HomeMy WebLinkAboutG30-98 Ordinance No. G30-98
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(North Randall Road)
WHEREAS, the territory herein described has been annexed
to the City of Elgin; and
WHEREAS, written application has been made to classify
said territory in the PORI Planned Office Research Industrial
District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be classified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS:
Section 1 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled
"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:
THOSE PARTS OF THE SOUTHEAST QUARTER OF SECTION
19 AND THE NORTHEAST QUARTER OF SECTION 30, ALL IN
TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS, DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF
SAID NORTHEAST QUARTER OF SECTION 30; THENCE SOUTH
88 ' 37 ' 46" WEST, ALONG THE NORTH LINE OF SAID
NORTHEAST QUARTER 62 . 67 FEET TO THE WEST LINE OF
RANDALL ROAD PER DOCUMENT NUMBER 96K017697 FOR A
PLACE OF BEGINNING; THENCE THE FOLLOWING TWO ( 2)
COURSES ALONG SAID WEST LINE; ( 1) THENCE SOUTH
00 ' 51 ' 58" EAST, 750 .45 FEET; (2 ) THENCE SOUTH
00 ' 40 ' 40" EAST, 574 . 58 FEET TO THE SOUTH LINE OF THE
NORTH HALF OF SAID NORTHEAST QUARTER OF SECTION 30;
THENCE SOUTH 88 ' 40 ' 41" WEST ALONG SAID SOUTH LINE,
2557 . 31 FEET TO THE EAST LINE OF PROPERTY CONVEYED TO
THE CITY OF ELGIN PER DOCUMENT NUMBER 96K078413;
„r.. THENCE THE FOLLOWING FOUR (4 ) COURSES ALONG SAID EAST
LINE; ( 1 ) THENCE NORTHERLY ALONG A CURVE CONCAVE
EASTERLY HAVING A RADIUS OF 1467 . 00 FEET, A CHORD
BEARING OF NORTH 03 ' 22 ' 42” WEST, A CHORD LENGTH OF
334 . 60 FEET FOR AN ARC LENGTH OF 335 . 33 FEET TO A
POINT OF TANGENCY; (2 ) THENCE NORTH 03 ' 10 ' 12" EAST,
694 . 17 FEET TO A POINT OF CURVATURE; ( 3) THENCE
NORTHERLY ALONG A CURVE CONCAVE WESTERLY HAVING A
RADIUS OF 3033 . 00 FEET FOR AN ARC LENGTH OF 245 . 28
FEET TO A POINT OF TANGENCY; (4 ) THENCE NORTH
01 ' 27 ' 49" WEST, 51 . 37 FEET TO SAID NORTH LINE OF THE
NORTHEAST QUARTER OF SECTION 30; THENCE NORTH
88 ' 37 ' 46" EAST ALONG SAID NORTH LINE 11257 . 44 FEET TO
THE WEST LINE OF THE EAST HALF OF SAID SOUTHEAST
QUARTER OF SECTION 19 ; THENCE NORTH 01 ' 09 ' 49" WEST
ALONG SAID WEST LINE, 550 . 00 FEET TO THE NORTH LINE
OF THE SOUTH 550 FEET OF SAID EAST HALF; THENCE NORTH
88 ' 37 ' 46" EAST ALONG SAID NORTH LINE OF THE SOUTH 550
FEET, 1263 . 62 FEET TO THE WEST LINE OF RANDALL ROAD
PER DOCUMENT 96K017695; THENCE SOUTH 00 ' 51 ' 58" EAST
ALONG SAID WEST LINE, 550 . 02 FEET TO THE POINT OF
BEGINNING, CONTAINING 93 . 39 ACRES, MORE OR LESS .
AND
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 ' 37 ' 46" 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 ' 51 ' 58" 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 ' 37 ' 46" WEST ALONG SAID
NORTH LINE, 1263 . 62 FEET TO THE WEST LINE OF SAID
EAST HALF OF THE SOUTHEAST QUARTER; THENCE NORTH
01 ' 09 ' 49" 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 ' 37 ' 46"
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 01 ' 57 ' 17"
EAST, A CHORD LENGTH OF 433 . 10 FEET FOR AN ARC LENGTH
OF 433 . 13 FEET TO A POINT OF TANGENCY; (2) THENCE
SOUTH 00 ' 51 ' 58" EAST, 303 . 78 FEET TO THE POINT OF
BEGINNING, CONTAINING 21 . 38 ACRES, MORE OR LESS .
e AND
.., THAT PART OF THE NORTH HALF OF SECTION 30,
TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS, DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF
THE NORTHEAST QUARTER OF SAID SECTION 30; THENCE
SOUTH 88 ' 37 ' 46" WEST, ALONG THE NORTH LINE OF SAID
NORTHEAST QUARTER, 62 . 67 FEET TO THE WEST LINE OF
RANDALL ROAD PER DOCUMENT NUMBER 96K017697 ; THENCE
THE FOLLOWING TWO (2 ) COURSES ALONG SAID WEST LINE;
( 1 ) THENCE SOUTH 00 ' 51 ' 58" EAST, 750 .45 FEET; (2 )
THENCE SOUTH 00 ' 40 ' 40" EAST, 574 . 58 FEET TO THE SOUTH
LINE OF THE NORTH HALF OF SAID NORTHEAST QUARTER OF
SECTION 30; THENCE SOUTH 88 ' 40 ' 41" WEST ALONG SAID
SOUTH LINE, 2624 . 03 FEET TO THE WEST LINE OF PROPERTY
CONVEYED TO THE CITY OF ELGIN PER DOCUMENT NUMBER
96K078413 FOR A POINT OF BEGINNING; THENCE SOUTH
88 ' 40 ' 41 WEST ALONG THE SOUTH LINE OF THE NORTHEAST
QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 30,
A DISTANCE OF 1289 . 73 FEET TO THE WEST LINE OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER AS
OCCUPIED, MONUMENTED AND ACCEPTED; THENCE NORTH
00 ' 41 ' 03" WEST ALONG SAID WEST LINE, 1321 . 20 FEET TO
THE NORTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE
NORTHWEST QUARTER; THENCE NORTH 88 ' 36 ' 23" EAST ALONG
THE NORTH LINE OF SAID NORTHEAST QUARTER OF THE
NORTHWEST QUARTER, 1327 . 28 FEET TO SAID WEST LINE OF
e'` PROPERTY CONVEYED TO THE CITY OF ELGIN PER DOCUMENT
NUMBER 96K078413; THENCE THE FOLLOWING FOUR (4)
COURSES ALONG SAID WEST LINE; ( 1) THENCE SOUTH
01 ' 27 ' 49" EAST, 51 .47 FEET TO A POINT OF CURVATURE;
( 2 ) THENCE SOUTHERLY ALONG A CURVE CONCAVE WESTERLY
HAVING A RADIUS OF 2967 . 00 FEET FOR AN ARC LENGTH OF
239 . 95 FEET TO A POINT OF TANGENCY; ( 3) THENCE SOUTH
03 ' 10 ' 12" WEST, 694 . 17 FEET TO A POINT OF CURVATURE;
(4 ) THENCE SOUTHERLY ALONG A CURVE CONCAVE EASTERLY
HAVING A RADIUS OF 1533 . 00 FEET FOR AN ARC LENGTH OF
340 . 44 FEET TO THE POINT OF BEGINNING, CONTAINING
39 . 41 ACRES, MORE OR LESS . (COMMONLY KNOWN AS 2400
NORTH RANDALL ROAD) .
Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
classification of PORI Planned Office Research Industrial
District at North Randall Road in accordance with the
following provisions :
A. Purpose and Intent. The purpose of the PORI Office
Research Industrial District is to provide a planned
industrial environment that fosters a sense of place
ek and destination within a coordinated campus or park
setting, subject to the provisions of Chapter 19 . 60,
Planned Developments . 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 zoning 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 zoning
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. Land Use. In this PORI zoning district, the use and
development of land and structures shall be subject
emk 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) , as a
"conditional use" (SR) , or as a "similar use" (SR)
in this PORI district .
Permitted Uses. The following enumerated land uses
shall be the only land uses allowed as a permitted
use in this PORI zoning district:
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL) on
a "zoning lot" [SR] containing less than two
acres of land.
Offices Division.
2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales offices" [SR] (UNCL) .
4 . Finance, insurance, and real estate (H) .
Services Division.
5 . Advertising ( 731) .
6 . "Bed and breakfast inns" [SR] ( 7011) .
7 . Carpet and upholstery cleaning agents without
plants on the premises ( 7217 ) .
8 . Commercial, economic, sociological, and
educational research ( 8732 ) .
9 . Commercial physical and biological research
( 8731) .
10 . Computer programming, data processing, and
other computer related services ( 737 ) .
11 . Computer rental and leasing ( 7377 ) .
12 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and
collection agencies ( 732 ) .
13 . Detective and guard services ( 7381) .
14 . Electrical and electronic repair shops ( 7629 ) .
15 . Engineering, accounting, research, management,
and related services ( 87 ) .
16 . Home health care services ( 808) .
17 . "Hotels and motels" [SR] ( 701) .
18 . Job training and vocational rehabilitation
services ( 833) .
19 . Legal services ( 811 ) .
20 . Libraries ( 823) .
21 . Linen supply ( 7213) .
22 . Mailing, reproduction, commercial art and
photography, and stenographic services (733) .
23 . Management and public relations services ( 874 ) .
24 . Medical and dental laboratories ( 807 ) .
25 . Membership organizations ( 86 ) .
26 . Motion picture distribution and allied services
( 782 ) .
27 . Motion picture production and allied services
( 781 ) .
28 . News syndicates ( 7383) .
29 . Noncommercial research organizations ( 8733) .
30 . Offices and clinics of dentists ( 802 ) .
31 . Offices and clinics of doctors of medicine
( 801 ) .
32 . Offices and clinics of doctors of osteopathy
( 803 ) .
33 . Offices and clinics of other health
practitioners ( 804 ) .
34 . Other schools and educational services ( 829 ) .
35 . Outdoor advertising services ( 7312) .
36 . Personnel supply services ( 736 ) .
37 . Photofinishing laboratories ( 7384 ) .
38 . Physical fitness facilities ( 7991) .
39 . Professional sports operators and promoters
( 7941) .
40 . Refrigerator and air conditioning service and
repair ( 7623) .
41 . Reupholstery and furniture repair ( 764 ) .
42 . Security systems services ( 7382 ) .
43 . Tax return preparation services ( 7291 ) .
44 . Testing laboratories ( 8734 ) .
45 . Theatrical producers ( 792 ) .
46 . Vocational schools ( 824 ) .
47 . Watch, clock, and jewelry repair ( 763) .
Retail Trade Division.
e... 48 . Automatic merchandising machine operators
(5962 ) .
49 . Catalog and mail order houses (5961 ) .
50 . Direct selling establishments ( 5963) .
Agricultural Division.
51 . Interim agricultural production - crops for
land not located on a portion of a zoning lot
for which a building permit has been issued
( 01 ) .
52 . Crop services ( 072) .
53 . Farm labor and management services ( 076) .
54 . Landscape counseling and planning ( 0781) .
55 . Soil preparation services ( 071) .
Construction Division.
56 . "Contractor' s office and equipment areas" [SR]
(UNCL) .
Manufacturing Division.
57 . Apparel and other finished products made from
fabrics and similar materials (23) .
58 . Computer and office equipment ( 357) .
59 . Electronic and other electrical equipment and
components ( 36 ) .
60 . Fabricated metal products ( 34 ) .
61 . Furniture and fixtures ( 25) .
62 . Industrial and commercial machinery and
equipment ( 35 ) .
eft 63 . Leather and leather products ( 31 ) .
64 . Measuring, analyzing, and controlling
instruments; photographic, medical, and optical
goods; and watches and clocks ( 38) .
65 . Primary metal industries ( 33) .
66 . Printing, publishing, and allied industries
( 27 ) .
67 . Rubber and miscellaneous plastics products
(30) .
68 . Stone, clay, glass and concrete products ( 32) .
69 . Tobacco products (21 ) .
70 . Transportation equipment ( 37 ) .
Wholesale Trade Division.
71 . Apparel piece goods and notions (513) .
72 . Beer, wine and distilled alcoholic beverages
(518) .
73 . Drugs, drug proprietaries and druggists '
sundries ( 512 ) .
74 . Chemicals and allied products (516 ) .
75 . Electrical goods (506 ) .
76 . Farm product raw materials ( 515) .
77 . Furniture and home furnishings ( 502 ) .
78 . Groceries and related products ( 514 ) .
79 . Hardware, and plumbing and heating equipment
and supplies (507) .
�„� 80 . Lumber and other construction materials (503) .
81 . Machinery, equipment, and supplies (508) .
82 . Metals and minerals, except petroleum (505) .
,,. 83 . Motor vehicles and motor vehicle parts and
supplies (501 ) .
84 . Paper and paper products (511 ) .
85 . Petroleum and petroleum products ( 517 ) .
