HomeMy WebLinkAboutG43-22 Ordinance No. G43-22
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY AND TERRITORY IN THE AB AREA
BUSINESS DISTRICT TO PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(Randall Highlands Industrial Park Subdivision, 2600-2800 North Randall Road)
WHEREAS, the northern portion of the territory legally described herein (the "North
Parcel, also known as"Tract 1")has been annexed to the City of Elgin; and
WHEREAS, the southern portion of the territory legally described herein (the "South
Parcel, also known as Tract 2") is classified in the AB Area Business District and ARC Arterial
Road Corridor Overlay District; and
WHEREAS, written application has been made to classify the North Parcel and the South
Parcel in the PORI Planned Office Research Industrial District for the construction of the four-lot
industrial subdivision to be known as Randall Highlands Industrial Park Subdivision; and
WHEREAS, the zoning lot containing the North Parcel and the South Parcel, which
premises are commonly known as 2600-2800 North Randall Road, is legally described herein(the
"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on May 2, 2022, 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 PORI Planned Office Research 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 May 2, 2022 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 PORI Planned Office Research Industrial District the
following described property:
TRACT 1:
THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP
42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE
TOWNSHIP OF DUNDEE,KANE COUNTY, ILLINOIS.
EXCEPTING THEREFROM:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,KANE COUNTY,
ILLINOIS, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHEAST QUARTER
OF SECTION 19;THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST,
ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER, 62.67 FEET TO THE
WEST LINE OF RANDALL ROAD PER DOCUMENT NUMBER 96K017695;
THENCE NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST ALONG SAID
WEST LINE,550.02 FEET TO THE NORTH LINE OF THE SOUTH 550 FEET OF THE
EAST HALF OF SAID SOUTHEAST QUARTER FOR A PLACE OF BEGINNING;
THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST ALONG SAID
NORTH LINE, 1263.62 FEET TO THE WEST LINE OF SAID EAST HALF OF THE
SOUTHEAST QUARTER; THENCE NORTH O1 DEGREES 09 MINUTES 49
SECONDS WEST ALONG SAID WEST LINE, 736.85 FEET TO THE NORTH LINE
OF THE SOUTH 1286.85 FEET OF SAID EAST HALF OF THE SOUTHEAST
QUARTER; THENCE NORTH 88 DEGREES 37 MINUTES 46 SECONDS EAST
ALONG SAID NORTH LINE, 1259.22 FEET TO SAID WEST LINE OF RANDALL
ROAD;THENCE THE FOLLOWING TWO(2)COURSES ALONG SAID WEST LINE;
(1) THENCE SOUTHERLY ALONG A CURVE CONCAVE WESTERLY HAVING A
RADIUS OF 11399.16 FEET, A CHORD BEARING OF SOUTH O1 DEGREES 57
MINUTES 17 SECONDS EAST, A CHORD LENGTH OF 433.10 FEET FOR A ARC
LENGTH OF 433.13 FEET TO A POINT OF TANGENCY; (2) THENCE SOUTH 00
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DEGREES 51 MINUTES 58 SECONDS EAST, 303.78 FEET TO THE POINT OF
BEGINNING, AND ALSO EXCEPTING THEREFROM ANY PART OF SAID EAST
HALF OF SOUTHEAST QUARTER LYING SOUTH OF THE NORTH LINE OF THE
SOUTH 550.0 FEET THEREOF, IN KANE COUNTY, ILLINOIS.
ALSO EXCEPTING THEREFROM:
THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION
19, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, KANE COUNTY, ILLINOIS,DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER;
THENCE ON AN ASSUMED BEARING OF NORTH 89 DEGREES 33 MINUTES 20
SECONDS WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER,
1321.67 FEET TO THE WEST LINE OF THE EAST HALF OF SAID SOUTHEAST
QUARTER; THENCE SOUTH 00 DEGREES 07 MINUTES 38 SECONDS WEST
ALONG SAID WEST LINE, 74.74 FEET; THENCE NORTH 89 DEGREES 19
MINUTES 43 SECONDS EAST,PARALLEL WITH THE CENTER LINE OF ILLINOIS
ROUTE 72, A DISTANCE OF 504.12 FEET; THENCE EASTERLY ALONG A
TANGENTIAL CURVE CONCAVE TO THE SOUTH, RADIUS 28587.80 FEET, A
DISTANCE OF 659.75 FEET; THENCE SOUTH 44 DEGREES 45 MINUTES 11
SECONDS EAST, 71.27 FEET; THENCE SOUTH 00 DEGREES 12 MINUTES 25
SECONDS EAST, 334.79 FEET; THENCE SOUTHERLY ALONG A TANGENTIAL
CURVE CONCAVE TO THE EAST, RADIUS 11519.16 FEET, A DISTANCE OF
648.18 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A
11399.16 FOOT RADIUS CURVE, CONCAVE TO THE WEST, 701.87 FEET;
THENCE SOUTH 00 DEGREES 05 MINUTES 49 SECONDS WEST ALONG
TANGENT AND PARALLEL WITH THE CENTER LINE OF RANDALL ROAD,
853.81 FEET TO THE SOUTH LINE OF SAID SECTION 19; THENCE NORTH 89
DEGREES 35 MINUTES 19 SECONDS EAST ALONG SAID SOUTH LINE, 62.67
FEET TO THE SOUTHEAST CORNER OF SAID SECTION 19; THENCE NORTH 00
DEGREES 05 MINUTES 41 SECONDS EAST ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 19,A DISTANCE OF 2646.45 FEET TO
THE POINT OF BEGINNING.
ALSO EXCEPTING THEREFROM:
THAT PART TAKEN FOR ROAD PURPOSES BY ORDER VESTING TITLE
ENTERED SEPTEMBER 19, 2011 IN CASE NO. 2011 ED 39, AND RECORDED
SEPTEMBER 19, 2011 AS DOCUMENT 2011 K054687.
TRACT 2 - PARCEL I:
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THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES 37 MINUTES 46
SECONDS WEST,ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A
DISTANCE OF 92.67 FEET TO THE SOUTHEAST CORNER OF LOT 98 IN
NORTHWEST CORPORATE PARK UNIT 1,ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 6, 1998 AS DOCUMENT NO. 98K103162; THENCE
NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST, ALONG THE EAST LINE
OF SAID LOT 98, A DISTANCE OF 550.02 FEET TO THE NORTHEAST CORNER
OF SAID LOT 98; THENCE CONTINUING NORTH 00 DEGREES 51 MINUTES 58
SECONDS WEST, ALONG THE EXTENSION OF THE LAST DESCRIBED LINE, A
DISTANCE OF 304.04 FEET TO A POINT OF CURVATURE; THENCE
NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE
SOUTHWESTERLY, SAID CURVE HAVING A RADIUS OF 11,369.16 FEET AND
AN ARC LENGTH OF 187.81 FEET TO THE POINT OF BEGINNING; THENCE
NORTHWESTERLY ALONG THE CONTINUATION OF THE LAST DESCRIBED
CURVE FOR AN ARC LENGTH OF 170.03 FEET;THENCE NORTH 47 DEGREES 03
MINUTES 06 SECONDS WEST, FOR A DISTANCE OF 35.78 FEET; THENCE
SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST, FOR A DISTANCE OF
271.61 FEET; THENCE NORTH 84 DEGREES 21 MINUTES 19 SECONDS WEST,
FOR A DISTANCE OF 90.59 FEET; THENCE SOUTH O1 DEGREES 22 MINUTES 14
SECONDS EAST, FOR A DISTANCE OF 206.07 FEET; THENCE NORTH 88
DEGREES 37 MINUTES 46 SECONDS EAST, FOR A DISTANCE OF 389.70 FEET
TO THE POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS.
TRACT 2 -PARCEL 2:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES 37 MINUTES 46
SECONDS WEST,ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A
DISTANCE OF 92.67 FEET TO THE SOUTHEAST CORNER OF LOT 98 IN
NORTHWEST CORPORATE PARK UNIT 1,ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 6, 1998 AS DOCUMENT NO. 98K103162; THENCE
NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST, ALONG THE EAST LINE
OF SAID LOT 98, A DISTANCE OF 550.02 FEET TO THE NORTHEAST CORNER
OF SAID LOT 98; THENCE CONTINUING NORTH 00 DEGREES 51 MINUTES 58
SECONDS WEST, ALONG THE EXTENSION OF THE LAST DESCRIBED LINE,
FOR A DISTANCE OF 290.73 FEET TO THE POINT OF BEGINNING; THENCE
CONTINUING NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST, ALONG
THE EXTENSION OF THE LAST DESCRIBED LINE, FOR A DISTANCE OF 13.31
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FEET TO A POINT OF CURVATURE; THENCE NORTHWESTERLY ALONG THE
ARC OF A CURVE CONCAVE SOUTHWESTERLY, SAID CURVE HAVING A
RADIUS OF 11,369.16 FEET AND AN ARC LENGTH OF 187.81 FEET; THENCE
SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST, FOR A DISTANCE OF
389.70 FEET;THENCE SOUTH 01 DEGREES 22 MINUTES 14 SECONDS EAST,FOR
A DISTANCE OF 201.12 FEET; THENCE NORTH 88 DEGREES 37 MINUTES 46
SECONDS EAST, FOR A DISTANCE OF 389.48 FEET TO THE POINT OF
BEGINNING, IN KANE COUNTY, ILLINOIS.
