HomeMy WebLinkAboutG41-98 Ordinance No. G41-98
AN ORDINANCE
AMENDING AN ORDINANCE CLASSIFYING NEWLY ANNEXED TERRITORY
IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(Elgin Corporate Center)
WHEREAS, Ordinance No. G17-97 passed April 23, 1997
classified certain newly annexed territory known as the Elgin
Corporate Center in the PGI Planned General Industrial
District; and
WHEREAS, the territory herein described has been annexed
to the City of Elgin and is contiguous to and a part of the
development known as the Elgin Corporate Center; and
WHEREAS, written application has been made to classify
said territory in the PGI Planned General 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 PGI Planned General
Industrial District, the following described
property:
LOT 1 AND LOT 2 OF GARY SUBDIVISION, IN THE
TOWNSHIPS OF DUNDEE AND ELGIN, KANE COUNTY, ILLINOIS .
THAT PART OF SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 31, TOWNSHIP 42 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS : COMMENCING AT AN IRON STAKE MARKING THE
NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION
5, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN; THENCE NORTH 14 DEGREES 52
MINUTES 13 SECONDS EAST, 812 . 51 FEET ON A LINE TO AN
IRON STAKE IN THE CENTER LINE OF BIG TIMBER ROAD,
(SAID LINE INTERSECTS THE SOUTH LINE OF THE SOUTHEAST
QUARTER OF SECTION 31 AFORESAID, AT A POINT 133 . 98
FEET WEST OF THE CENTER LINE OF BIG TIMBER ROAD, AS
MEASURED ALONG SAID SOUTH LINE) ; THENCE NORTH 56
DEGREES 36 MINUTES 25 SECONDS WEST, 531 . 52 FEET TO
POINT IN THE CENTER LINE OF BIG TIMBER ROAD FOR A
POINT OF BEGINNING; THENCE SOUTH 27 DEGREES 00
MINUTES 00 SECONDS WEST 305 . 0 FEET; THENCE NORTH 72
DEGREES 55 MINUTES 00 SECONDS WEST 112 . 0 FEET; THENCE
NORTH 17 DEGREES 11 MINUTES 02 SECONDS EAST, 350 . 42
FEET TO A POINT IN THE CENTER LINE OF BIG TIMBER
ROAD; THENCE SOUTH 55 DEGREES 57 MINUTES 36 SECONDS
EAST ALONG SAID CENTER LINE 171 . 36 FEET TO THE POINT
OF BEGINNING, IN THE TOWNSHIP OF DUNDEE, KANE COUNTY,
ILLINOIS (COMMONLY KNOWN AS 2465 BIG TIMBER ROAD) .
THAT PART OF THE WEST HALF OF THE SOUTHEAST
QUARTER OF SECTION 31 . TOWNSHIP 42 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN AND THAT PART OF
THE NORTHWEST FRACTIONAL QUARTER OF SECTION 4
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING
AT THE INTERSECTION OF THE CENTER LINE OF BIG TIMBER
ROAD AS MONUMENTED AND THE EAST LINE OF THE WEST HALF
OF THE SOUTHEAST QUARTER OF SAID SECTION 31; THENCE
SOUTH 00 DEGREES 36 MINUTES 06 SECONDS WEST ALONG
SAID EAST LINE, 71 . 22 FEET TO A ANGLE POINT FOR A
POINT OF BEGINNING; THENCE SOUTH 15 DEGREES 41
MINUTES 30 SECONDS WEST ALONG A LINE WHICH IF
EXTENDED WOULD INTERSECT AT THE NORTHEAST CORNER OF
THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN
166 . 80 FEET; THENCE NORTH 56 DEGREES 46 MINUTES 01
SECONDS WEST, 161 . 11 FEET TO AN IRON PIPE FOUND AT
THE SOUTHEAST CORNER OF LOT 2 IN GARY SUBDIVISION PER
DOCUMENT NUMBER 683914 ; THENCE NORTH 00 DEGREES 19
MINUTES 08 SECONDS EAST ALONG THE EAST LINE OF SAID
LOT 2 , 189 . 68 FEET TO A CURVE, SAID CURVE BEING 60 . 00
FEET SOUTHWESTERLY AND CONCENTRIC WITH SAID CENTER
LINE OF BIG TIMBER ROAD; THENCE 218 . 84 FEET
SOUTHEASTERLY ALONG SAID CURVE, CONCAVE
NORTHEASTERLY, HAVING A RADIUS OF 22,978 . 30 FEET AND
A CHORD BEARING OF SOUTH 56 DEGREES 44 MINUTES 36
SECONDS EAST, A CHORD DISTANCE OF 213 . 84 FEET TO SAID
EAST LINE OF THE WEST HALF OF THE SOUTHEAST QUARTER
OF SECTION 31; THENCE SOUTH 00 DEGREES 36 MINUTES 06
SECONDS WEST ALONG SAID LINE 0 . 13 FEET TO THE POINT
OF BEGINNING, IN KANE COUNTY, ILLINOIS (COMMONLY
KNOWN AS 2499 BIG TIMBER ROAD) .