86 . Professional and commercial equipment and
supplies ( 504 ) .
Transportation, Communication and Utilities
Division.
87 . "Amateur radio antennas" [SR] (UNCL) .
88 . Arrangement of passenger transportation (472 ) .
89 . Arrangement of transportation of freight and
cargo ( 473) .
90 . Branch United States post offices (4311) .
91 . Bus charter service operators offices (414 ) .
92 . Cable and other pay television services ( 484) .
93 . Communication services not elsewhere classified
(489 ) .
94 . "Commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
95 . "Commercial Antenna Tower" [SR] (UNCL) .
96 . Courier services ( 4215) .
97 . Freight forwarding in general ( 4731) .
98 . Intercity and rural bus transportation
operators ' offices (413) .
99 . Local and suburban passenger transportation
operators ' offices (411 ) .
e` 100 . Natural gas transmission and distribution
( 4922 ) ( 4924 ) .
101 . Packing and crating (4783) .
102 . Public warehousing and storage (422 ) .
103 . "Radio and television antennas" [SR] (UNCL) .
104 . Radio and television broadcasting stations
( 483) .
105 . Railroad operators ' offices (401 ) .
106 . "Satellite dish antennas" [SR] (UNCL) .
107 . School bus operators ' offices (415) .
108 . Taxicab operators ' offices ( 412) .
109 . Telegraph and other message communications
( 482 ) .
110 . Telephone communications (481) .
111 . "Treatment, transmission and distribution
facilities : poles, wires , cables, conduits,
laterals, vaults, pipes, mains and valves" [SR]
(UNCL) .
Miscellaneous Uses Division.
112 . "Fences and walls" [SR] (UNCL) .
113 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
this PORI zoning district, subject to the
provisions of Chapter 19 . 47 , Off Street
Loading.
114 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
this PORI zoning district, subject to the
provisions of Chapter 19 .45, Off Street
Parking.
115 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
this PORI zoning district, subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
116 . "Refuse collection area" [SR] .
117 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
118 . "Storage Tanks" [SR] (UNCL) .
119 . "Temporary uses" [SR] (UNCL) .
120 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in this PORI zoning
district, subject to the provisions of Section
19 . 12 . 500, Accessory Structures and Buildings .
121 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in this PORI zoning district to
the provisions of Section 19 . 10 . 400, Component
Land Uses .
Conditional Uses. The following enumerated land
uses shall be the only land uses allowed as a
conditional use in this PORI zoning district:
Municipal Services Division.
1 . "Municipal facilities" [SR] (UNCL) on a zoning
lot containing less than two acres of land.
Public Administration Division.
2 . Public administration (J) on a zoning lot
containing less than two acres of land.
Services Division.
3 . Armored car service ( 7381) .
4 . Carpet or rug cleaning, dying, or repairing
plants ( 7217 ) .
5 . Child day care services ( 835 ) .
6 . Dry cleaning plants ( 7216 ) .
7 . Individual and family social services ( 832 ) .
8 . Industrial launderers ( 7218) .
9 . Power laundries ( 7211 ) .
10 . Truck route laundry and dry cleaning not
operated by laundries or cleaners ( 7212 ) .
Retail Trade Division.
11 . Carryout restaurants (5812 ) .
12 . Drinking places (alcoholic beverages ) (5813) .
13 . Eating places ( 5812 ) .
14 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
Mining Division.
15 . "Temporary mining" [SR] (UNCL) .
Manufacturing Division.
16 . Chemicals and allied products (28) .
Oa* 17 . Food and kindred products ( 20) .
18 . Lumber and wood products (24) .
e,., 19 . Paper and allied products (26 ) .
20 . Petroleum refining and related industries (29 ) .
21 . Textile mill products (22 ) .
Transportation, Communication and Utilities
Division.
22 . "Commercial antennas and antenna structures"
[SR] (UNCL) .
23 . Heliports (458) .
24 . Natural gas storage.
25 . "Other radio and television antennas" [SR]
(UNCL) .
26 . "Other satellite dish antennas" [SR] (UNCL) .
27 . Pipelines, except natural gas (461) .
28 . Railroad tracks (401) .
29 . "Treatment, transmission and distribution
facilities : equipment, equipment buildings,
towers , exchanges, substations, regulators"
[SR] (UNCL) .
30 . Water transportation ( 44 ) .
Miscellaneous Uses Division.
31 . "Commercial operations yard" [SR] (UNCL) .
32 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50, Signs .
33 . "Parking lots" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45, Off-Street
Parking.
34 . "Parking structures" [SR] , subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
35 . "Planned developments" [SR] (UNCL) on a zoning
lot containing less than two acres of land,
subject to the provisions of Chapter 19 . 60,
Planned Developments .
36 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in this PORI zoning
district, subject to the provisions of Section
19 . 12 . 500, Accessory Structures and Buildings .
37 . "Accessory uses" [SR] (UNCL) to the conditional
uses allowed in this PORI zoning district,
subject to the provisions of Section 19 . 10 . 400,
Component Land Uses .
Similar Uses. The following enumerated land uses
shall be subject to classification as a permitted
use or as a conditional use in this PORI zoning
district or in a less restrictive zoning district,
pursuant to Section 19 . 10 . 400 H. Classification of
Land Uses :
Services Division.
1 . Business services not elsewhere classified
/�"• ( 7389 ) .
2 . Laundry and garment services not elsewhere
classified ( 7219 ) .
3 . Miscellaneous health and allied services not
elsewhere classified (809 ) .
4 . Miscellaneous personal services not elsewhere
classified ( 7299 ) .
5 . Miscellaneous repair shops and related services
( 769 ) .
6 . Services not elsewhere classified ( 899 ) .
7 . Social services not elsewhere classified (839 ) .
Manufacturing Division.
8 . Miscellaneous manufacturing industries ( 39 ) .
Transportation, Communication and Utilities
Division.
9 . Transportation services not elsewhere
classified ( 4789 ) .
F. Site Design. In this PORI zoning district, the use
and development of land and structures shall be
subject to the provisions of Chapter 19 . 12, Site
Design, of the Elgin Municipal Code, as amended,
except as may be otherwise provided in this section.
In this PORI zoning district, the site design
regulations shall be as follows :
1. Zoning Lots - Generally. In this PORI zoning
district, "zoning lots" [SR] shall be subject
to the provisions of Section 19 . 12 . 300, Zoning
"'' Lots - Clarifications and Exceptions, of the
Elgin Municipal Code, as amended. More than
one building shall be allowed on a zoning lot.