TRACT 2 -PARCEL 3:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES 37 MINUTES 46
SECONDS WEST,ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A
DISTANCE OF 92.67 FEET TO THE SOUTHEAST CORNER OF LOT 98 IN
NORTHWEST CORPORATE PARK UNIT 1,ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 6, 1998 AS DOCUMENT NO. 98K103162; THENCE
NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST, ALONG THE EAST LINE
OF SAID LOT 98, A DISTANCE OF 550.02 FEET TO THE NORTHEAST CORNER
OF SAID LOT 98; THENCE CONTINUING NORTH 00 DEGREES 51 MINUTES 58
SECONDS WEST, ALONG THE EXTENSION OF THE LAST DESCRIBED LINE, A
DISTANCE OF 290.73; THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS
WEST, FOR A DISTANCE OF 389.48 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST,
FOR A DISTANCE OF 250.00 FEET; THENCE NORTH O1 DEGREES 22 MINUTES
14 SECONDS WEST, FOR A DISTANCE OF 452.63 FEET; THENCE NORTH 88
DEGREES 37 MINUTES 46 SECONDS EAST, FOR A DISTANCE OF 100.18 FEET;
THENCE SOUTH 84 DEGREES 21 MINUTES 19 SECONDS EAST, FOR A
DISTANCE OF 150.95 FEET; THENCE SOUTH O1 DEGREES 22 MINUTES 14
SECONDS EAST, FOR A DISTANCE OF 407.19 FEET TO THE POINT OF
BEGINNING, IN KANE COUNTY, ILLINOIS.
TRACT 2 -PARCEL 4:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES 37 MINUTES 46
SECONDS WEST,ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A
DISTANCE OF 92.67 FEET TO THE SOUTHEAST CORNER OF LOT 98 IN
NORTHWEST CORPORATE PARK UNIT 1,ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 6, 1998 AS DOCUMENT NO. 98K103162; THENCE
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NORTH 00 DEGREES 51 MINUTES 58 SECONDS WEST, ALONG THE EAST LINE
OF SAID LOT 98, A DISTANCE OF 550.02 FEET TO THE NORTHEAST CORNER
OF SAID LOT 98;THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST,
ALONG THE NORTH LINE OF LOTS 98 AND 99 IN NORTHWEST CORPORATE
PARK UNIT 1, FOR A DISTANCE OF 1233.62 FEET TO THE POINT OF
BEGINNING, SAID POINT BEING THE NORTHWEST CORNER OF SAID LOT 99,
SAID NORTHWEST CORNER BEING ON THE WEST LINE OF THE EAST HALF
OF SAID SOUTHEAST QUARTER;THENCE NORTH 01 DEGREES 09 MINUTES 49
SECONDS WEST, ALONG SAID WEST LINE OF THE EAST HALF OF SAID
SOUTHEAST QUARTER, FOR A DISTANCE OF 716.35 FEET; THENCE NORTH 88
DEGREES 37 MINUTES 46 SECONDS EAST, FOR A DISTANCE OF 594.11 FEET;
THENCE SOUTH 01 DEGREES 22 MINUTES 14 SECONDS EAST, FOR A
DISTANCE OF 425.63 FEET; THENCE SOUTH 88 DEGREES 37 MINUTES 46
SECONDS WEST, FOR A DISTANCE OF 61.03 FEET; THENCE SOUTH 01
DEGREES 22 MINUTES 14 SECONDS EAST, FOR A DISTANCE OF 107.77 FEET;
THENCE SOUTH 64 DEGREES 13 MINUTES 52 SECONDS WEST, FOR A
DISTANCE OF 109.97 FEET; THENCE SOUTH 89 DEGREES 19 MINUTES 47
SECONDS WEST, FOR A DISTANCE OF 99.99 FEET; THENCE SOUTH 41
DEGREES 09 MINUTES 36 SECONDS WEST, FOR A DISTANCE OF 92.23 FEET;
THENCE SOUTH 00 DEGREES 21 MINUTES 04 SECONDS EAST, FOR A
DISTANCE OF 33.45 FEET; THENCE SOUTH 45 DEGREES 05 MINUTES 14
SECONDS EAST,FOR A DISTANCE OF 51.67 FEET TO THE NORTH LINE OF SAID
LOT 99;THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST,ALONG
THE NORTH LINE OF SAID LOT 99, FOR A DISTANCE OF 308.30 FEET TO THE
POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS.
TRACT 2 -PARCEL 5:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES, 37 MINUTES, 46
SECONDS WEST,ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A
DISTANCE OF 92.67 FEET TO THE SOUTHEAST CORNER OF LOT 98 IN
NORTHWEST CORPORATE PARK UNIT 1,ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 6, 1998 AS DOCUMENT NO. 98K103162; THENCE
NORTH 00 DEGREES,51 MINUTES,58 SECONDS WEST,ALONG THE EAST LINE
OF SAID LOT 98, A DISTANCE OF 550.02 FEET TO THE NORTHEAST CORNER
OF SAID LOT 98; THENCE CONTINUING NORTH 00 DEGREES, 51 MINUTES, 58
SECONDS WEST, ALONG THE EXTENSION OF THE LAST DESCRIBED LINE, A
DISTANCE OF 304.04 FEET TO A POINT OF CURVATURE; THENCE
NORTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE
SOUTHWESTERLY, SAID CURVE HAVING A RADIUS OF 11,369.16 FEET AND
AN ARC DISTANCE OF 357.84 FEET,TO THE POINT OF BEGINNING; THENCE
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NORTHWESTERLY ALONG A CONTINUATION OF THE LAST DESCRIBED
CURVE FOR AN ARC DISTANCE OF 70.03 FEET TO THE NORTH LINE OF THE
SOUTH 1286.85 FEET OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 19, AFORESAID; THENCE SOUTH 88 DEGREES, 37 MINUTES, 46
SECONDS WEST ALONG SAID SOUTH LINE, 1229.21 FEET TO THE WEST LINE
OF THE EAST HALF OF SAID SOUTHEAST QUARTER; THENCE SOUTH 01
DEGREES, 09 MINUTES, 49 SECONDS EAST ALONG SAID WEST LINE, 20.50
FEET; THENCE NORTH 88 DEGREES, 37 MINUTES, 46 SECONDS EAST ALONG
A LINE 20.50 FEET,MEASURED AT RIGHT ANGLES,SOUTH OF AND PARALLEL
WITH THE NORTH LINE OF THE SOUTH 1286.85 FEET OF THE EAST HALF,
AFORESAID, 694.29 FEET; THENCE SOUTH 84 DEGREES, 21 MINUTES, 19
SECONDS EAST, 241.54 FEET TO A LINE 50.00 FEET, MEASURED AT RIGHT
ANGLES, SOUTH OF AND PARALLEL WITH THE NORTH LINE OF THE SOUTH
1286.85 FEET OF THE EAST HALF, AFORESAID; THENCE NORTH 88 DEGREES,
37 MINUTES, 46 SECONDS EAST ALONG SAID PARALLEL LINE, 271.61 FEET;
THENCE SOUTH 47 DEGREES, 03 MINUTES, 06 SECONDS EAST, 35.78 FEET TO
THE POINT OF BEGINNING, IN CITY OF ELGIN, KANE COUNTY, ILLINOIS.
TRACT 2 -PARCEL 6:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
A 30.00 FOOT STRIP OF LAND, MEASURED AT RIGHT ANGLES OR RADIALLY,
AND LYING WEST OF AND CONTIGUOUS WITH THE WEST LINE OF RANDALL
ROAD PER DOCUMENT NUMBER 96K017695, SAID STRIP OF LAND LYING
SOUTH OF THE NORTH LINE OF THE SOUTH 1286.85 FEET OF THE EAST HALF
OF SAID SOUTHEAST QUARTER,AND LYING NORTH OF THE NORTH LINE OF
THE SOUTH 550.00 FEET OF THE EAST HALF OF SAID SOUTHEAST QUARTER
(SAID LINE ALSO BEING THE NORTH LINE OF LOT 98 IN NORTHWEST
CORPORATE PARK UNIT 1, ACCORDING TO THE PLAT THEREOF RECORDED
NOVEMBER 6, 1998 AS DOCUMENT NO. 98KI03162 AND AN EASTERLY
EXTENSION THEREOF), IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 2600-2800 North Randall Road
Permanent Real Estate Index Numbers: 03-19-400-023 and 03-19-400-021)
Section 3. That the City Council of the City of Elgin hereby classifies the subject property
in the PORI Planned Office Research Industrial District, which shall be designed, developed, and
operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PORI Planned Office Research Industrial
District is to provide a planned industrial environment that fosters a sense of place
and destination within a coordinated campus or park setting, subject to the
provisions of Chapter 19.60, Planned Development, of the Elgin Municipal Code,
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as amended.A PORI zoning district is most similar to,but departs from the standard
requirements of the ORI 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 PORI Planned Office Research 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 PORI Planned Office Research 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. PORI Planned Office Research Industrial Districts
should be located in substantial conformance to the official comprehensive plan.
The amount of land necessary to constitute a separate PORI Planned Office
Research 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 PORI Planned Office Research 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 PORI Planned Office Research
Industrial District.
1. Permitted Uses on Lot 1 as depicted in the Final Plat of Subdivision of
Randall Highlands Industrial Park Subdivision referred to in Section 3G
hereof. Those land uses enumerated as permitted uses within the ORI Office
Research Industrial District, Section 19.40.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time, and the following
additional land uses:
Miscellaneous uses division:
"Commercial operations yard" [SR] (UNCL).