THAT PART OF THE SOUTH 1/2 OF SECTION 31,
TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN AND OF SECTIONS 4 AND 5 ALL IN
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING
AT THE NORTHWEST CORNER OF THE SOUTH EAST 1/4 OF
SECTION 5; THENCE EAST ALONG THE QUARTER SECTION LINE
1334 FEET TO THE NORTHEAST CORNER OF THE WEST 1/2 OF
SAID SOUTH EAST 1/4 ; THENCE NORTH 9 DEGREES, 15
MINUTES, 0 SECONDS EAST 733 FEET TO A POINT IN THE
NORTH LINE OF SECTION 5 AFORESAID 1 . 87 CHAINS EAST OF
THE NORTHEAST CORNER OF THE WEST 1/2 OF THE NORTHEAST
FRACTIONAL QUARTER OF SAID SECTION; THENCE NORTH 19
DEGREES, 0 MINUTES, 0 SECONDS EAST 899 . 01 FEET TO THE
CENTER LINE OF THE HIGHWAY; THENCE SOUTH 55 DEGREES,
5 MINUTES, 0 SECONDS EAST ALONG THE CENTER LINE OF
SAID HIGHWAY 1332 . 4 FEET, TO THE EAST LINE OF THE
WEST 1/2 OF THE SOUTH EAST 1/4 OF SAID SECTION 31;
THENCE SOUTH 68 FEET TO THE SOUTHEAST CORNER OF THE
WEST 1/2 OF THE SOUTH EAST 1/4 OF SAID SECTION;
THENCE SOUTH 11 DEGREES, 35 MINUTES, 0 SECONDS WEST
717 . 6 FEET TO THE NORTHEAST CORNER OF THE SOUTH EAST
1/4 OF SAID SECTION 5; THENCE SOUTH ALONG THE EAST
LINE OF SAID SECTION 1915 FEET TO THE NORTH LINE OF
THE RIGHT OF WAY OF CHICAGO AND NORTHWESTERN RAILWAY
COMPANY; THENCE NORTHWESTERLY ALONG THE NORTHERLY
LINE OF SAID RIGHT OF WAY TO THE POINT IN THE
SOUTHWEST 1/4 OF SAID SECTION 5 WHERE THE SOUTH LINE
OF THE RIGHT OF WAY OF CHICAGO, MILWAUKEE AND ST.