One building shall be allowed to be located on
more than one "lot of record" (SR) .
2 . Lot Area. In this PORI zoning district, the
minimum required "zoning lot area" [SR] shall
be 40, 000 square feet.
3. Lot Width. In this PORI zoning district, no
minimum lot width for a zoning lot shall be
required.
4 . Setbacks - Generally. In this PORI zoning
district, "setbacks" [SR] shall be subject to
the provisions of Section 19 . 12 . 400, Setbacks -
Clarifications and Exceptions, of the Elgin
Municipal Code, as amended.
5. Setbacks by Lot Line. In this PORI zoning
district, the minimum required "building" [SR]
"setbacks" [SR] and "vehicle use area setbacks"
[SR] from a "lot line" [SR] for a zoning lot
shall be as follows :
a. Building Setbacks. In this PORI zoning
district, the minimum required "building
setbacks" [SR] for a zoning lot shall be
as follows :
( 1) Street Setback. The minimum required
building setback from the North
Randall Road "street lot line" [SR]
shall be 100 linear feet. The
minimum required building setback
from all other street lot lines shall
be 40 linear feet .
(2) Interior Setback. The minimum
required building setback from an
"interior lot line" [SR] shall be 20
linear feet .
(3) Additional Setbacks. The minimum
required building setbacks as set
forth in this Subsection shall
increase by 1 linear foot for each 1
linear foot of building height over
35 linear feet.
(4) Transition Setback. The minimum
required building setback from the
corporate limit of the Village of
e'• Gilberts shall be 100 feet.
b. Vehicle Use Area Setbacks by Lot Line. In
this PORI zoning district, the minimum
required "vehicle use area setbacks" [SR]
for a zoning lot shall be as follows :
( 1) Street Setback. The minimum required
vehicle use area setback from the
Randall Road "street lot line" [SR]
shall be 50 linear feet. The minimum
required vehicle use area setback
from a street lot line shall be 20
linear feet.
(2) Interior Setback. The minimum
required vehicle use area setback
from an interior lot line shall be 6
linear feet.
6 . Accessory Structures and Buildings. In this
PORI zoning district, "accessory structures and
buildings" [SR] shall be subject to the
provisions of Section 19 . 12 . 500, Accessory
Structures and Buildings .
7 . Yards - Generally. In this PORI zoning
district, a "street yard" [SR] , a "side yard"
elk [SR] , a "rear yard" [SR] , or a "transition
yard" [SR] established by a required building
setback or by the actual location of a building
shall be subject to the provisions of Section
19 . 12 . 600, Obstructions in Yards with the
following exception:
Within a zoning lot, parking facilities
shall be allowed in any required street yard,
side yard, or rear yard, and a car overhang of
1 . 5 linear feet shall be allowed in the
required vehicle use area setbacks .
8. Landscape Yards. In this PORI zoning district,
landscape yards shall be as follows :
a. Landscaping - Generally. All "yards" [SR]
established by a required building setback
or by the actual location of a building
and not occupied by allowable improvements
constructed in conformance to all
applicable codes and ordinances shall be
landscaped with grass, shrubs, trees, or
other suitable pervious groundcover, as
follows :
( 1) Transition Landscape Yard. A
transition landscape yard shall be
provided adjoining the entire length
of the corporate limit of the Village
of Gilberts . The minimum depth of
the transition landscape yard shall
be 50 feet.
(2) Street Yard. Street yards shall be
fully landscaped.
(3) Side and Rear Yard. Side and rear
yards shall be fully landscaped.
(4) Foundation Yards. A minimum 10
linear foot wide landscaped area
shall be provided along the front of
a building, and a minimum 5 linear
foot wide landscaped area shall be
provided along the sides and rear of
a building. These planting areas
need not be uniform in shape so long
as the required amount of space is
landscaped.
Sidewalks shall be located
outside of required foundation yard
areas, with the exception of direct
building access or courtyard use.
No foundation yard shall be
required at loading and services
entries to a building.
(5) Parking and Drives. With the
exception of entrance drives and
motor vehicle overhangs, no parking
or drive shall be located within any
required landscaped area.
b. Landscaping. Landscaping within the
aforesaid setback areas shall satisfy the
following minimum requirements :
( 1) Transition Landscape Yard.
Transition landscape yards shall be
landscaped in substantial conformance
to Section 19 . 12 . 700 B.
(2) Parking Landscape Area. Where
parking is located adjacent to
Randall Road, there shall be a
continuous screen at least 3 feet in
height constructed of any combination
of walls, berms, or shrubs . Where
parking is located adjacent to other
street rights of way, there shall be
a minimum of 12 shrubs (each at least
2 . 5 feet in height) per 100 linear
feet, and 2 . 5 trees (each having at
least a 3 inch caliper) per 100
linear feet.
(3) Building Landscape Area. Where a
building is located adjacent to a
street right of way, there shall be a
minimum of 6 shrubs (each at least
2 . 5 feet in height) per 100 linear
feet, 2 trees (each having at least a
3 inch caliper) per 100 linear feet,
and 2 ornamental trees (each having
at least a 2 inch caliper) per 100
linear feet.
(4) Grouping of Trees. Grouping of
required trees and shrubs shall be
encouraged in combination with
berming.
(5) Curbed Tree Islands. A curbed tree
island shall be required after every
20 parking spaces . The island must
measure at least 9 feet by 18 feet
e., and contain at least one tree (having
at least a 2 . 5 inch caliper) .
9. Floor Area. In this PORI zoning district, the
maximum "floor area" [SR] for a zoning lot
shall not exceed 100 percent of the zoning lot
area. There shall be no maximum building
height.
10. Building Coverage. In this PORI zoning
district, the maximum "building coverage" [SR]
for a zoning lot shall not exceed 70 percent of
the zoning lot area.
G. Off Street Parking. In this PORI zoning district,
off street parking shall be subject to the
provisions of Chapter 19 . 45, Off Street Parking, of
the Elgin Municipal Code, as may be amended with the
following exceptions :
1. Required Number of Parking Stalls. The
required number parking stalls shall be subject
to the provisions of Chapter 19 .45, Off Street
Parking, of the Elgin Municipal Code, except as
follows :
For warehouse, storage, and distribution
e'` facilities, the parking stall requirements
shall be based on the following stepped parking
requirements :
Area in Square Feet Parking Stalls
Required
1 to 20 , 000 1 stall per 1, 500/SF
20, 001 to 50, 000 1 stall per 1, 750/SF
50,001 to 75, 000 1 stall per 2, 000/SF
75, 001 and over 1 stall per 2,500/SF
2 . Land Reservation for Parking Not Provided. For
zoning lots where the initial occupant can
document that the land use requires less
parking than required in this subsection, only
the number of stalls required by the occupant
shall be required to be constructed, provided
that this number is not less than 1/3 of the
total required number of parking stalls .