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2. Conditional Uses on Lot 1 as depicted in the Final Plat of Subdivision of
Randall Highlands Industrial Park Subdivision referred to in Section 3G
hereof. Those land uses enumerated as conditional uses within the ORI Office
Research Industrial District, Section 19.40.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time,except the following
land uses:
Miscellaneous uses division:
"Commercial operations yard" [SR] (UNCL).
3. Similar Uses on Lot 1 as depicted in the Final Plat of Subdivision of Randall
Highlands Industrial Park Subdivision referred to in Section 3G hereof.
Those land uses enumerated as similar uses within the ORI Office Research
Industrial District, Section 19.40.130 C., Land Use, of the Elgin Municipal
Code, as it may be amended from time to time.
4. Permitted Uses on Lot 2 and Lot 3 as depicted in the Final Plat of
Subdivision of Randall Highlands Industrial Park Subdivision referred to
in Section 3G hereof.Those land uses enumerated as permitted uses within the
ORI Office Research Industrial District, Section 19.40.130 A. Land Use, those
land uses enumerated as permitted uses within the AB Area Business District,
Section 19.35.430 A., Land Use, of the Elgin Municipal Code, as it may be
amended from time to time, and the following additional land uses:
Miscellaneous uses division:
"Commercial operations yard" [SR] (UNCL).
5. Conditional Uses on Lot 2 and Lot 3 as depicted in the Final Plat of
Subdivision of Randall Highlands Industrial Park Subdivision referred to
in Section 3G hereof. Those land uses enumerated as conditional uses within
the ORI Office Research Industrial District, Section 19.40.130 B., Land Use,
and those land uses enumerated as conditional uses within the AB Area
Business District, Section 19.35.430 B., Land Use, of the Elgin Municipal
Code, as it may be amended from time to time, except the following land uses:
Miscellaneous uses division:
"Commercial operations yard" [SR] (UNCL).
6. Similar Uses on Lot 2 and Lot 3 as depicted in the Final Plat of Subdivision
of Randall Highlands Industrial Park Subdivision referred to in Section
3G hereof. Those land uses enumerated as similar uses within the ORI Office
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Research Industrial District, Section 19.40.130 C., Land Use, and those land
uses enumerated as similar uses within the AB Area Business District, Section
19.35.430 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 19.40.135
"Site Design" for ORI Office Research 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
Scannell Properties #422, LLC, an Indiana limited liability company, as
applicant and property owner, received February 24, 2022, and supporting
documents including:
a. Undated Narrative of Randall Road Industrial Park Subdivision as Proposed
by Scannell Properties#422, LLC,received March 23, 2022;
b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd.,
dated March 11, 2022, last revised March 22, 2022;
c. A plat of annexation titled: "Map of Territory to be Annexed to the City of
Elgin, Kane County, Illinois",prepared by Manhard Consulting Ltd., dated
February 18, 2022, with such further revisions as required by the
Community Development Director;
d. Plat of Dedication & Easement Grant for Busse Parkway Extension,
prepared by Manhard Consulting Ltd., dated November 19, 2019, last
revised July 20, 2022, with such further revisions as required by the City
Engineer;
e. Plat of Easement for 2601 Galvin Drive, prepared by Manhard Consulting
Ltd., dated November 5, 2021, last revised July 20, 2022, with such further
revisions as required by the City Engineer;
f. Final Plat of Subdivision of Randall Highlands Industrial Park Subdivision,
prepared by Manhard Consulting Ltd., dated March 4, 2022, last revised
June 10,2022,with such further revisions as required by the City Engineer;
g. Zoning site plan, Sheet EXH, prepared by Manhard Consulting Ltd., dated
April 22, 2022, last revised June 10, 2022, with such further revisions as
required by the Community Development Director;
h. Final Landscape Plan for Subdivision Randall Highlands Industrial Park,
prepared by Manhard Consulting Ld., dated June 10, 2022, with such
further revisions as required by the Community Development Director;
i. Final Landscape Plan for Lot I — Randall Highlands Industrial Park,
prepared by Manhard Consulting Ltd., dated June 10, 2022, with such
further revisions as required by the Community Development Director;
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j. Final Landscape Plan for Lot 2 — Randall Highlands Industrial Park,
prepared by Manhard Consulting Ltd., dated June 10, 2022, with such
further revisions as required by the Community Development Director;
k. Final Landscape Plan for Lot 3 — Randall Highlands Industrial Park,
prepared by Manhard Consulting Ltd., dated June 10, 2022, with such
further revisions as required by the Community Development Director;
1. Final Engineering Improvement Plans for Randall Highlands Industrial
Park Subdivision, prepared by Manhard Consulting Ltd., dated April 22,
2022, last revised June 10,2022, with such further revisions as required by
the City Engineer;
m. Final Engineering Improvement Plans for Lot 1 of The Randall Highlands
Industrial Park Subdivision, prepared by Manhard Consulting Ltd., dated
April 22, 2022, last revised June 10, 2022, with such further revisions as
required by the City Engineer; and
n. Final Engineering Improvement Plans for Lot 2 of The Randall Highlands
Industrial Park Subdivision, prepared by Manhard Consulting Ltd., dated
April 22, 2022, last revised June 10, 2022, 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. The sanitary service line connections for each building shall be constructed in
compliance with the Elgin Municipal Code, 1976 as amended.
3. The installation of all outdoor lighting on the property shall comply with Elgin
Municipal Code, 1976 as amended. The applicant shall submit photometric
plans for the installation of any outdoor lighting at the time of building permit
review for the development on each lot. Such proposed installation and, to the
maximum extent possible, lighting and fixtures used throughout the 53-acre
development shall be a consistent style and design to promote a cohesive,
unified 53-acre development.
4. The proposed six-foot high solid fence to be installed along the west side of the
truck loading areas on Lot 1 shall be of durable PVC material and neutral color.
Such fence shall not extend into the street yards north and south of the building
on Lot 1.
5. New buildings and future additions thereto shall be subject to Chapter 19.14 of
the Elgin Municipal Code, 1976 as amended. The northeast and southeast
corners of the buildings on Lot 2 and Lot 3 shall be highlighted with
architectural elements,which may include but are not limited to tower elements,
multi-story glass, and/or other features to highlight the importance of this
- 11 -
building and this prominent location.
6. "No parking" restriction shall be implemented along both sides of Busse
Parkway.
7. Safety bollards shall be installed in rear of the truck parking stalls on Lot 3
along Busse Parkway. The location and design of such safety bollards shall be
approved by the Community Development Director prior to the issuance of the
building permit for the construction of the building on Lot 3.
8. A departure is hereby granted to construct the extension of Busse Parkway
within a 41-foot wide right-of-way.
9. A departure is hereby granted to allow the construction of a cul-de-sac at the
terminus of Busse Parkway extension. The center point of the diameter of the
cul-de-sac of Busse Parkway is hereby not required to align with the center line
of Busse Parkway.
10. A departure is hereby granted to allow the construction of Busse Parkway
extension with the construction of the public sidewalk only along the north side
of the street.
11. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 1 with the minimum required vehicle use area street yard setback of 19
feet along Busse Parkway.
12. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 1 with no minimum required vehicle use area interior yard setback along
the shared lot line between Lot 1 and Lot 2.
13. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 2 with the minimum required vehicle use area street yard setback of 24
feet along Higgins Road, and 19 feet along Busse Parkway.
14. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 2 with no minimum required vehicle use area interior yard setback along
the shared lot line between Lot 1 and Lot 2.
15. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 3 with the minimum required vehicle use area street yard setback of 14
feet along Busse Parkway, and 25 feet along Randall Road.
16. A departure is hereby granted to allow the construction of a six-foot-high,open
design fence within the street yard on Lot 3.
- 12 -
17. A departure is hereby granted to allow the construction of a commercial
operations yard within the street yard on Lot 3. Such commercial operations
yard is hereby permitted to be screened with only landscape screening.
18. A departure is hereby granted to allow the construction of a refuse collection
area in the street yard along Busse Parkway on Lot 3. Such refuse collection
area shall be enclosed with a six-foot solid masonry wall matching the exterior
of the building, and with landscaping on the exterior of such refuse enclosure
wall.
19. A departure is hereby granted to allow the construction of the stormwater
detention facilities within the Randall Highlands Industrial Park subdivision
with side slopes exceeding the 4:1 ratio.
20. A departure is hereby granted to allow the construction of the stormwater
detention facilities within the Randall Highlands Industrial Park subdivision
with the maximum allowable water fluctuation level for a total of eight(8)feet
of allowable bounce.
21. In the event that lots within this planned development,or buildings thereon,are
reconfigured, the Development Administrator shall have the authority to
resolve conflicts or otherwise determine the most appropriate use and site
design regulations consistent with the purpose and intent of this planned
development.
22. The location and design of vehicular access to the property, and the
configuration of and required improvements to IL Route 72,Randall Road,and
the associated rights-of-way are subject to the review and approval of the
Illinois Department of Transportation and the Kane County Division of
Transportation, respectively.
23. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PORI Planned Office Research 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 from the minimum number of off-street parking spaces required is
hereby granted as follows:
a. All land uses classified as a permitted use on Lot 1 shall be required to
provide one parking space per 2,000 square feet of building floor area.
b. All land uses classified as a permitted use on Lot 2 and Lot 3 shall be
- 13 -
required to provide one parking space per 1,000 square feet of building floor
area.
All land uses classified as a conditional use shall provide the required number
of parking spaces in compliance with the zoning ordinance requirements.
