Loading...
HomeMy WebLinkAboutG17-99 . . 3 Ordinance No. G17-99 AN ORDINANCE RECLASSIFYING PROPERTY IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT (2100 Point Boulevard) WHEREAS, written application has been made to reclassify said property 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 reclassified; and WHEREAS, the City Council has reviewed the findings and recommendation of the Planning and Development Commission and concurs in such recommendations; and WHEREAS, the use and development of the subject property is also governed by the terms and provisions of a certain Annexation Agreement dated June 26 , 1991, as subsequently amended by a First Amendment to Annexation Agreement dated April 1, 1999 (collectively the "Annexation Agreement" ) . 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: THAT PART OF THE NORTHWEST QUARTER OF SECTION 32, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID NORTHWEST 1/4 OF SECTION 22; THENCE NORTH 01 DEGREE 51 MINUTES 04 SECONDS EAST, ALONG THE EAST LINE OF SAID NORTHWEST 1/4 OF SECTION 32, A DISTANCE OF 926 . 26 FEET (RECORD BEING 959 . 13 FEET TO THE NORTHEASTERLY LINE OF ILLINOIS STATE TOLL HIGHWAY COMMISSION PARCEL NO. N-4D-57 AS MONUMENTED, FOR THE POINT OF BEGINNING; THENCE NORTH 58 DEGREES 15 MINUTES 38 SECONDS WEST, ALONG SAID NORTHEASTERLY LINE AS MONUMENTED, A DISTANCE OF 2052 .26 FEET (RECORD BEING 2056 . 46 FEET) TO THE SOUTH LINE OF THE NORTH 1/2 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 32; THENCE SOUTH 88 DEGREES 13 MINUTES 58 SECONDS EAST, ALONG SAID SOUTH eft LINE, A DISTANCE OF 457 . 38 FEET TO THE SOUTHEAST CORNER OF THE SAID NORTH 1/2 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 32 ; THENCE NORTH 01 DEGREE 51 MINUTES 58 SECONDS EAST, ALONG THE EAST LINE OF THE SAID NORTH 1/2 OF THE - NORTHWEST 1/4 OF THE NORTHWEST ! /4 OF SECTION 32, A DISTANCE OF 663 . 08 FEET TO THE NORTH LINE OF THE SAID NORTHWEST 1/4 OF SECTION 32 ; THENCE SOUTH 88 DEGREES 12 MINUTES 29 SECONDS EAST, ALONG SAID NORTH LINE, A DISTANCE OF 1321 . 74 FEET TO THE AFORESAID EAST LINE OF THE NORTHWEST 1/4 OF SECTION 32 ; THENCE SOUTH 01 DEGREE 51 MINUTES 04 SECONDS WEST, ALONG SAID EAST LINE, A DISTANCE OF 1687 . 78 FEET TO THE POINT OF BEGINNING, (EXCEPT ANY PART CONVEYED TO ILLINOIS STATE TOLL HIGHWAY AUTHORITY BY DEED RECORDED JULY 28, 1989 DOCUMENT 1987287 ) BEING SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . Simultaneously with the adoption of this Ordinance, the City Council has adopted a Resolution approving a final plat of subdivision for Randall Point Executive Center II . 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 reclassification in the PORI Planned Office Research Industrial District of the subject property in accordance with the following provisions : A. Purpose and Intent. The purpose of this PORI Planned Office Research Industrial District is to provide a corporate environment for office, research, and industrial uses; and to provide for t other ancillary uses supportive to the community and region. A PORI zoning district is most similar to, but departs from the standard requirements of the PORI 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 to the provisions of Chapter 19 . 10 Land Use, of the Elgin Municipal Code, as amended. In addition to the "permitted uses" (SR) listed under (A) the ORI Office Research Industrial District classification or (B) the Annexation Agreement, the following enumerated "land uses" (SR) shall be the only land uses allowed as a "permitted use" (SR) in this PORI district: 1 . Accessory child day care ( 835) . 2 . Drinking place (alcoholic beverages) (5813) . 3 . Eating place ( 5812) . 4 . Conference facility (UNCL) . 5 . Accessory coin operated amusement establishment (7993) . 6 . Accessory physical fitness facility ( 7991) . 7 . Accessory swimming pool (7999 ) . 8 . Outdoor eating and drinking facility (SR) (UNCL) . 9 . Membership sports and recreation club ( 7997 ) . 10 . Apparel and accessory store ( 56 ) . 11 . Florist (5992) . 12 . General merchandise store (5399 ) . 13 . Tobacco store ( 5993) . 14 . Barber shop/beauty shop ( 7231) . 15 . Parking lots and structures accessory to any other permitted or conditional use allowed on any other lot within this PORI District (SR) (UNCL) . 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, site design for a zoning lot, lot area, lot width, setbacks, accessory structures and buildings, yards, landscape yards, floor area, and building coverage shall be in substantial conformance to the following : 1 . Statement of Purpose, Departures and Conformance (Rider) concerning Planned Development and Subdivision establishing Randall Point Executive Center II , submitted by Peter C. Bazos, Esquire, a copy of which is attached as Exhibit B. 2 . Planned Development Plan ( 07/22/98) prepared by Landmark Engineering Group, a copy of which is attached as Exhibit C. 3 . All other applicable codes and ordinances . 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. 