PAUL RAIL WAY INTERSECTS THE NORTH LINE OF THE RIGHT
OF WAY OF SAID CHICAGO AND NORTHWESTERN RAILWAY
COMPANY; THENCE EAST AND SOUTHERLY ON THE SOUTH LINE
OF SAID CHICAGO, MILWAUKEE AND ST. PAUL RAILWAY TO
THE EAST LINE OF SECTION 5; THENCE NORTH ALONG THE
SECTION LINE 100 FEET TO THE NORTH LINE OF THE RIGHT
OF WAY OF CHICAGO, MILWAUKEE AND ST. PAUL RAILWAY;
THENCE NORTHWESTERLY ALONG THE NORTH LINE OF SAID
RIGHT OF WAY 1185 FEET; THENCE NORTHEASTERLY ALONG
SAID RIGHT OF WAY 100 FEET; THENCE NORTHWESTERLY
ALONG SAID RIGHT OF WAY 1277 FEET; THENCE SOUTH ALONG
SAID RIGHT OF WAY 100 FEET; THENCE WESTERLY ALONG
SAID RIGHT OF WAY 365 FEET TO THE WEST LINE OF THE
SOUTH EAST 1/4 OF SAID SECTION 5; THENCE NORTH ALONG
THE QUARTER SECTION LINE 1179 FEET TO THE POINT OF
BEGINNING (EXCEPT THAT PART DESCRIBED AS FOLLOWS :
BEGINNING AT THE POINT OF INTERSECTION OF THE CENTER
LINE OF BIG TIMBER ROAD WITH THE EAST LINE OF THE
WEST 1/2 OF THE SOUTH EAST 1/4 OF SAID SECTION 31;
THENCE SOUTH ALONG SAID EAST LINE 68 FEET TO THE
SOUTHEAST CORNER OF THE WEST 1/2 OF SAID SOUTH EAST
1/4 ; THENCE SOUTH 11 DEGREES, 35 MINUTES, 0 SECONDS
WEST ALONG A LINE WHICH IF EXTENDED WOULD INTERSECT
THE NORTHEAST CORNER OF THE SOUTH EAST 1/4 OF SAID
SECTION 5, 165 FEET; THENCE NORTH 55 DEGREES, 05
MINUTES, 0 SECONDS WEST PARALLEL WITH THE CENTER LINE
OF SAID BIG TIMBER ROAD 165 FEET; THENCE NORTH
PARALLEL WITH THE EXTENSION OF AND THE EAST LINE OF
SAID SECTION 31 TO THE CENTER LINE OF SAID BIG TIMBER
tomk ROAD; THENCE SOUTH 55 DEGREES, 05 MINUTES, 0 SECONDS
EAST ALONG SAID CENTER LINE TO THE POINT OF
BEGINNING; EXCEPT GARY SUBDIVISION; EXCEPT THAT PART
CONVEYED TO NORTHERN ILLINOIS GAS COMPANY BY WARRANTY
DEED RECORDED APRIL 25, 1966 AS DOCUMENT 1068123, AND
ALSO EXCEPTING THAT PART OF THE SOUTHWEST 1/4 OF THE
SOUTH EAST 1/4 OF SECTION 31, TOWNSHIP 42 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS : COMMENCING AT AN IRON STAKE
MARKING THE NORTHEAST CORNER OF THE SOUTH EAST 1/4 OF
SECTION 5, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE
THIRD PRINCIPAL MERIDIAN; THENCE NORTH 14 DEGREES, 52
MINUTES, 13 SECONDS EAST 812 .51 FEET ON A LINE TO AN
IRON STAKE IN THE CENTER LINE OF BIG TIMBER ROAD,
( SAID LINE INTERSECTS THE SOUTH LINE OF THE SOUTH
EAST 1/4 OF SECTION 31 AFORESAID, AT A POINT 133 . 98
FEET WEST OF THE CENTER LINE OF BIG TIMBER ROAD, AS
MEASURED ALONG SAID SOUTH LINE; THENCE NORTH 56
DEGREES, 36 MINUTES 25 SECONDS WEST, 531 . 52 FEET TO A
POINT IN THE CENTER LINE OF BIG TIMBER ROAD FOR THE
POINT-OF-BEGINNING; THENCE SOUTH 27 DEGREES, 00
MINUTES, 00 SECONDS WEST 112 . 0 FEET; THENCE NORTH 17
DEGREES, 11 MINUTES, 02 SECONDS EAST 350 . 42 FEET TO A
POINT IN THE CENTER LINE OF BIG TIMBER ROAD; THENCE
SOUTH 55 DEGREES, 57 MINUTES, 36 SECONDS EAST ALONG
eh' SAID CENTER LINE 171 . 36 FEET TO THE
POINT-OF-BEGINNING, ALL IN THE TOWNSHIP OF DUNDEE AND
ELGIN, KANE COUNTY, ILLINOIS, IN THE TOWNSHIPS OF
DUNDEE AND ELGIN, KANE COUNTY, ILLINOIS . (COMMONLY
KNOWN AS 2525 BIG TIMBER 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 PGI Planned General industrial District at
2465, 2499 and 2525 Big Timber Road in accordance with the
following provisions :
A. Purpose and Intent. The purpose of this PGI Planned
General Industrial District is to provide an
alternate planned industrial environment. This PGI
zoning district is most similar to, but departs
from, the standard requirements of the GI General
Industrial 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
e,,, such symbol shall not exempt such word or phrase
from the applicable supplementary regulation.
C. General Provisions. In this PGI 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 PGI 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 PGI zoning 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) , as a
"conditional use" (SR) , or as a "similar use" (SR)
in this PGI district.