I. Off Street Loading. In this PORI Planned Office Research 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 PORI Planned Office Research Industrial District, signs shall be
subject to the provisions of 19.50 "Street Graphics", 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 permit the construction of two (2) subdivision
graphics. Such subdivision graphics shall comply with the sign ordinance. One
monument graphic is hereby permitted to be install on each lot within the
subdivision. Such monument graphics shall comply with the sign ordinance. A
total of three (3) directional graphics are hereby permitted on Lot 1, two (2)
directional graphics are hereby permitted on Lot 2, and two (2) directional
graphics are hereby permitted on Lot 3. Such directional graphics shall comply
with the sign ordinance.
K. Nonconforming Uses and Structures. In this PORI Planned Office Research
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.
L. Amendments. In this PORI Planned Office Research 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 PORI Planned Office Research 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 PORI zoning district.
N. Conditional Uses. In this PORI Planned Office Research 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 PORI
zoning district.
- 14 -
O. Variations. In this PORI Planned Office Research 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 PORI
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.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. 161liain,Mayor
Presented: August 10, 2022
Passed: August 10, 2022
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: August 10, 2022 ,3 ,
Published: August 10, 2022 ,
c �
mberly Dewis, City Pierk
- 15 -
EXHIBIT A
May 23, 2022
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 08-22,09-22, and 10-22,
an application by Scannell Properties #422, LLC, an Indiana limited liability company, as
applicant and property owner, is requesting annexation,preliminary and fmal plat of subdivision,
and planned development as a map amendment approval with departures from the Elgin Municipal
Code requirements for the right-of.--way width, cul-de-sac design,public sidewalks along a public
street,vehicle use area interior yard setback,vehicle use area street yard setback,minimum number
of parking spaces, street graphics, stormwater detention facility slope, and any other departures as
may be necessary or desirable to establish a four-lot light-industrial subdivision with an
approximately 473,200-square foot building on Lot 1, an approximately 136,500-square foot
building on Lot 2, an approximately 150,650-square foot building on Lot 3, and the extension of
Busse Parkway all at the property located at the southwest corner of Randall Road and IL Route
72/Higgins Road, the property commonly referred to as 2600-2800 N. Randall Road.
GENERAL INFORMATION
Petition Number: 08-22, 09-22, and 10-22
Property Location: 2600-2800 N. Randall Road
Requested Action: Annexation, Planned Development as a Map Amendment,
Preliminary and Final Plat of Subdivision
Current Zoning: North Parcel: F-Farming(unincorporated Kane County)
South Parcel: AB Area Business District and ARC Arterial Road
Corridor Overlay District
Proposed Zoning: PORI Planned Office Research Industrial and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant,undeveloped
Proposed Use: Future light-industrial
Recommendation & Findings of Fact
Petitions 08-22,09-22, and 10-22
May 23,2022
Applicant: Scannell Properties#422,LLC,an Indiana limited liability company
Owner: Scannell Properties#422,LLC,an Indiana limited liability company
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel May
D. Site Location
E. Findings of Fact for Variations from Stormwater Ordinance
F. Development Application, Annexation Agreement, Draft
Ordinances, Resolutions, and Attachments
BACKGROUND
Scannell Properties #422, LLC, an Indiana limited liability company, as applicant and property
owner, is requesting annexation, preliminary and final plat of subdivision, and planned
development as a map amendment approval with departures from the Elgin Municipal Code
requirements for the right-of-way width, cul-de-sac design,public sidewalks along a public street,
vehicle use area interior yard setback, vehicle use area street yard setback, minimum number of
parking spaces, street graphics, stormwater detention facility slope, and any other departures as
may be necessary or desirable to establish a four-lot light-industrial subdivision with an
approximately 473,200-square foot building on Lot 1, an approximately 136,500-square foot
building on Lot 2, an approximately 150,650-square foot building on Lot 3, and the extension of
Busse Parkway all at the property located at the southwest corner of Randall Road and IL Route
72/Higgins Road,the property commonly referred to as 2600-2800 N. Randall Road.
The 53-acre property located at the southwest corner of Randall Road and IL Route 72 / Higgins
Road currently consists of two parcels. The 37-acre North Parcel (Parcel 1) is vacant,
unincorporated, and zoned F-Farming in Kane County. The 15.9-acre South Parcel (Parcel 2) is
already annexed to the City of Elgin and is also vacant and undeveloped.The South Parcel is zoned
AB Area Business District and ARC Arterial Road Corridor Overlay District.
In 2020, the applicant submitted a similar proposal for a commercial and light-industrial
development with the extension of Busse Parkway to Randall Road at a new traffic signal. That
development included two light-industrial buildings, one commercial/light-industrial flex
-2 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
building, and four smaller commercial buildings, including a gas station and a potential hotel. On
March 2, 2020,the Planning and Zoning Commission unanimously recommended approval of the
proposed development. However,prior to City Council consideration of the project,the applicant
withdrew the application because of the pandemic and exorbitant costs required to connect Busse
to Randall. The Kane County Department of Transportation, who prefers that Busse not connect
to Randall, required turn lanes and lane-widening improvements that would have cost well more
than$1 million.In addition,that plan required excessive grading of the property to get Busse down
to meet the current grade of Randall Road, which also significantly added to the development
costs. Those improvements were the minimum necessary to make the frontage of the property
along Randall Road potentially attractive for commercial development. But with the additional
access restrictions imposed by KDOT(that driveways to the commercial lots had to be at least 500
feet back of Randall Road),the only commercial development that had a high degree of likelihood
was the gas station. And considering that the entire project necessitated economic development
assistance from the City, and that that assistance anticipated sales and hotel tax revenue, it was
ultimately determined that the risk was too great and the City advised Scannell that it would no
longer insist on commercial along Randall Road.Notwithstanding,the proposed zoning does allow
retail and office uses in the buildings that have frontage along Randall Road,on the off chance that
a retail and/or office use is willing to trade limited access for the visibility of Randall Road. The
current proposal by Scannell requires no city assistance.
The properties to the west are
r 4 primarily zoned PORI Planned
Office Research and Industrial
District and are improved with
office and warehousing
buildings of various sizes and
SUB.iEC1
PROPERW accessory parking lots. The 9-
acre property adjacent to the
west with frontage along IL 72
is zoned AB Area Business
District and is home to a
landscape contractor.
The properties to the south are
zoned PORI Planned Office
Research Industrial District and
PAB Planned Area Business
a District. The western property
zoned PORI is improved with a
i
Figure 2.Site area map with zoning overlay
light-industrial building, while the eastern property zoned PAB is improved with a stormwater
detention facility designed with a path for pedestrians around the detention facility to provide a
- 3 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
recreational amenity to the residents of the Watermark at the Grove residential development further
to the south.
The properties to the east across Randall Road and south of Carrington Drive are part of the Village
of West Dundee and are currently vacant. The vacant land north of Carrington Drive is
unincorporated and zoned F-Farming in Kane County.
The properties to the north across IL 72 are located in unincorporated Kane County zoned F-
Farming. The area is improved with a 15-lot single-family residential subdivision known as
Country View Highlands.
Pro oral
The applicant is seeking approval to annex the 37-acre North Parcel, and along with the South
Parcel,and establish a planned development with a preliminary and final plat of subdivision across
the entire 53 acres to construct a light-industrial development. The applicant is proposing to
subdivide the property into four lots(Figure 3 below),three of which would include new buildings
while Lot 4,in the southwest portion of the property,would be reserved for a stormwater detention
facility to serve the entire subdivision. As part of the development, the applicant would construct
the extension of Busse Parkway. Busse Parkway would not connect to Randall Road. Instead, the
road would terminate in a cul-de-sac.
�M►.mN � 9fiiyifl'w�iZ-
=N.: _
�K"
i
BUBBF PARKWAYS -
u� I
`! r K
I
SwF
Figure 3.Proposed subdivision Figure 4.Proposed site layout plan
Phase 1 would include the extension of Busse Parkway and the construction on Lot 1 and Lot 2.
Lot 1 would include a 473,200-square-foot, light-industrial building with 239 parking spaces for
-4-
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23,2022
passenger vehicles in parking lots north and south of the building. The truck loading docks and
loading areas would be located on the east and west sides of the building with 58 parking spaces
for trucks west of the building. Lot 2 would include the construction of a 136,500-square-foot
building with 304 parking spaces for passenger vehicles in the parking lots north, east, and south
of the building. Truck loading docks, with no designated parking spaces for trucks, would be
located on the west side of the building. Phase 1 would also include the site grading of the entire
property and the construction of the stormwater detention facility on Lot 4.
Phase 2 would include the construction of a 150,650-square-foot building on Lot 3 with 226
parking spaces for passenger vehicles in the parking lots west, south, and east of the building.The
truck loading docks and 47 parking spaces for trucks would be located on the north side of the
building.
All buildings will be required to meet the architectural requirements and design guidelines for
light-industrial buildings in the zoning ordinance. Figure 5 is an example of the type of the
speculative building that could be constructed. Corners and entrances to the buildings have been
enhanced with additional height, glass, and relief to the facade.
Traffic
In 2019, the applicant conducted traffic counts on area roadways and submitted a Traffic Impact
Study for the proposed development.The study analyzed existing roadway conditions surrounding
the site, future roadway conditions without the proposed development, and analyzed the impact of
the proposed development on surrounding roadways with proposed improvements to surrounding
roadways. The study
Figure 5.Northeast corner of the building on Lot 2
concludes that the surrounding roadways can accommodate the anticipated traffic from the
proposed development with the proposed improvements to surrounding roadways.