Adequate land area for the required number of
off street parking stalls in accordance with
this subsection shall be designated and
reserved for off street parking purposes . A
written covenant agreeing to construct the
elk additional required parking stalls shall be
submitted to the Zoning Officer.
ew* Such covenant shall be reviewed by the
Zoning Officer, approved as to content and form
by the Corporation Counsel, and filed by the
property owner for record in the office of the
County Recorder.
Upon subsequent certification by the
Zoning Officer that the full number of parking
stalls required under this subsection are
needed because the demand for off street
parking stalls exceeds the capacity of the off
street parking facility and that such demand is
of a continuing and regular nature, the owner
of the building shall construct the full number
of parking spaces required under this
subsection.
3. Collective Parking Facilities. Off street
parking facilities for separate uses may be
provided collectively, if the total number of
stalls so provided is not less than the sum of
the separate requirements of each such ""land
use" [SR] , and if all the regulations governing
the location of accessory off street parking
facilities in relation to the use served are
observed. The off street parking facilities
may be provided jointly or collectively within
e" the property or on contiguous properties
controlled by the owners of the zoning lots by
written covenant or agreement between the
owners of such zoning lots and adjacent
properties .
4 . Stalls and Aisles. "Parking aisles" [SR] shall
be a minimum of 24 linear feet in width, or an
equivalent for angle parking. "Parking stalls"
[SR] shall be a minimum of 9 linear feet in
width by 18 linear feet in length, or an
equivalent for angle parking.
Parking spaces for the physically
handicapped shall be provided in proximity to
building entrances . The parking requirements
and related curb cuts and ramps for the
physically handicapped shall comply with the
Illinois Handicapped Accessibility Code.
There shall be a back of curb parking lot
dimension of 43 feet for single loaded aisles
and 61 feet for double loaded aisles . Where
there is a landscaped area immediately adjacent
to the parking lot, a deduction of 1 . 5 foot per
car for overhang shall be allowable.
5. Striping and Markings. All parking lot
striping and other markings shall be white.
6 . Landscape Islands. Landscaped islands shall be
elk 9 linear feet wide and provided every 20
parking space.
7 . Approaches. The maximum width of an approach
at the curb line shall be as approved by the
City Engineer. The minimum radius shall be 10
feet .
8. Curb. All landscape islands , drives and edges
of paving shall be defined with B6 : 12 curb and
gutter.
9 . Paving. Vehicular access to or from a public
right of way shall be provided on a concrete
approach and "driveway" [SR] within a public
right of way leading from a "zoning lot" [SR]
to an improved "street" [SR] . At a minimum,
the approach shall be paved with concrete for
the first fifteen 15 feet, beginning at the
street curb. The design of approaches and
driveways crossing a public right of way shall
also be subject to the provisions and
requirements of Title 13, Streets and
Sidewalks; Chapter 13 . 08, Driveways .
For bituminous concrete surfaces , there
shall be a minimum of two inches of bituminous
concrete over eight inches of compacted gravel .
Equivalent thicknesses of bituminous concrete
may be substituted for gravel provided that the
total pavement thickness is a minimum of ten
inches .
For Portland Cement concrete surfaces,
there shall be a minimum of four inches of
portland cement concrete over four inches of
compacted gravel . Equivalent thicknesses of
portland cement concrete may be substituted for
gravel provided that the total pavement
thickness is a minimum of eight inches .
Service areas subject to abuse, such as
dumpster service areas, shall be constructed
with concrete paving. Paved walks or
pedestrian areas near or adjacent to buildings
shall be of appropriate materials other than
bituminous paving.
H. Off Street Loading. In this PORI zoning district,
off street loading shall be subject to the
provisions of Chapter 19 . 47 , Off Street Loading, of
the Elgin Municipal Code, as may be amended.
I . Signs. In this PORI zoning district, signs shall be
subject to the provisions of Chapter 19 .50, Signs,
of the Elgin Municipal Code, as may be amended.
J. Nonconforming Uses and Structures. In this PORI
zoning 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 may be amended.
K. Planned Developments. This PORI zoning district
shall be subject to the provisions of Chapter 19 . 60,
Planned Developments, of the Elgin Municipal Code,
as may be amended. A conditional use for a planned
development may be requested by an individual
property owner for a zoning lot without requiring an
amendment to this PORI zoning district and without
necessitating that all other property owners
authorize such an application.
L. Conditional Uses. In this PORI zoning district,
conditional uses shall be subject to the provisions
of Chapter 19 . 65 Conditional Uses, of the Elgin
Municipal Code, as may be amended. A conditional
use may be requested by an individual property owner
for a zoning lot without requiring an amendment to
this PORI zoning district and without necessitating
that all other property owners authorize such an
application.
M. Variations. Any of the requirements of this
ordinance may be varied, subject to the provisions
of Section 19 . 70, Variations, of the Elgin Municipal
Code, as may be amended. A variation may be
requested by an individual property owner for a
zoning lot without requiring an amendment to this
PORI zoning district and without necessitating that
all other property owners authorize such an
application.
N. Appeals. Any requirement, determination, or
interpretation associated with the administration
and enforcement of the provision of this ordinance
may be appealed subject to the provisions of Chapter
19 . 75, Appeals, of the Elgin Municipal Code, as may
be amended.
0. Subdivisions - Generally. In this PORI zoning
district, subdivisions shall be subject to the
provisions of Title 18, Subdivisions, of the Elgin
Municipal Code, as may be amended, except as may be
specifically provided otherwise in this planned
industrial district ordinance.
The property contained in this PORI zoning
district may be developed in one or more portions
(phases ) . Accordingly, a final plat of subdivision
and final engineering plans and specifications may
be submitted to the city for each phase. If such a
final plat of subdivision, and the final engineering
plans and specifications conform to all of the
provisions of this planned industrial district
ordinance, the plat and plans shall be approved by
the city. No additional information, data, or plans
shall be required.
The final plats and the final engineering plans
and specifications shall be in substantial
conformance with this PORI district and the
preliminary development plan, containing the
following plan sheets :
1 . A.L.T.A/A.C.S.M. Land Title Survey (Sheets 1
and 2 ) prepared by Cowey Gudmundson Leder,
Ltd. , dated September 25 , 1997 (revision date
12 . 30 . 97 ) .
