Tollgate Rd. Petition 39-21 ,40-21 ,41 -21 0333300006 0333300042 0333300053 0333300007 0333300008 0333300055 lo��GCUe Ra► EXHIBIT C Parcel Map N A City of Elgin 0 55 110 220 330 440 Department of Community Development Feet EXHIBIT D SITE LOCATION 11 1 Toll Gate ' • Petition 39-21, 41 and 41-21 Site area map with zoning overlay Proper ty f .i. 1� Ol' Ic'ton et•ly Bird's eye - looking north