The Traffic Impact Study will be submitted to the Kane County Division of Transportation
- 5 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
(KDOT) and the Illinois Department of Transportation (IDOT). These agencies will ultimately
determine the necessary configurations and improvements on Randall Road and IL Route 72,
respectively.
The current proposal with no connection of Busse Parkway and Randall Road, is a better
alternative preferred by KDOT than the previous proposal. The access to all lots would be from
Busse Parkway, although one secondary right-in-and-right-out access driveway to Higgins Road
is proposed in the northwest portion of the site for Lot 1. Most of the traffic coming to and leaving
the site would use Busse Parkway. Busse connects to Galvin Drive to the west, a north-south
collector road which has a signalized intersection with Higgins Road, and provides connection to
Northwest Parkway, Technology Drive, and Auto Mall Drive, all of which intersect with Randall
Road south of the site.Two of those intersections have traffic signals at the intersections of Randall
Road with Northwest Parkway and Auto Mall Drive. The proposed layout will allow for the
distribution of traffic that will result in minimal impact on any one of the surrounding roadways.
The applicant is required and will dedicate additional right_-of-way for Randall Road. KDOT is
currently in the design phase to complete improvements to Randall Road at the intersection with
IL Route 72 that would include three through lanes in both the northbound and the southbound
directions. The construction of the project is expected in 2025. Following the completion of that
project,KDOT will construct a multi-purpose path along the west side of Randall Road as part of
a larger County-wide bike plan project.
The applicant would construct the required public sidewalk along the south side of Higgins Road
and along the north side of Busse Parkway with the necessary pedestrian connections to all
buildings. The property slopes down approximately 43 feet from the northwest corner to the
southeast corner of the property. Therefore, the applicant would construct retaining walls along
the west, south, and east portions of the property to level the site.
The applicant would install extensive landscaping throughout the site. New street trees would be
installed along both sides of Busse Parkway extension and Higgins and Randall Road frontages.
A new six-foot-high solid fence would be installed surrounding the truck parking area west of the
building on Lot 1, with extensive landscaping on the exterior of the fence. While a fence would
not be installed around the perimeter of the truck parking area on Lot 3 adjacent to the street, the
applicant will install extensive evergreen trees and other landscaping to screen the truck parking
area from public view along Busse Parkway.Required landscaping would also be installed around
the permitter of all parking lots within the development.
The property includes a number of trees along the west property line, most of which will have to
be removed to accommodate the grading and stormwater detention requirements for the proposed
development. The applicant will have to submit a tree removal plan with calculations for the
required replacement trees at the time of the building permit review for each lot. The required
replacement trees will need to be installed in addition to other standard landscaping requirements.
- 6 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
Parking
While the applicant is proposing one PORI Planned Office Research Industrial District for the
entire site,the development may attract some commercial uses due to the property's frontage along
Randall Road. Therefore, land uses allowed on Lot 2 and Lot 3, with frontages along Randall
Road,would include the uses from both the ORI Office Research Industrial District and AB Area
Business District. On Lot 1, only the uses from the ORI District would be allowed. With the size
of buildings and the number of parking spaces proposed(Lot 1: 473,200-square foot building with
239 parking spaces; Lot 2: 136,500-square foot building with 304 parking spaces, and Lot 3:
150,650-square foot building with 226 parking spaces), and in consideration of potential light-
industrial and/or commercial uses locating on Lot 2 and Lot 3,the proposed development includes
a departure from the standard parking requirement summarized in Table 1 below.
Table]. Parking Requirements for Randall Highlands Industrial Park
Use Parking Requirement
Lot 1 All uses Permitted uses: 1/2,000 sq. ft. of floor area
Conditional uses: per the zoning ordinance
Lot 2 Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area
ORI District Conditional uses: per the zoning ordinance
Lot 2 Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area
AB District Conditional uses: per the zoning ordinance
Lot 3 Uses allowed in the Permitted uses: 1/1,000 sq. ft. of floor area
ORI District Conditional uses: per the zoning ordinance
Lot 3 Uses alloed in the Permitted uses: 1/1,000 sq. ft. of floor area
AB District Conditional uses: per the zoning ordinance
The proposed development is essentially self-contained and will not have any negative parking
impact on any adjacent properties. No on-street parking is allowed along Higgins Road and
Randall Road. Busse Parkway will also include a provision that no on-street parking is allowed to
prevent any parking spill-over onto the street.
Departures from Standard Parking and Site Design Requirements
In addition to the above-mentioned departure from the parking requirements, the proposed
development requires several other departures from the zoning, subdivision, and stormwater
ordinances. All requested departures are summarized in Table 2 below and are further described
in Planned Development Departures and Exceptions section of the staff report further below.
- 7 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
Table 2: Proposed Departures for S11' Corner of Randall Rd and IL 72
Site Design Regulation Required Proposed
Right of way width 50 ft for a cul-de-sac street 41 feet(Busse Parkway)
Centerline of cul-de-sac must Centerline of the cul-de-sac
Cul-de-sac construction align with the centerline of the is located south of the
road centerline of Busse Parkway
Public sidewalk Along both sides of a public Along only the north side of
construction street Busse Parkway
Vehicle use area street yard 42 ft Aprox. 19.7 feet(along
setback(Lot 1) Busse Parkway)
Vehicle use area interior 10 ft 0 ft. between Lot 1 and Lot
yard setback(Lot 1) 2
Vehicle use area street yard Aprox. 24.8 ft(along
setback(Lot 2) 39 ft. Higgins Road), and 19.7 ft.
(along Busse Parkway)
Vehicle use area interior 8 ft 0 ft. between Lot 1 and Lot
yard setback(Lot 2) 2
Vehicle use area street yard Aprox. 14 ft. (along Busse
setback(Lot 3) 38 ft. Parkway), and 25.6 ft.
(along Randall Road
1/1,000 or 111.5 employees,
Parking which ever is greater for See Table 1 above
industrial uses;
Varies for commercial uses
Number of subdivision one 10-foot high and 80-sq. ft. Two 10-foot high and 80-sq.
graphics subdivision graphic ft. subdivision graphics
6-ft high and open design
Fence in street yard 4-ft open design (for future users on Lot 3
around truck parking area
In side and rear yards screened In street yard on Lot 3, and
Commercial operations yard by a six-foot high solid fence screened by landscaping
and landscaping only
Location of the refuse
co ection area In side and rear yards only In street yard on Lot 3
ll
Stormwater Detention 7.5 ft 8 ft.
Water Level(Bounce)
- 8 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
Stormwater Detention Side 4:1 Max. detention slope in
Slope excess of 4:1
The proposal also necessitates an amendment to the ARC Arterial Road Corridor Overlay District
(ARC Overlay District). The subject property and the proposed three lots part of the Randall
Highlands Industrial Subdivision would become part of the ARC Overlay District due to the
frontage along either Higgins Road and/or Randall Road. ARC Overlay District prohibits certain
uses, including some warehousing and storage uses, and trucking transportation uses, which may
choose to locate within the proposed light-industrial park. The proposed amendment to ARC
Overlay District would allow such uses on the three proposed lots within the Randall Highlands
Industrial Subdivision
The Community Development Department offers the following additional information:
A. Property History. The North Parcel was originally annexed to the City of Elgin in 1991,
at the same time when the South Parcel was annexed. However,the North Parcel was later
de-annexed from the City,but the adjacent rights-of-way for IL Route 72 and Randall Road
remained in the City. The property is currently vacant,zoned F-Farming in unincorporated
Kane County, and has never been developed.
The South Parcel was annexed 1991. Upon annexation,the property was zoned B3 Service
Business District. In 1992,the property was classified in AB Area Business District as part
of the comprehensive amendment to the zoning ordinance. In 2001, the property became
part of the ARC Arterial Road Corridor Overlay District. The property is vacant and has
never been developed.
B. Surrounding Land Use and Zoning.The properties to the west are primarily zoned PORI
Planned Office Research and Industrial District and are improved with office and
warehousing buildings of various sizes and accessory parking lots. The 9-acre property
adjacent to the west with frontage along IL 72 is zoned AB Area Business District and is
home to a landscape contractor.
The properties to the south are zoned PORI Planned Office Research Industrial District and
PAB Planned Area Business District. The western property zoned PORI is improved with
a light-industrial building, while the eastern property zoned PAB is improved with a
stormwater detention facility designed with a path for pedestrians around the detention
facility to provide a recreational amenity to the residents of the Watermark at the Grove
residential development further to the south.
The properties to the east across Randall Road and south of Carrington Drive are part of
the Village of West Dundee and are currently vacant. The vacant land north of Carrington
Drive is unincorporated and zoned F-Farming in Kane County.
- 9 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
The properties to the north across IL 72 are located in unincorporated Kane County zoned
F-Farming.The area is improved with a 15-lot single-family residential subdivision known
as Country View Highlands.
C. Comprehensive Plan. The North Parcel is designated Corridor Commercial by the City's
2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the City. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
The South Parcel is designated as Light Industrial by the City's 2018 Comprehensive Plan.
This land use includes light-industrial uses and business parks consisting of a range of uses
such as research and development,light distribution and warehousing,light manufacturing,
and service and consumer-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. When adjacent to a commercial district or residential
neighborhoods, buffering and screening should be in place to appropriately mitigate
potential negative impacts and nuisances. Generally speaking, light-industrial uses and
activities are conducted entirely indoors and are relatively low in intensity with limited
impact on adjacent properties.