2 . Preliminary Plat (Sheet 1 ) prepared by Cowey
Gudmundson Leder, Ltd. , dated December 10, 1997
(revision date 02 . 19 . 98) .
3 . Preliminary Engineering Plan (Sheet 1) prepared
by Cowey Gudmundson Leder, Ltd. , dated December
10, 1997 (revision date 02 . 19 . 98) .
4 . Intersection Improvements (Sheets 1 and 2 )
prepared by Cowey Gudmundson Leder, Ltd. , dated
December 10, 1997 (revision date 02 . 19 . 98) .
5 . Preliminary Engineering Calculations for
Northwest Corporate Park prepared by Cowey
Gudmundson Leder, Ltd. , dated December 10, 1997
(revision date 02 . 9 . 98) .
6 . Master Improvement Plan (Sheet 3 of 10)
prepared by Cowey Gudmundson Leder, Ltd. , dated
February 20, 1998 (revision date 03 . 10 . 98)
P. Subdivisions - Design Standards. In this PORI
zoning district, subdivisions shall be subject to
the provisions of Chapter 18 . 24 , Design Standards ,
of the Elgin Municipal Code, as may be amended, with
the following exceptions :
1. Additional Subdivision. "Lots of record" (SR)
may be platted at any number, size, width, or
depth. Additional lots of record may be
established subsequent to final plat approval
provided that such lots of record are
established in compliance with the State Plat
Act and provided that all resulting "zoning
lots" (SR) conform to all of the provisions of
this planned industrial district ordinance.
2. Right of Way Dimensions. A 41 linear foot
right of way shall be allowed , provided that a
minimum 12 foot 6 inch drainage and utility
easement is granted to the city each side of
said right of way; provided, however, that
additional right of way shall be provided at
intersections as determined by the City
Engineer. An additional 10 foot wide
unrestricted easement area shall be granted to
the city and to public utility companies .
3. Easements. The right of way shall be bounded
by 22 .5 foot easements on each side. A strip
of land within said easements , 12 1/2 feet in
width and abutting the rights of way shall be
for the exclusive use of Elgin for utility
installation and maintenance.
Said easement areas shall be seeded after
utility construction and installation is
completed. Upon completion of construction and
development of the adjacent buildings upon a
zoning lot, the easement area within that
zoning lot shall be planted according to the
landscape standards set forth in Subsection F.
Site Design. , 6 . Landscape Yards . , and shall be
seeded to the back of the curb.
eft
Q. Subdivisions - Required Improvements. In this PORI
zoning district, subdivisions shall be subject to
the provisions of Chapter 18 . 28, Required
Improvements, of the Elgin Municipal Code, as may be
amended, with the following exceptions :
1. Phased Development. Infrastructure development
may be constructed and accepted by the city in
phases, provided that the City Engineer
determines that each phase has integrity.
2 . Roadways. Roadways constructed and installed
within the property and intended for dedication
for public use shall be three 12 linear foot
lanes in width (or wider at the developer's
option) and shall have B6 : 18 curbing and
gutters, for an overall width of 39 feet.
3. Streetlights. Streetlights shall be installed
every 250 feet along the roadways . The type of
street light shall be as approved by the City
Engineer.
4 . Public Sidewalks. Public sidewalks shall be
installed along one side of each street as
required by the City Engineer.
R. Subdivisions - Stormwater Control. In this PORI
zoning district, subdivisions shall be subject to
the provisions of Chapter 18 . 36, Stormwater Control,
of the Elgin Municipal Code, as may be amended, with
the following exceptions :
1. Best Management Practices. Where practical and
reasonable, stormwater management shall
emphasize the use of the natural drainage
system with the following priorities listed in
descending order:
a. Minimize impervious surfaces from building
coverage and vehicle use area.
b. Reduce the rate of stormwater runoff and
the amount of stormwater pollutants
through the introduction of vegetated
swales in lieu of storm sewers and through
the introduction of depressional
stormwater storage (natural topographic
depressions and wetlands) .
c . Reduce the rate of stormwater runoff and
the amount of stormwater pollutants by
providing for an increase in the amount of
infiltrate runoff onsite (maximizing the
connection between impervious surfaces and
ow vegetated pervious surfaces before runoff
reaches a major conveyance system) .
d. Reduce the rate of stormwater runoff and
the amount of stormwater pollutants by
providing stormwater detention, designed
to increase infiltrate runoff on site.
e. Utilize storm sewers to provide necessary
stormwater conveyance and to prevent
nuisance conditions in situations where
other drainage measures are not practical
or reasonable.
2 . Stormwater / Water Quality Management Design
Criteria. Stormwater and water quality
management shall meet the following design
criteria:
a. For the design of detention basins,
Bulletin 70 100 year, 24 hour rainfall
depth of 7 .58 inches and Huff Type III
distribution shall be used.
b. Detention storage may be located "on line"
and at a minimum shall be equal to the
estimated existing flood plain storage
plus the existing estimated wetland
e' storage plus storage needed to meet an
"off line" release rate of 0 . 15 cfs per
acre of developed property.
c. A control structure shall be installed to
limit the 100 year release from the
subject property to 0 . 15 cfs per acre.
d. The developer shall evaluate the
installation of a control to limit the two
year event to a release of no more than
0 . 04 cfs per acre. The developer shall
install a control to limit the two year
release from the subject property to 0 . 04
cfs per acre.
e. The detention basins shall be designed as
shallow marsh areas, dry basins, or wet
ponds as each situation warrants . Maximum
slopes above normal water lines shall not
exceed 3 : 1 . Preference shall be given to
shallow marsh area design.
f . Where feasible, the developer can opt to
utilize modified urban road cross sections
(curb and gutter, but no storm sewer trunk
lines ) and open swale drainage may be
utilized along with the other appropriate
"best management practices" .
g. The developer shall establish the
stormwater control features as the first
task of mass grading. These features will
assist onsite soil erosion and
sedimentation control efforts . It is
imperative that a stringent soil erosion
and sedimentation control program be
undertaken during the development of the
site.
h. The developer shall submit all stormwater
management designs for review by the City
Engineer for consistency with these
criteria.
i . The existing wetlands on the site shall be
defined in accordance with the criteria
of the Corps of Engineers and the National
Resources Foundation Service. Existing
flood plain shall be defined in accordance
with the criteria of the Illinois
Department of Natural Resources, Office of
Water Resources .