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. . R 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, except that a development identification sign advertising Randall Point Executive Center II may be located along Interstate 90 (the Northwest Tollway) in substantial conformance with the attached Exhibit C and the sign elevation drawing, a copy of which is attached as Exhibit D. 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. 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. 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. Section 3 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. 2`. Kevin Kelly, M ' ? Presented: April 14 , 1999 Passed: April 14, 1999 Omnibus Vote: Yeas 6 Nays 0 Recorded: April 15, 1999 Published: Attest : Dolonna Mecum, City Clerk September 21, 1998 FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 57-98 Requesting Approval of a First Amendment to Annexation Agreement, a Zoning Map Amendment to Change from ORI Office Research Industrial District to PORI Planned Office Research Industrial District, and Preliminary Plat of Subdivision Approval ; Property Located at 2100 Point Boulevard; by PanCor Construction & Development, L.L.C. , as Applicant, and American National Bank and Trust Company of Chicago, Trust No. 106474-02 , as Owner. LIST OF EXHIBITS A. Location Map (see attached) . B. Zoning Map (see attached) . C. Parcel Map (see attached) . D. Petitioner ' s Statement and (see enclosed) . Development Plan for Randall Point Executive Center II , submitted by PanCor Construction & Development, L. L. C. E. Draft PORI Planned Office Research (see enclosed) . Industrial District Ordinance BACKGROUND An application has been filed by PanCor Construction and Development, L.L.C. requesting approval of a first amendment to an annexation agreement (Barancik property) , a zoning map amendment to change from ORI Office Research Industrial District to PORI Planned Office Research Industrial District, and preliminary plat of subdivision approval . The subject property is located at 2100 Point Boulevard (reference Exhibits A, B and C) . The applicant proposes to develop the subject property with office buildings and other complementary uses . The property is proposed to be subdivided into eight lots . Buildings constructed on lots generally located north of Point Boulevard FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98 Exhibit A extended are to be limited to one story in height (reference Exhibits D and E) . FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 57-98 on September 8 , 1998 . The applicant testified at the hearing and presented documentary evidence in support of the application. Neighboring property owners appeared at the hearing and testified. No written correspondence has been submitted. The Planning Department has submitted a Development Review, dated August 31, 1998 . The Planning and Development Commission has made the following findings concerning the requested map amendment and subdivision: A. Site Characteristics Standard. The suitability of the subject property for the proposed development with respect to its size, shape, and any existing improvements . Finding. The subject property is comprised of approximately 40 acres of land. An underground pipeline owned by the Badger Pipeline Company and a sanitary interceptor sewer traverse the property. A portion of the Sleepy Hollow Ravine occupies approximately three acres of land in the northeast corner of the subject property. The ravine is listed as a significant natural area in the Illinois Natural Areas Inventory. B. Sewer and Water. The suitability of the subject property for the proposed development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities . Finding. The subject property is to be served through existing municipal sanitary sewer and water systems . Stormwater detention is proposed to be provided onsite . The stormwater management system incorporates "best management" practices, designed to maximize opportunities for infiltration of stormwater and to protect the ravine system. C. Traffic and Parking. The suitability of the subject property for the proposed development with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. Finding. Point Boulevard is proposed to terminate in a cul-de-sac on the subject property. Point Boulevard functions as a local street and intersects with Randall Road. Randall Road functions as a regional arterial . FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98 • Off-street parking is to be provided in conformance with the off-street parking ordinance . D. Zoning History. The suitability of the subject property for the proposed development with respect to the length of time the property has remained undeveloped or unused in its current zoning district . Finding. The subject property has remained undeveloped since it was annexed and zoned M-2 General Manufacturing District in 1991 . E. Surrounding Land Use and Zoning. The suitability of the subject property for the proposed development with respect to consistency and compatibility with surrounding land use and zoning. Finding. The areas located to