D. Zoning District. The Zoning Ordinance establishes that the purpose of the PORI Planned
Office Research Industrial District is to provide a planned industrial environment that
fosters a sense of place and destination within a coordinated campus or park setting,subject
to the provisions of Chapter 19.60 "Planned Developments"of the Elgin Municipal Code,
as amended. A PORI zoning district is most similar to, but departs from the standard
requirements of,the ORI zoning district.
E. Trend of Development.The subject property is located at the southwest corner of IL Route
72 and Randall Road. All properties to the south with frontage along Randall Road and
north of I-90 Tollway have been developed with commercial uses, except for the
Watermark at the Grove multi-family development located at the northwest corner of
Randall Road and Northwest Parkway. All properties to the west, including those with
frontage along IL Route 72 have been developed with light-industrial uses. The property
is at the far northern end of the light-industrial area generally located west of Randall Road
and north I-90 Tollway.
As a heavily traveled arterial road, Randall Road primarily attracts commercial retail uses,
such as fast-food restaurants and automobile-oriented service uses,which benefit from high
traffic volumes. However, limits on vehicular access can significantly decrease, if not
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
eliminate, the viability for particular properties along Randall Road to be developed with
commercial retail uses. Other uses, such as light-industrial uses and multi-family uses
which complement the commercial retail uses then become appropriate and desirable. Such
noncommercial uses also provide the necessary daytime and weekend population to
support commercial uses and greatly enhance their chances for long-term success.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 08-22, 09-22, and 10-22 on May 23, 2022. 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 May 23, 2022.
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:
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 53-acre property is currently vacant and
undeveloped.
As the property is used for farming purposes,there are only trees along the west side of the
property. At the time of building permit review for each lot, the applicant will have to
submit a tree removal plan. Any required replacement trees will need to be installed in
addition to other landscaping requirements. The applicant would install extensive
landscaping throughout the site including new street trees along Higgins Road, Randall
Road, and both sides of Busse Parkway extension.
The property slopes down by approximately 43 feet from the northwest corner to the
southeast corner of the property. There are no existing watercourses <or property
improvements that would have a negative impact on the proposed development of the
property.
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I
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
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 west and south of the property. The applicant would connect
to the existing 8-inch water main west of the site and extend it eastward on the south side
of Busse Parkway for service line connections for the development.
With the site topography generally sloping down from north to south, the sanitary sewer
infrastructure would connect to an existing sanitary line south of the site.All existing sewer
and water facilities can adequately serve the proposed use.
Similarly,the stormwater detention facility is located in the southwest corner of the site to
take advantage of the natural topography. Poor soil conditions and a high water table will
necessitate departures from the stormwater ordinance. All proposed stormwater
infrastructure would meet the City requirements except for steeper side slopes of the
detention facility and higher water level "bounce"within the detention facility.
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
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
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 frontage along IL Route 72 and
Randall Road, which roads are under the purview and jurisdiction of the Illinois
Department of Transportation (IDOT) and the,Kane County Division of Transportation
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
(KDOT),respectively.
The applicant conducted traffic counts on area roadways and submitted a Traffic Impact
Study for the proposed development on the site. A copy of said study is attached hereto
and made a part hereof. The study analyzed existing roadway conditions surrounding the
site,future roadway conditions without the proposed development,and analyzed the impact
of the proposed development. The study concluded that the surrounding roadways can
accommodate the anticipated traffic from the proposed development.
The applicant is required and will dedicate additional right-of-way for Randall Road.
KDOT is currently considering capacity improvements to Randall Road at the intersection
with IL Route 72 that would include three through lanes in both the northbound and the
southbound directions.
The proposed development without the extension of Busse Parkway to Randall Road, will
significantly reduce the impact of the current proposal on the surrounding roadways,when
compared to the previous mixed-use proposal that included a connection of Busse Parkway
with Randall Road.The proposed development will have minimal impact on Randall Road.
With the primary access to all lots from Busse Parkway, almost all traffic associated with
the proposed development will come and go to the west. Lot 1 does include a proposed
right-in and right-out access driveway on Higgins Road,which will take away some traffic
distribution from Busse Parkway. Busse provides access to Galvin Drive, a north-south
collector road with signalized intersection with Higgins Road to the north, and which
provides access to three roads (Northwest Parkway, Technology Drive, and Auto Mall
Drive) which provide access to Randall Road. Northwest Parkway and Auto Mall Drive
have a signalized intersection with Randall Road. The current proposal will distribute the
traffic evenly to area roadways with minimal overall impact to the area roadways.
Per the zoning ordinance, warehouse and light-industrial uses are required to provide one
parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees
during peak demand shift, whichever is greater. The parking requirement for commercial
uses varies. Most commercial uses have a parking requirement of one parking space per
250 square feet of floor area, with carry-out restaurants having the highest parking
requirement of one parking space per 45 square feet.
As a speculative development, the applicant is instead proposing a parking requirement of
one parking space per 2,000 square feet for permitted use on Lot 1, and the parking
requirement of one parking space per 1,000 square feet for all permitted uses on Lot 2 and
Lot 3. The conditional uses on all lots would have to comply with the zoning ordinance
requirements for such use.
The proposal is similar to other newer light-industrial subdivisions within the City where
approved departures allow parking requirements as low as one parking space per 2,500
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
square feet of floor area. Staff has no evidence that any negative effects on surrounding
properties have been created as a result of these departures. Because development of the
53 acres will be entirely self-contained, and because no parking is allowed along IL Route
72 or Randall Road,nor will it be allowed on Busse Parkway,if any parking capacity issues
unexpectedly develop,they will not have a negative effect on surrounding property.
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 North Parcel was originally annexed to the City of Elgin in 1991, at the same
time when the South Parcel was annexed.However,the North Parcel was later de-annexed
from the City, but the adjacent rights-of-way for IL Route 72 and Randall Road remained
in the City. The property is currently vacant, zoned F-Farming in unincorporated Kane
County and has never been developed.
Upon its annexation, the South Parcel was zoned B3 Service Business District. In 1992,
the property was classified in AB Area Business District as part of the comprehensive
amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial
Road Corridor Overlay District. The property is vacant and has never been developed.
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 to the
west are primarily zoned PORI Planned Office Research and Industrial District and are
improved with office and warehousing buildings of various sizes and accessory parking
lots. The 9-acre property adjacent to the west with frontage along IL 72 is zoned AB Area
Business District and is home to a landscape contractor.
The properties to the south are zoned PORI Planned Office Research Industrial District and
PAB Planned Area Business District. The western property zoned PORI is improved with
a light-industrial building, while the eastern property zoned PAB is improved with a
stormwater detention facility designed with a path for pedestrians around the detention
facility to provide a recreational amenity to the residents of the Watermark at the Grove
residential development further to the south.
The properties to the east across Randall Road and south of Carrington Drive are part of
the Village of West Dundee and are currently vacant. The vacant land north of Carrington
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23,2022
Drive is unincorporated and zoned F-Farming in Kane County.
The properties to the north across IL 72 are located in unincorporated Kane County zoned
F-Farming.The area is improved with a 15-lot single-family residential subdivision known
as Country View Highlands.
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.
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 located at the southwest corner of IL 72
and Randall Road.All properties to the south with frontage along Randall Road north of I-
90 Tollway have been developed with commercial uses, including motor vehicle dealers,
restaurants, and other general retail uses, except for the Watermark at the Grove multi-
family development located at the northwest corner of Randall Road and Northwest
Parkway. All properties to the west, including those with frontage along IL Route 72 have
been developed with light-industrial uses. The property is at the far northern end of the
light-industrial area generally located west of Randall Road and north of 1-90 Tollway.
As a heavily traveled arterial road, Randall Road primarily attracts commercial retail uses,
such as fast-food restaurants and automobile-oriented service uses,which benefit from high
traffic volumes. However, limits on vehicular access can significantly decrease, if not
eliminate, the viability for particular properties along Randall Road to be developed with
commercial retail uses. Other uses, such as light-industrial uses and residential multi-
family uses which complement the commercial retail uses then become appropriate and
desirable. Such noncommercial uses provide the necessary daytime and weekend
population to support commercial uses and are greatly enhance their chances for long-term
success.
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 purpose of the proposed PORI Planned Office Research
Industrial District is to provide a planned industrial environment that fosters a sense of
place and destination within a coordinated campus or park setting,subject to the provisions
of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A
PORI zoning district is most similar to,but departs from the standard requirements of, the
ORI zoning district.
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23,2022
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. The North Parcel is designated Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the City.Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
The South Parcel is designated as Light Industrial by the City's 2018 Comprehensive Plan.
This land use includes light-industrial uses and business parks consisting of a range of uses
such as research and development,light distribution and warehousing,light manufacturing,
and service and consumer-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. When adjacent to a commercial district or residential
neighborhoods, buffering and screening should be in place to appropriately mitigate
potential negative impacts and nuisances. Generally speaking, light-industrial uses and
activities are conducted entirely indoors and are relatively low in intensity with limited
impact on adjacent properties.
The proposed development would allow for both the ORI and AB uses on Lot 1 and Lot 2,
which have frontage along Randall Road.
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
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
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 53-acre property is currently vacant and
undeveloped.
As the property is used for farming purposes,there are only trees along the west side of the
property. At the time of building permit review for each lot, the applicant will have to
submit a tree removal plan for any trees to be removed. Any required replacement trees
will need to be installed in addition to other required landscaping.
The applicant would also install extensive landscaping throughout the site including street
trees along both sides of Busse Parkway and along Higgins and Randall Road frontages.