Permitted Uses. The following enumerated land uses
shall be the only land uses allowed as a permitted
use in this PGI 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,
/''4 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
001" 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.
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) .
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
O ` 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 ) .
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) .
e,, 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 PGI 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 PGI 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 PGI zoning district, subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
116 . "Refuse collection area" [SR] .
e"` 117 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50, Signs .
eft 118 . "Storage Tanks" [SR] (UNCL) .
119 . "Temporary uses" [SR] (UNCL) .
120 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in this PGI 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 PGI 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 PGI 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 ) .
eft 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) .
17 . Food and kindred products (20) .
18. Lumber and wood products (24 ) .
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) .
es-
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 PGI 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 PGI 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 PGI 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 PGI 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 PGI zoning district, the site design
regulations shall be as follows :
1. Zoning Lots - Generally. In this PGI 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 PGI zoning district, the
minimum required "zoning lot area" [SR] shall
be 40, 000 square feet.
3. Lot Width. In this PGI zoning district, no
minimum lot width for a zoning lot shall be
required.
4 . Setbacks - Generally. In this PGI 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 PGI 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 PGI 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 Big Timber
Road "street lot line" [SR] shall be
50 linear feet. The minimum required
eh 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 setback from the
right of way lines of Northern
Illinois Gas natural gas transmission
right of way shall be 0 linear feet.
The minimum required building
setback from the right of way lines
of any railroad right of way shall be
0 linear feet.
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. No transition
building setback from a "transition
lot line" [SR] shall be required,
k adjoining any property located
outside of the corporate limits of
the City of Elgin.
b. Vehicle Use Area Setbacks by Lot Line. In
this PGI 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 Big
Timber Road "street lot line" [SR]
shall be 40 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.
(3) Additional Setbacks. The minimum
required vehicle use area setback
from the right of way lines of
Northern Illinois Gas natural gas
`` transmission right of way shall be 0
linear feet.
The minimum required vehicle
elk use area setback from the right of
way lines of any railroad right of
way shall be 0 linear feet.
6 . Accessory Structures and Buildings. In this
PGI 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 PGI zoning
district, a "street yard" [SR] , a "side yard"
[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 PGI 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) Street Yard. Street yards shall be
fully landscaped and sprinklered.
(2) Side and Rear Yard. Side and rear
yards shall be fully landscaped.
(3) 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.
(4) 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) Parking Landscape Area. Where
parking is located adjacent to a
street right 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.
(2) 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.
(3) Grouping of Trees. Grouping of
required trees and shrubs shall be
encouraged in combination with
berming.
(4) 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
and contain at least one tree (having
at least a 2 . 5 inch caliper) .
9 . Interim Transitional Landscaping. Interim
transitional landscaping shall be installed as
e' a land use buffer for the two adjoining
residential properties (Thomas Property and
Volkening Property) that are to remain in the
eft county until some future date. The buffer
shall consist of a six foot solid cedar fence
erected 10 feet onto the subject property along
the adjoining interior lot lines of the
residential properties . Trees (having at least
a 2 . 5 inch caliper) shall be planted on the
residential side of the fence at a rate of one
tree every 40 feet. The buffer shall be
installed prior to the issuance of a building
permit for any portion of the subject property
and shall be maintained until the residential
use of the adjoining properties discontinues .
10. Floor Area. In this PGI 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.
11. Building Coverage. In this PGI 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 PGI 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
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
0.'' 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
additional required parking stalls shall be
submitted to the Zoning Officer.
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.
emb• 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
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
9 linear feet wide and provided every 20
parking space.
7 . Curb. All landscape islands, drives and edges
of paving shall be defined with B6 : 12 curb and
gutter.
8. 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
esk 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
loading and 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 PGI zoning district,
off street loading shall be subject to the
provisions of Chapter 19 .47 , Off Street Loading, of
tow the Elgin Municipal Code, as may be amended.
I . Signs. In this PGI 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 PGI
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 PGI 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 PGI zoning district and without
necessitating that all other property owners
authorize such an application.
L. Conditional Uses. In this PGI 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 PGI 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
PGI 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 PGI 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
tow industrial district ordinance.
The property contained in this PGI 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 PGI district and the
preliminary development plan, containing the
following plan sheets :
1 . Elgin Parcel, Overall Development Plan,
Industrial Developments International prepared
by HKM Architects+Planners , Inc . , dated October
15, 1996 .