3. Drainage and Water Retention Lakes.
eft. Development of the Property is intended to
achieve a high degree of water management
through the use of internal storm sewers,
vegetated swales, water detention ponds , and
water retention lakes . A drainage plan,
meeting the storm water run off requirements of
the Kane County Storm Water and Floodplain
Ordinance, as adopted by Elgin, shall be
submitted for the subdivision as part of the
Final Engineering Plan Review Process . This
drainage plan must addresses : Internal Site
Drainage, Off Site Drainage coming onto site,
and Drainage Flows leaving the site.
The drainage system, as constructed during
the development stages of the property, shall
be designed to conform with the City of Elgin's
standards and shall provide central stormwater
retention or detention areas . These retention
or detention areas shall be designed to accept
the majority of increased runoff from the
developed area and meter the flow as it leaves
the property at the existing rate of runoff .
Vegetated swales and storm sewers shall be
constructed to convey the storm runoff to the
detention or retention areas . Easements shall
be established to provide access to the
detention or retention areas by all zoning
lots .
The basic concept for individual zoning
lot drainage is to provide storm sewers as well
as open vegetated swales, with downstream
zoning lots providing capacity for upstream
zoning lots in these storm sewers and swales
that shall be constructed in easements intended
to be used for upstream zoning lots .
Subsequent development of storm sewers and
swales on zoning lots shall relate to the
existing network. Each zoning lot that is
developed must be coordinated into the then
existing drainage network and plan.
S. Building and Construction - Generally. In this PORI
zoning district, building and construction shall be
subject to the provisions of Title 16, Building and
Construction, of the Elgin Municipal Code, as may be
amended, except as may be specifically provided
otherwise in this planned industrial district
ordinance.
1. Exterior Buildings Materials. No building
shall be constructed with any metal exterior
materials, excepting miscellaneous metal
appurtenances, without the approval of the City
Council .
2. Stop Work Orders. No stop orders directing
work stoppage on the construction of buildings
shall be issued without setting forth the
section of the building code, other relevant
code, or ordinance alleged to be violated by
the developer or other owner, and without
allowing said party to immediately and
diligently proceed to correct such violations
that may exist.
3. Building Permits. The city shall issue
building permits for the construction of site
and building improvements in five phases
consisting of site and foundation, shell,
plumbing, electrical, and mechanical
improvements, as follows :
The developer shall submit site and
architectural plan for each phase as required
by Title 16, Building and Construction, of the
Elgin Municipal Code, as may be amended.
The city shall act on each application for
a building permit for site and foundation
including installation of storm sewer, water,
tow and appurtenances thereto within 14 calendar
days of the date of application, as may be
practical .
The city shall act on each application for
a building permit for shell, plumbing,
electrical , and mechanical improvements within
21 calendar days of the date of application, as
may be practical .
If the application is disapproved, the
city shall provide the applicant with a
statement in writing specifying the reasons for
denial of the application, including
specifications of the requirements of law which
the application and supporting documentation
fail to meet. The city shall issue such
building permits upon the applicant ' s
compliance with the requirements of law so
specified.
No application for a building permit for
construction of some or all components of a
building or other structure on the property
shall be subject to review or approval by the
Planning and Development Commission, Zoning and
Subdivision Hearing Board or the City Council,
except upon the appeal of a denial of such
application pursuant to the procedures set
emk forth in the Ordinances and Regulations,
including the Building Code.
Notwithstanding the foregoing, subject to
the provisions of Chapter 21 . 04 , Soil Erosion
and Sedimentation Control, of the Elgin
Municipal Code, as may be amended, and prior to
application for and approval of a building
permit, the developer or its representatives
may undertake excavation, mass grading, fill,
landscaping, lawn irrigation and soil
stockpiling, and installation of temporary
construction trailers and equipment in an upon
the Property, and other site preparation in the
various portions of the Property, provided that
such work is undertaken at the risk of the
Developer and without injury to the property of
surrounding property owners .
4 . Occupancy Permits. The city shall issue
occupancy permits within 2 working days of
application therefore or issue a letter of
denial within said period of time informing the
applicant specifically as to what corrections
are necessary as a condition to the issuance of
an occupancy permit and quoting the section of
the Ordinances and Regulations of Elgin relied
upon by Elgin in its request for correction, as
may be practical .
ek Notwithstanding any provisions contained
in the Ordinances and Regulations of the city,
the city shall grant temporary occupancy
permits for facilities which lack only items
which are not complete due to weather
conditions and/or installation of street
lights, provided that all other requirements
for such temporary occupancy permits are
otherwise satisfied. In connection with the
issuance of such temporary occupancy permit,
the developer shall be required to deliver to
Elgin a bond for the completion of such items
on a timely basis .
Additionally, and notwithstanding any
provisions contained in the Ordinances and
Regulations of the city, the city shall grant
occupancy permits for completed portions of a
building or facility provided those completed
portions of the building or facility meet all
occupancy requirements .
Section 3 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
• —
Kevin Kelly, May r
Presented: April 22 , 1998
Passed: April 22 , 1998
Vote: Yeas 6 Nays 0
Recorded: April 23, 1998
Published:
Attest:
/fib. -? A
Dolonna Mecu , ' ty Clerk
lm'
February 2, 1998
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 05-98 Requesting an Amendment to the
Applicable Annexation Agreements, a Rezoning from AB Area
Business District and ORI Office Research Industrial District to
PORI Planned Office Research Industrial District, and Preliminary
Plat Approval for a Subdivision to be known as Northwest
Corporate Park, property located West of Randall Road at Joy Lane
by the Wispark Corporation, as Applicant and Galvin Family
Partners , L.P. , as Owner.
BACKGROUND
An application has been filed by Attorney Richard L. Heimberg on
behalf of the Wispark Corporation, requesting an amendment to the
annexation agreements, a rezoning from AB Area Business District
and ORI Office Research Industrial District to PORI Planned
Office Research Industrial District, and preliminary plat
approval for a subdivision to be known as Northwest Corporate
Park. The subject property is located west of Randall Road at
Joy Lane.
The Wispark Corporation proposes to subdivide and develop
approximately 150 acres of land.
STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 59-96 on October 21, 1996 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. Various interests appeared at the hearing. Written
correspondence has been submitted. The Planning Department has
submitted an Annexation, Zoning, and Subdivision Review, dated
October 18, 1996 .
The Planning and Development Commission has made the following
findings concerning the requested variation:
Exhibit A
'‘.%)
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2 , 1998
e
A. Site Characteristics Standard. The suitability of the
subject property for the planned development with respect to
its size, shape, and any existing improvements .
Finding. The subject property is an "L" shaped property,
containing approximately 150 acres of land. The property
has several wetlands . Elevations range from approximately
926 feet in the northwestern and western portions of the
property to 873 feet in the northeastern portion of the
property for a maximum relief of approximately 53 feet.