The property slopes down by approximately 43 feet from the northwest corner to the
southeast corner of the property. The applicant plans to maintain as much of the existing
topography as possible while providing for flat areas for the construction of new buildings.
Any changes to the site topography would not have any effect on the surrounding
properties. ,
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 applicant is proposing a speculative light-industrial development.
However,due to the property's frontage along Randall Road,the development may attract
and will allow the uses from both the ORI Office Research Industrial District and AB Area
Business District on Lot 2 and Lot 3, which have frontage along Randall Road. The
proposed mix of light-industrial and commercial uses is appropriate considering the
property is surrounded by light-industrial uses to the west and mostly commercial uses
along Randall Road to the south.
The development will function as a self-contained development. As such, the proposed
development would not have any undue detrimental effects on surrounding properties and
uses. Similarly, all uses proposed to be allowed within the planned development are
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
compatible,complement each other,and would not have any negative effect on each other.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the. zoning
ordinance, subdivision ordinance, and the stormwater ordinance:
1. Section 18.24.020, "Street Specifications". The minimum right-of-way width for a local
street is 50 feet. The applicant is proposing to dedicate a 41-foot right-of-way for the
extension of Busse Parkway.
2. Section 18.24.020, "Street Specifications". The center point of the diameter of the cul-
de-sac shall align with the center line of the cul-de-sac street. The applicant is proposing a
cul-de-sac whose diameter center point does not align with the center line of the street.
3. Section 18.28.050,"Streets".The construction of a public sidewalk is required along both
sides of a public street. The applicant is proposing to construct the public sidewalk only
along the north side of Busse Parkway extension.
4. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard
setback on Lot 1 is 42 feet. The applicant is proposing an approximately 19.7-foot vehicle
use area street yard setback on Lot 1 along Busse Parkway.
5. Section 19.40.135, "Site Design". The minimum required vehicle use area interior yard
setback on Lot 1 is 10 feet. The applicant is proposing a 0-foot vehicle use area interior
yard setback on Lot.1 between Lots 1 and 2.
6. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard
setback on Lot 2 is 39 feet. The applicant is proposing an approximately 24.8-foot vehicle
use area street yard setback on Lot 2 along Higgins Road, and 19.7-foot vehicle use area
street yard setback along Busse Parkway.
7. Section 19.40.135, "Site Design". The minimum required vehicle use area interior yard
setback on Lot 2 is 8 feet. The applicant is proposing a 0-foot vehicle use area interior yard
setback on Lot 2 between Lots 1 and 2.
8. Section 19.40.135, "Site Design". The minimum required vehicle use area street yard
setback on Lot 3 is 38 feet. The applicant is proposing an approximately 14-foot vehicle
use area street yard setback on Lot 3 along Busse Parkway, and 25.6-foot vehicle use area
street yard setback along Randall Road.
9. Section 19.45.070, "Site Design". Manufacturing, warehousing, and storage uses are
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23,2022
required to provide one parking space per 1,000 square feet of building floor area or one
parking space per 1.5 employees during peak shift,which ever is greater.Most commercial
uses are required to provide one parking space per 250 square feet of building floor area.
The applicant is proposing to provide one parking space per 2,000 square feet of building
floor area for all permitted uses on Lot 1, and one parking space per 1,000 square feet of
building floor area for all permitted uses on Lot 2 and Lot 3.All conditional uses on all lots
would be required to meet the parking requirement per the zoning ordinance.
10. 19.50.0901, "Special Street Graphics". A subdivision is permitted one ten-foot high and
80-square foot subdivision graphic for each entrance into the subdivision. The applicant is
proposing two 10-foot high and 80-square foot subdivision graphics.
11. 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 proposal would
allow a six-foot high open-design fence in the street yard on Lot 3 to enclose the truck
parking area.
12. Section 19.12.600,"Obstructions in Yards". A commercial operations yard is permitted
in the side and rear yards only, and must be screened with a six-foot-high solid fence and
landscaping. The applicant is proposing to construct a commercial operations yard for
parking of trucks in the street yard on Lot 3 that would be screened with only landscaping.
13. Section 19.90.015,"Definitions and Regulations". A refuse collection area is allowed in
the side and rear yards only. The applicant is proposing a potential refuse collection area
in the street yard along Busse Parkway on Lot 3.
14. Sections 203(h)(12), "Site Runoff Storage Requirements (Detention)" of the
Municipal Code.The maximum allowable water level fluctuation shall be seven and one-
half(7.5) feet. The applicant is requesting approval of 8-foot water level fluctuation.
15. Sections 203(h)(13), "Site Runoff Storage Requirements (Detention)" of the
Municipal Code. The maximum permitted side slope within a stormwater detention
facility is 4:1. The applicant is proposing a side slope that exceeds 4:1 ratio.
Staff finds the proposed departures are appropriate and necessary for the construction of a
desirable development on a long vacant site.
The proposed Busse Parkway extension will match the existing Busse Parkway to the west
of the site. Because the existing Busse Parkway is located within a 41-foot wide right-of-
way,the applicant is also dedicating 41 feet for the street extension.The center point of the
cul-de-sac diameter does not align with the center line of the street because of the site
topography. Similarly, a public sidewalk currently exists only on the north side of Busse
Parkway because of the steep grade drop-off on the south side of Busse Parkway west of
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Recommendation &Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
the site. Therefore, the applicant is proposing to construct the public sidewalk only along
the north side of the street and connect to the existing public sidewalk west of the site.
The required vehicle use area setbacks are based on a formula that accounts for each lot
area.The larger the lot,the larger the required vehicle use area setbacks from the street and
interior lot lines. The applicant is proposing a most efficient and logical layout of the site
which results in several departures from the standard vehicle use area setback requirements.
All proposed setbacks will still allow for adequate landscaping along the permitter of
vehicle use areas. The proposed development is a self-enclosed project that will not have
any negative effect on the surrounding properties.
As a speculative development, the applicant is proposing a parking requirement of one
parking space per 2,000 square feet for permitted uses on Lot 1, and the parking
requirement of one parking space per 1,000 square feet for all permitted uses on Lot 2 and
Lot 3. The conditional uses on all lots would have to comply with the zoning ordinance
requirements for such use.
The proposal is similar to other newer light-industrial subdivisions within the City where
approved departures allow parking requirements as low as one parking space per 2,500
square feet of floor area. Staff has no evidence of any negative effects on surrounding
properties have been created as a result of these departures. Because the development of
the 53 acres will be entirely self-contained, and because no parking is allowed along
Higgins Road or Randall Road, nor will it be allowed on Busse Parkway, if any parking
capacity issues unexpectedly develop, they will not have a negative effect on surrounding
property.
The proposed development is unique in that the property is located at the southwest corner
of Higgins Road and Randall Road with great visibility from both heavily traveled arterials,
but the primary access to the lots within the subdivision is from Busse Parkway which does
not connect to Randall Road. Additional signage is necessary for proper identification of
the subdivision due to limited access from heavily-traveled roads.
The applicant is not currently proposing to install a six-foot high fence in the street yard
on Lot 3. However, future tenants may have a need to install such fence to enclose the
commercial operations yard where trucks would be parked along Busse Parkway. If such
6-foot-high fence is necessary in the future, it will have to be open-design fence, because
it is in the street yard, similar to other light-industrial areas where truck parking is located
along a public roadway.
The area of the property where trucks are parked is classified as a commercial operations
yard. Due to the topography of the site,the loading docks for the building on Lot 3 have to
be located on the north side of the building, which necessitates the truck parking and the
commercial operations yard on Lot 3 along Busse Parkway.
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
A refuse collection area is allowed to be located in the side and rear yards only. The
applicant is seeking approval to be able to construct a commercial operations yard in the
street yard along Buse Parkway on Lot 3. If such refuse collection area is ultimately
constructed, it will be determined by the final user of the building on Lot 3. With the
parking lots located west, south, and east of the building, and the truck loading docks and
the commercial operations yard on the north side of the building, a refuse collection area
is most appropriate on the north side of the building. The refuse collection area will need
to be enclosed with a six-foot-high solid masonry wall with exterior materials matching
the exterior of the building.
To achieve the most efficient layout and construct Busse Parkway extension,the proposed
development would include steeper slope and vertical walls along the sides of the proposed
stormwater detention facility. The steeper side slopes of stormwater detention facilities
have been previously approved for other development without any evidence of negative
effects on the surrounding properties or the stormwater management facility. Along with
the steeper slope, the applicant's proposal will result in 0.5-foot higher water level
fluctuation, which is necessary to achieve the most efficient site layout and stormwater
detention facility design.