the north and east of the subject property are located in unincorporated Kane County. These areas are developed with single family detached residences (north) and estate residences/farmettes (east) . The areas located to the south and west of the subject property are zoned ORI and PORI District . The area located to the south is developed with corporate offices and distribution facilities . The area located to the west is developing with offices and a hotel/restaurant . F. Trend of Development. The suitability of the subject property for the proposed development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area . Finding. The area in which the subject property is located is developing with office, research, industrial, and commercial service uses . G. Zoning Districts. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district . Findings. The provisions for the purpose and intent, and the location and size of a PORI zoning district are as follows : The purpose of the PORI Planned Office Research Industrial District is to provide a planned 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 . FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98 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 . 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 subject property is designated "office, research, industrial" by the Elgin Comprehensive Plan (Northwest Area Plan - 1990) . 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 development plan for the subject property and the stormwater management strategy are designed to protect and conserve the headwaters of the Sleepy Hollow Ravine . 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 uses contemplated on the subject property and the site design are consistent with the goals and objectives for land use and development along the I-90 and Randall Road corridors . 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 and subdivision ordinances regulating development in the ORI Office Research Industrial District and from the annexation agreement standards : o 19 .40 . 130 Land Use. The uses allowed in the proposed PORI Planned Office Research Industrial District are restricted to those uses described in the Petitioner ' s Statement and FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98 • the draft PORI District ordinance (reference Exhibits D and E) . o 19 .40 . 135 Site Design. The building and vehicle use area setbacks from lot lines are proposed to be reduced as follows (reference Exhibits D and E) : Street Lot Line Buildinq/VUA Setback Annexation Agreement ORI District PORI District Standard Standard Proposed Point Bldg 35 feet 57 feet 35 feet VUA 25 feet 47 feet 25 feet I-90 Bldg 70 feet 70 feet 30 feet VUA 70 feet 47 feet 6 feet* * VUA setback in shaded area, otherwise VUA setback is 48 feet . Interior Lot Line Building/VUA Setback Annexation Agreement ORI District PORI District Standard Standard Proposed r Bldg 30 feet* 30 feet* 0 feet VUA 6 feet* 12 feet* 0 feet * no interior setback required if property is developed as a single zoning lot . Transition Lot Line Building/VUA Setback Annexation Agreement ORI District PORI District Standard Standard Proposed Bldg 100 feet 134 feet* 100 feet VUA 50 feet 67 feet* 50 feet * assumes property is developed as a single zoning lot . o 19 . 50 .090 Signs. The development plan includes a development identification sign oriented to I-90 . All other signage is subject to the standard regulations in the district (reference Exhibits D and E) . o 18 .24 . 020 Street Specifications. Cul-de-sac streets are required to terminate in a cul-de-sac bulb, where the centerpoint of the diameter of the bulb aligns with the centerline of the street . The proposed street terminates with a cul-de-sac bulb, where the centerpoint of the FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98 diameter of the bulb off-set from the centerline of the street . o 18.28 . 050 Streets. The applicant requests a departure from the subdivision ordinance requirement to construct public sidewalks along Point Boulevard or elsewhere on the property, except as may be required to provide public access to the Sleepy Hollow Ravine (reference Exhibits D and E) . RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 57-98 . On a motion to recommend the approval of Petition 57-98, subject to the following conditions, the vote was six (6) yes and zero (0) no : 1 . Revisions to the petitioner' s statement and development plan for Randall Point Executive Center II pursuant to the Department of Code Administration, Engineering Division, Planning Department and Water Department . 2 . Substantial conformance with the revised petitioner ' s statement and development plan. 3 . Compliance with all other applicable codes and ordinances . Therefore, the motion to recommend the approval of Petition 57-98 was adopted. 4. 12.44411104. WaillSkimon. George M. Wolff, Chairman Planning and Development Commission Tom Armstrong, Secretary Planning and Development Commission r FINDINGS/PZTEXT/3000DV. SV/3200PD . PC/3230MP .AM/3230MAP . 98/PET57 . 98