2 . Preliminary Plat of Subdivision for Industrial
Developments International (Sheet 1 of 2 and
Sheet 2 of 2 ) prepared by Jacob & Hefner
Associates, Inc. , dated October 1, 1996 .
3 . Plat of Survey prepared by Jacob & Hefner
Associates, Inc . , survey order no.
A040/566-007 , no date.
4 . Industrial Developments International, Wilharm
Farm Property, Preliminary Engineering Plans,
Elgin, Illinois (Sheet Cl thru Sheet C9 )
prepared by Jacob & Hefner Associates, Inc . ,
dated October 1996 AVO A040 .
P. Subdivisions - Design Standards. In this PGI 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
�r. 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
7 foot 6 inch 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 20 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 and irrigated with sprinklers to the
back of the curb.
e" Q. Subdivisions - Required Improvements. In this PGI
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 and shall have B6 : 18 curbing and
gutters , for an overall width of 39 feet. A
minimum of one roadway shall be stubbed to the
adjoining property on the west. The roadway
stub shall be constructed with paved turn
around area for temporary use until the roadway
is extended. A minimum of one roadway shall be
stubbed to the adjoining property on the east.
The right of way for the eastern stub shall be
provided at the time of final plat approval .
During the term of the annexation agreement,
the street improvements and 12 inch watermain,
if required by the city, shall be constructed
eft at the time the adjoining easterly property
developes .
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. No public sidewalks shall be
required to be installed within any portion of
the property.
R. Subdivisions - Stormwater Control. In this PGI
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.
Ow 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
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. The existing floodplain on the site shall
be defined in accordance with the criteria
of the Illinois Department of Natural
Resources, Office of Water Resources .
c . Detention storage may be located "on line"
and at a minimum shall be equal to the
estimated existing floodplain storage plus
the storage needed to meet an "off line"
release rate of 0 . 15 cfs per acre of
developed property.This will probably
result in a total of approximately 60 acre
feet of storage.
d. A control structure shall be installed to
limit the 100 year release from the
subject property to 0 . 15 cfs per acre.
The control structure shall be designed to
safely convey releases greater than 120
cfs until the upstream watershed is fully
developed and additional stormwater
management measures are put in place.
e. 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 for the entire 800 acre
watershed. The developer shall install a
control to limit the two year release from
the subject property to 0 . 04 cfs per acre.
f . The detention basins shall be designed as
shallow marsh areas and shall have flat
bottom areas of approximately seven acres
at normal water.
g. The drainage ditch that extends through
the subject property may be rerouted with
appropriate agency approvals but shall
maintain a continuous open greenway of
approximately 50 feet in width through the
subject property. The greenway shall be
planted in natural vegetation. The
rerouted drainage ditch shall meet the
requirements of the Illinois Department of
Natural Resources for the preservation of
existing flood storage.
h. Where feasible, modified urban road cross
sections (curb and gutter, but no storm
sewer trunk lines) shall feature open
swale drainage shall be utilized along
with the other appropriate "best
management practices" .
i . The developer shall establish the online
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, and it may be necessary to extend
these efforts to the parcel between the
railroad tracks to protect Tyler Creek.
j . The developer shall submit all stormwater
management designs for review by the City
Engineer, and by Hey and Associates, as
required by the City Engineer, for
consistency with these criteria.
3. Drainage and Water Retention Lakes.
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 each zoning lot as part of the
Site Plan and Building Plan Review Process .
01.1, This drainage plan must addresses : Internal
Site Drainage, Off Site Drainage coming onto
site, and Drainage Flows leaving the site.
Drainage planning shall be closely coordinated
with the Architectural Review Committee, as
provided by the Declaration of Protective
Covenants for Elgin Business Park.
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
el*' 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 PGI
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
o** 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,
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
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 .
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 Ordinance No. G17-97 passed April 23,
1997 , be and is hereby repealed.
Section 4 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by
law.
Kevin Kelly, Mayor/
Presented: May 13, 1998
Passed: May 13 , 1998
Omnibus Vote: Yeas 5 Nays 0
fw• Recorded: May 14, 1998
Published:
Attest:
Dolonna Mecum, City Clerk
September 15, 1997
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 62-97 Requesting Annexation, PGI
Planned General Industrial District Zoning, Preliminary Plan
Approval, and Final Plat Approval for an Industrial Subdivision
to be Known as the Elgin Business Park, Property located at 2465
and 2499 Big Timber Road; by Industrial Developments
International ( IDI) , as Applicant and as Owner.