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
findings of fact attached as Exhibit E to substantiate the requested variations. 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 08-22, 09-22, and 10-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Scannell Properties
#422,LLC,an Indiana limited liability company,as applicant and property owner,received
February 24, 2022, and supporting documents including:
a. Undated Narrative of Randall Road Industrial Park Subdivision as Proposed by
Scannell Properties#422, LLC,received March 23, 2022;
b. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated
March 11, 2022, last revised March 22, 2022;
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
c. A plat of annexation titled: "Map of Terrtory to be Annexed to the City of Elgin,
Kane County, Illinois", prepared by Manhard Consulting Ltd., dated February 18,
2022, with such further revisions as required by the Community Development
Director;
d. Plat of Dedication & Easement Grant for Busse Parkway Extension, prepared by
Manhard Consulting Ltd., dated November 19, 2019, last revised April 22, 2022,
with such further revisions as required by the City Engineer;
e. Plat of Easement for 2601 Galvin Drive, prepared by Manhard Consulting Ltd.,
dated November 5,2021,last revised March 4,2022,with such further revisions as
required by the City Engineer;
f. Final Plat of Subdivision of Randall Highlands Industrial Park Subdivision,
prepared by Manhard Consulting Ltd., dated March 4, 2022, last revised April 22,
2022,with such further revisions as required by the City Engineer;
g. Zoning site plan, Sheet EXH, prepared by Manhard Consulting Ltd., dated April
22, 2022, with such further revisions as required by the Community Development
Director;
h. Landscape plans titled: "Final Landscape Plan for Randall Highlands Industrial
Park", prepared by Manhard Consulting Ltd., dated April 22, 2022, with such
further revisions as required by the Community Development Director;
i. Final Engineering Improvement Plans for Randall Highlands Industrial Park
Subdivision,prepared by Manhard Consulting Ltd.,dated April 22,2022,with such
further revisions as required by the City Engineer;
j. Final Engineering Improvement Plans for Lot 1 of The Randall Highlands
Industrial Park Subdivisioin,prepared by Manhard Consulting Ltd.,dated April 22,
2022, with such further revisions as required by the City Engineer; and
k. Final Engineering Improvement Plans for Lot 2 of The Randall Highlands
Industrial Park Subdivisioin,prepared by Manhard Consulting Ltd.,dated April 22,
2022, 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. The applicant shall submit a tree removal plan at the time of building permit review for the
development on each lot within the subdivision. Any required replacement trees shall be
installed in addition to the other landscaping requirements.Alternatively,the applicant may
opt to pay a fee-in-lieu of the replacement of some or all trees in compliance with the tree
preservation ordinance.
3. The sanitary service line connections for each building shall be constructed in compliance
with the Elgin Municipal Code, 1976 as amended.
4. The installation of all outdoor lighting on the property shall comply with Elgin Municipal
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Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23,2022
Code, 1976 as amended. The applicant shall submit photometric plans for the installation
of any outdoor lighting at the time of building permit review for the development on each
lot. Such proposed installation and, to the maximum extent possible, lighting and fixtures
used throughout the 53-acre development shall be a consistent style and design to promote
a cohesive,unified 53-acre development.
5. The proposed six-foot high solid fence to be installed along the west side of the truck
loading areas on Lot 1 shall be of durable PVC material and neutral color. Such fence shall
not extend into the street yards north and south of the building on Lot 1.
6. Truck and construction equipment sales and service use shall not be permitted in the
proposed PORI Planned Office Research Industrial District.
7. "Adult-use cannabis dispensing organization" [SR] and "Medical cannabis dispensing
organizations" shall be a conditional use on Lot 2, and Lot 3, and subject to the
supplementary regulations of Chapter 19.90 of the Elgin Municipal Code, 1976 as
amended.
8. "Adult-use cannabis cultivation center" [SR], "Adult-use cannabis craft grower" [SR],
"Adult-use cannabis processing organization or processor" [SR], "Adult-use cannabis
infuser organization or infuser" [SR], and "Adult-use cannabis transporting organization
or transporter" [SR] shall be conditional uses on the subject property, and subject to the
supplementary regulations of Chapter 19.90 of the Elgin Municipal Code, 1976 as
amended.
9. "Cannabis testing facility" [SR] shall be a permitted use on the subject property, and
subject to the supplementary regulations of Chapter 19.90 of the Elgin Municipal Code,
1976 as amended.
10.New buildings and future additions thereto shall be subject to Chapter 19.14 of the Elgin
Municipal Code, 1976 as amended. The northeast and southeast corners of the buildings
on Lot 2 and Lot 3 shall be highlighted with architectural elements,which may include but
are not limited to tower elements, multi-story glass, and/or other features to highlight the
importance of this building and this prominent location.
11. "No parking"restriction shall be implemented along both sides of Busse Parkway.
12. A departure is hereby granted to construct the extension of Busse Parkway within a 41-
foot wide right-of-way.
13. A departure is hereby granted to allow the construction of a cul-de-sac at the terminus of
Busse Parkway extension. The center point of the diameter of the cul-de-sac of Busse
Parkway is hereby not required to align with the center line of Busse Parkway.
-23 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
14. A departure is hereby granted to allow the construction of Busse Parkway extension with
the construction of the public sidewalk only along the north side of the street.
15. A departure is hereby granted to allow the construction of the vehicle use area on Lot 1
with the minimum required vehicle use area street yard setback of 19 feet along Busse
Parkway.
16. A departure is hereby granted to allow the construction of the vehicle use area on Lot 1
with no minimum required vehicle use area interior yard setback along the shared lot line
between Lot 1 and Lot 2.
17. A departure is hereby granted to allow the construction of the vehicle use area on Lot 2
with the minimum required vehicle use area street yard setback of 24 feet along Higgins
Road, and 19 feet along Busse Parkway.
18. A departure is hereby granted to allow the construction of the vehicle use area on Lot 2
with no minimum required vehicle use area interior yard setback along the shared lot line
between Lot 1 and Lot 2.
19. A departure is hereby granted to allow the construction of the vehicle use area on Lot 3
with the minimum required vehicle use area street yard setback of 14 feet along Busse
Parkway, and 25 feet along Randall Road.
20. A departure from the minimum number of off-street parking spaces required is hereby
granted as follows:
a. All land uses classified as a permitted use on Lot 1 shall be required to provide one
parking space per 2,000 square feet of building floor area.
b. All land uses classified as a permitted use on Lot 2 and Lot 3 shall be required to
provide one parking space per 1,000 square feet of building floor area.
All land uses classified as a conditional use shall provide the required number of parking
spaces in compliance with the zoning ordinance requirements.
21. A departure is hereby granted to permit the construction of two (2) subdivision graphics.
Such subdivision graphics shall comply with the sign ordinance. One monument graphic
is hereby permitted to be install on each lot within the subdivision. Such monument
graphics shall comply with the sign ordinance. A total of three(3)directional graphics are
hereby permitted on Lot 1, two(2)directional graphics are hereby permitted on Lot 2, and
two(2)directional graphics are hereby permitted on Lot 3. Such directional graphics shall
comply with the sign ordinance.
22. A departure is hereby granted to allow the construction of a six-foot-high, open design
-24-
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
fence within the street yard on Lot 3.
23. A departure is hereby granted to allow the construction of a commercial operations yard
within the street yard on Lot 3. Such commercial operations yard is hereby permitted to be
screened with only landscape screening.
24. A departure is hereby granted to allow the construction of a refuse collection area in the
street yard along Busse Parkway on Lot 3. Such refuse collection area shall be enclosed
with a six-foot solid masonry wall matching the exterior of the building, and with
landscaping on the exterior of such refuse enclosure wall.
25. A departure is hereby granted to allow the construction of the stormwater detention
facilities within the Randall Highlands Industrial Park subdivision with side slopes
exceeding the 4:1 ratio.
26. A departure is hereby granted to allow the construction of the stormwater detention
facilities within the Randall Highlands Industrial Park subdivision with the maximum
allowable water fluctuation level for a total of eight(8) feet of allowable bounce.
27. In the event that lots within this planned development, or buildings thereon, are
reconfigured, the Development Administrator shall have the authority to resolve conflicts
or otherwise determine the most appropriate use and site design regulations consistent with
the purpose and intent of this planned development.
28. The location and design of vehicular access to the property, and the configuration of and
required improvements to IL Route 72,Randall Road,and the associated rights-of-way are
subject to the review and approval of the Illinois Department of Transportation and the
Kane County Division of Transportation,respectively.
29. 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 seven (7) yes, zero (0)
no, and zero (0) abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
-25 -
Recommendation & Findings of Fact
Petitions 08-22, 09-22, and 10-22
May 23, 2022
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
-26-
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EXHIBIT Aerial/Location Map
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Map prepared by City of Elgin o is 290 Sao 870 1'1 Feet
Department of Community Development
Subject Property
2800 N. Randall Rd.
Petition 08-22709-22910-22
Higgins Rd
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City of Elgin 0 62.5125 250 375 500
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Petition 08-22309-22310-22
Higgins Rd
PCF
Spectrum Dr
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RC1 Residence Conservation 1
QRC2 Residence Conservation 2
QRC3 Residence Conservation 3 /�B
OPRC Planned Residence Conservation
O SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1 i
O SFR2 Single Family Residence 2 OR1
O PSFR2 Planned Single Family Residence 2 PAB
QTRF Two Family Residence
O PTRF Planned Two Family Residence Chatham Ln
O MFR Multiple Family Residence
O PMFR Planned Multiple Family Residence
ORB Residence Business PMFR
O PRB Planned Residential Business
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QNB Neighborhood Business - C
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-CC2 Center City 2 30
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O ORI Planned Office Research Industrial Hawthorne Ct
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®PGI Planned General Industrial
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CF Community Facility Sa-,n Ct
PCF Planned Community Facility Technology Dr —�
EXHIBIT Zoning Map N
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Map prepared by City of Elgin 0 170 340 680 1,020 1,3 Feet
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EXHIBIT D
SITE LOCATION
2600-2800 N Randall Rd
Petitions 08-22, 09-22 and 10-22
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EXHIBIT D
SITE LOCATION
2600-2800 N Randall Rd
Petitions 08-22, 09-22 and 10-22
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EXHIBIT D
SITE LOCATION
2600-2800 N Randall Rd
Petitions 08-22, 09-22 and 10-22
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View of the property from the intersection of Randall Rd
and IL 72
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