B. Sewer and Water. The suitability of the subject property
for the planned development with respect to the availability
of adequate water, sanitary treatment, and stormwater
control facilities .
Finding. The subject property is to be served with sanitary
sewer, municipal water, and stormwater control systems .
4.1.Aft, C. Traffic and Parking. 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.
Finding. The subject property is located on North Randall
Road. North Randall Road is a limited access arterial
street. Motorola Drive is located in the western portion of
the subject property, paralleling Randall Road and
intersecting with State Route 72 on the north. Motorola
Road is a collector street.
Onsite, the subject property is to feature a single
east-west local street extending from Randall Road west to
Motorola Road and a single north-south local street in the
eastern portion of the property.
Off street parking is to be provided in conformance to the
proposed PORI Planned Office Research Industrial District.
D. Zoning History. 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.
Page 2
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX.ZS/3250ANNE. 98/PET05 . 98
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2 , 1998
Finding. The subject property was annexed and zoned
industrial in 1991 . The property is currently in
agricultural use.
E. Surrounding Land Use and Zoning. The suitability of the
subject property for the planned development with respect to
consistency and compatibility with surrounding land use and
zoning.
Finding. The area located to the north of the subject
property is within the City of Elgin, zoned for business,
and currently in agricultural use.
The area located to the northwest of the subject property is
within the City of Elgin, zoned for industrial, and
currently in agricultural use.
The Village of Gilberts is located to the west of the
subject property. The land adjoining the subject property
,sh, is zoned and developed as residential .
The area located south of the subject property is the site
for the proposed Motorola facility. Randy' s fruit and
vegetable sales is also located south of the subject
property within the Village of Sleepy Hollow.
The Village of Sleepy Hollow is located to the east of the
subject property. The land adjoining the subject property
is zoned and developed as residential .
F. Trend of Development. The suitability of the subject
property for the planned development with respect to its
consistency with an existing pattern of development or an
identifiable trend of development in the area.
Finding. The subject property is located within a major
developing office, research, and industrial area, benefiting
from the accessibility of the I-90 / Randall Road
interchange and the Randall Road corridor.
G. Planned Development Districts. Where applicable, the
suitabirlity of the subject property for the intended planned
development district with respect to conformance to the
Page 3
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX. ZS/3250ANNE. 98/PET05 . 98
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2, 1998
provisions for the purpose and intent, and the location and
size of a planned zoning district.
The purpose of the PORI 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 . A PORI zoning district is most similar
to, but departs from the standard requirements of the ORI
zoning district.
Planned industrial districts should be located in
substantial conformance to the official comprehensive plan.
The amount of land necessary to constitute a separate
planned industrial district exclusive of rights of way, but
including adjoining land or land directly opposite a right
of way shall not be less than two acres . No departure from
the required minimum size of a planned industrial district
shall be granted by the City Council .
Finding. The Planning Department does not make findings
regarding the purpose, location, and size of planned
developments standard.
H. Comprehensive Plan. 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.
Finding. The property is subject to the objectives and
policies of the Far West Area Plan, an amendment to the
Official Comprehensive Plan of Elgin. The subject property
is designated as "office, research, and industrial" by the
Official Comprehensive Plan of Elgin, as amended.
I. Natural Preservation. The suitability of the subject
property for the intended planned development with respect
to the preservation of all significant natural features
including topography, watercourses, wetlands, and
vegetation.
Finding. The Planning Department does not make findings
regarding the natural preservation standard.
'#
Page 4
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX. ZS/3250ANNE. 98/PET05 . 98
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2, 1998
tow
J. Internal Land Use. The suitability of the subject property
for the intended planned development with respect to the
land uses permitted within the development being located,
designed, and operated so as to exercise no undue
detrimental influence on each other or on surrounding
property.
Finding. The Planning Department does not make findings
regarding the internal land use standard.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the Elgin Municipal Code. The applicant is requesting departures
from the following sections of the zoning ordinance, subdivision
regulations, or standard operating procedures of the city:
41■4•.. 1. Far West Area Plan, Land Design, 1. Open Space,
c. Building Setback from an Arterial Street. The Far
West Area Plan calls for a 100 foot building setback
from Randall Road. The developer is proposing 50 feet.
2. Far West Area Plan, Land Design, 1. Open Space,
c. Vehicle Use Setback from an Arterial Street. The
Far West Area Plan calls for a 100 foot vehicle use
area setback from North Randall Road. The developer is
proposing 40 feet.
3. Elgin Subdivision Ordinance, 18.24.020, Right of Way
Specifications. The Subdivision Ordinance requires a
minimum width of 60 feet for a street right of way.
The developer is proposing a 41 foot right of way with
one 12 . 5 foot easement granted to the city on each side
(41 + 12 . 5 + 12 . 5 = 66 ) .
4. Elgin Subdivision Ordinance, 18.28.050, Streets. The
Subdivision Ordinance requires concrete sidewalks on
both sides of a street. The developer is proposing no
sidewalks .
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FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX.ZS/3250ANNE. 98/PET05 .98
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2 , 1998
RECOMMENDATION
On a motion to recommend approval of Petition 05-98, subject to
the following conditions , the vote was seven (7 ) yes and zero (0)
no:
1 . Revisions to the Draft PORI Planned Office Research
Industrial District Ordinance, dated December 19 , 1997
per the Code Administration Department, the Engineering
Division, and the Planning Department.
2 . Revisions to the Preliminary Development Plan for the
Northwest Corporate Park prepared Cowey Gudmunson
Leder, Ltd. , dated December 10, 1997 per the Code
Administration Department, the Engineering Division,
the Planning Department, and the Water Department.
3 . Provision of a 100 foot building setback and vehicle
*,,,411.1k use area setback from Randall Road.
4 . Provision of a 100 foot building setback and a 50 foot
vehicle use area setback back along the westerly
property line of the subject property, encompassing all
standard and required landscaping and berming adjoining
residences within the Village of Gilberts .
5 . Provision of sidewalks along one side of each street
within the development.
6 . Compliance with all other applicable codes and
ordinances .
Therefore, the motion to recommend approval of Petition 05-98 was
adopted.
44( W.
Robert W. Siljestrom, C airman
Planning and Development Commission
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FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX.ZS/3250ANNE . 98/PET05 . 98
FINDINGS OF FACT Planning and Development Commission
Petition 05-98 February 2 , 1998
_QQA)42,
Je .� Deering, Secretary
Planning and Development Commission
-..
e
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FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3250AX. ZS/3250ANNE. 98/PET05 . 98