BACKGROUND
An application has been filed by Industrial Developments
International ( IDI) requesting annexation, PGI Planned General
Industrial District Zoning, Preliminary Plan Approval, and Final
Plat Approval for a Subdivision to be known as the Elgin
Corporate Center. The subject property is located at 2465 and
2499 Big Timber Road.
Industrial Developments. International proposes to annex and zone
the subject properties and to incorporate them into the
previously approved subdivision.
STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 62-97 on September 15 , 1997 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted an Annexation, Zoning, and Subdivision Review, dated
September 3, 1997 .
The Planning and Development Commission has made the following
findings concerning the requested variation:
A. Site Characteristics Standard. The suitability of the
subject property for the planned development with respect to
its size, shape, and any existing improvements .
eft. Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 62-97 September 15, 1997
Finding. The subject property is comprise of two parcels of
land, one at approximately 30, 000 square feet and one at
approximately 40,000 square 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 incorporated into
the previously approved Elgin Corporate Center which is to
be served with sanitary sewer, municipal water, and
stormwater control systems .
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 Big Timber
Road. Big Timber Road is an arterial street.
The subject property will not have direct access to Big
Timber Road.
Off street parking is to be provided in conformance to the
previously approved PGI Planned General 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.
Finding. The subject property is located within the
unincorporated portion of Kane County. The two parcels have
been most recently in residential 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.
emk
Page 2
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX. ZS/3250ANNE. 97/PET62 . 97
FINDINGS OF FACT Planning and Development Commission
Petition 62-97 September 15, 1997
Finding. The areas located to the north and east of the
subject property are in agricultural use and are classified
under the Kane County Zoning Ordinance. The area located
south of the subject property is the developing Elgin
Corporate Center.
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
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 planned zoning district.
The purpose of the PGI Planned General Industrial District
is to provide an alternate planned industrial environment
for those industrial uses that do not require the location
or environment of an ORI zoning district. A PGI zoning
district is most similar to, but departs from the standard
requirements of the GI 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 subject property has been found 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 planned zoning district.
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FINDINGS OF FACT Planning and Development Commission
Petition 62-97 September 15 , 1997
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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 subject property features woodlands, wetlands,
a watercourse, and significant topography.
r 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 subject property is suitable for the intended
planned development in that the land uses to be permitted
within the development are to be located, designed, and
operated so as to exercise no undue detrimental influence on
each other or on surrounding property.
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:
1 . Far West Area Plan, Land Design, 1 . Open Space,
c . Building Setback from an Arterial Street.
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FINDINGS OF FACT Planning and Development Commission
Petition 62-97 September 15, 1997
2 . Elgin Zoning Ordinance, 19 . 40 . 335 E. , 1 . , a. ( 4) , b.
Interior Building Setback, where adjoining railroad
right of way or gas transmission rights of way.
3 . Far West Area Plan, Land Design, 1 . Open Space,
c . Vehicle Use Setback from an Arterial Street.
4 . Elgin Zoning Ordinance, 19 . 40 . 335 E . , 2 . , b. Interior
Vehicle Use Area Setback, where adjoining railroad
right of way or gas transmission rights of way.
5 . Elgin Zoning Ordinance, 19 . 12 . 700, B. , 3 . Number of
Shrubs .
6 . Elgin Zoning Ordinance, 19 . 12 . 700, D. Interior
Landscape Yard.
7 . Elgin Zoning Ordinance, 19 . 45 . 080, Number of Required
Parking Stalls .
emk 8 . Elgin Subdivision Ordinance, 18 . 24 . 020, Right of Way
Specifications .
9 . Standard Operating Procedure. Review time and
procedures for construction plans and permits, and
occupancy permits .
RECOMMENDATION
On a motion to recommend approval of Petition 62-97 , subject to
compliance with all applicable codes and ordinances, the vote was
six ( 6 ) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 62-97 was
adopted.
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FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3250AX. ZS/3250ANNE. 97/PET62 . 97
FINDINGS OF FACT Planning and Development Commission
Petition 62-97 September 15, 1997
-2g>kiat
2
Robert W. Siljestrom, Chairman
Planning and Development Commission
Jerr eeri g, Secre
Planning and Development Commission
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