Loading...
HomeMy WebLinkAboutG11-18 Ordinance No. G11-18 AN ORDINANCE AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT ORDINANCE NO. G17-99 (2135 Point Boulevard) WHEREAS,the territory herein described has been classified in the PORI Planned Office Research Industrial District and is subject to the requirements of Ordinance No. G17-99; and WHEREAS, written application has been made to amend PORI Planned Office Research Industrial Ordinance No. G99-17 to allow for the subdivision of the property commonly referred to as 2135 Point Boulevard with departures from(1) Section 19.40.135,"Site Design", specifically to create a new lot with a lot area less than the minimum lot area requirement, and (2) Section 18.24.060, "Lot Standards", specifically to create a new lot that does not abut a publicly dedicated right-of-way; and WHEREAS, the zoning lot containing the premises at 2135 Point Boulevard is legally described in Ordinance No. G17-99 (the "Subject Property"); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on December 4, 2017 following due notice by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PORI Planned Office Research Industrial District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated December 4, 2017, and the recommendations made by the Community Development Department and the Planning&Zoning Commission,a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 2 F. of Ordinance No. G17-99, which regulates "Site Design" for the PORI Planned Office Research Industrial District of the Subject Property, is hereby amended to include the following: 4. The Final Plat of FMA Subdivision shall be in substantial conformance to the Development Application and supporting documents submitted by Fabricators and Manufacturers Association, as applicant and property owner, including the following materials: a. Undated Statement of Purpose and Conformance Preliminary Plat of Subdivision (less than 10 acres), received September 25, 2017; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated January 8, 2016; c. Final Plat of FMA Subdivision, prepared by W-T Land Surveying, dated June 9, 2017, last revised October 30, 2017; and d. Engineering plans for Fabricators & Manufacture Association, prepared by W-T Engineering, LLC., dated March 25, 2016, last revised as record drawing set February 1, 2017. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 5. A departure is hereby granted to allow the establishment of the proposed Lot 1 of the Final Plat of FMA Subdivision without any frontage along a public right-of-way. 6. A departure is hereby granted to allow the establishment of the proposed Lot 2 of the Final Plat of FMA Subdivision with 109,936 square feet in lot area which is less than the minimum required 120,000 square feet in lot area. Section 3. That except as amended herein, the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G17-99. In the event of any conflict between this ordinance and Ordinance No. G17-99, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. JA1/0.44.iifvf4 David J. K.•iain i ayor 2 Presented: February 14, 2018 Passed: February 14, 2018 Vote: Yeas: 9 Nays: 0 Recorded: February 14, 2018 1 m Published: February 26, 2018 • G: dR�5r_ �'`,. Att st: 4" '--!.-41? V; 6., k/6(' v 4 'ig, • imberly Dewis, Cit lerk „f• Ut. 1 1 3 EXHIBIT A December 4, 2017 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 24-17 and 29-17 applications by Fabricators and Manufacturers Association, as applicant and property owner, requesting approval of a Preliminary and Final Plat of Subdivision, and a Map Amendment to the existing PORI Planned Office Research Industrial District with departures from (1) Section 19.40.135,"Site Design", specifically to create a new lot with a lot area less than the minimum lot area requirement, and (2) Section 18.24.060, "Lot Standards", specifically to create a new lot that does not abut a publicly dedicated right-of-way,all of which are necessary to subdivide the existing property commonly referred to as 2135 Point Boulevard. The property is zoned PORI Planned Office Research Industrial District. GENERAL INFORMATION Petition Number: 24-17 &29-17 Requested Action: Map Amendment to PORI Planned Office Research Industrial District Preliminary Plat of Subdivision, and Final Plat of Subdivision Current Zoning: PORI Planned Office Research Industrial District Existing Use: Office Proposed Use: Office (no change) Property Location: 2135 Point Boulevard Applicant: Fabricators and Manufacturers Association Owner Fabricators and Manufacturers Association Staff Coordinator: Damir Latinovic, AICP, Senior Planner Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance and Resolution BACKGROUND Fabricators & Manufacturers Association (FMA), as applicant and property owner, is requesting approval of a Preliminary and Final Plat of Subdivision to subdivide the existing property at 2135 Point Boulevard into two lots (Figure 1 below). Inv • • ir • • • • , ti Figure 1:Proposed Subdivision The 4-acre property is located in Randall Point Executive Center corporate business park at the northeast corner of Randall Road and I-90 Tollway. The access to the business park is provided via Point Boulevard. The subject property is located near the east end of the business park. The extension of Point Boulevard on the east end is a private road and provides access to the subject property. - 2 - Recommendation& Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 The property is improved with a 26,775-square foot, one-story office building and the accessory parking lot with 105 parking spaces. The building was completed in December 2016 and is occupied by FMA's headquarters.The existing building and parking lot are located on the southern portion of the property leaving the northern portion of the property vacant and underutilized. The proposed Lot 1 (67,548 square feet) occupying the northern portion of the property does not have frontage along a public right-of-way. The proposed Lot 1 abuts Point Boulevard extension, which is a private road. Lot 1 meets the minimum lot area requirement (60,000 square feet) for a new lot which abuts a local road. The proposed Lot 2 (109,936 square feet) would occupy the southern portion of the property. The FMA headquarters would sit on Lot 2. Lot 2 abuts a limited access street (I-90 Tollway), and lots that front such a street have a higher minimum lot area requirements than those that abut a local road. Here, the minimum lot area requirement is 120,000 square feet versus 60,000 square feet, and the proposed Lot 2 would be deficient by about 10,000 square feet. Therefore, the applicant is also requesting approval of a Map Amendment to the existing PORI Planned Office Research Industrial District with departures from (1) Section 19.40.135, "Site Design",specifically to create a new lot with a lot area less than the minimum lot area requirement, and (2) Section 18.24.060, "Lot Standards", specifically to create a new lot that does not abut a publicly dedicated right of way. The proposed subdivision would enable the applicant to market the Lot 1 for a new infill development. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City of Elgin in 1991. Upon annexation, the property was zoned M2 General Manufacturing District. In 1992, the property was rezoned to ORI Office Research Industrial District as part of the comprehensive amendment to the zoning ordinance. In 1999,the property was rezoned to the existing PORI Planned Office Research Industrial District (Ordinance No G17-99) and became part of a subdivision commonly known as Randall Point Executive Center II Subdivision. The existing one-story office building on the property was completed in December 2016. B. Surrounding Land Use and Zoning. The properties to the west, north and east are all zoned PORI Planned Office Research Industrial District and are part of the same Randall Point Executive Center II corporate business park subdivision.The properties are improved with one- and two-story office buildings. The property is bounded by the I-90 Tollway to the south, and a similar PORI Planned Office Research and Industrial district is located on the south side of the I-90 Tollway, home to a four-story office building and Fisher Nuts corporate center. - 3 - Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 C. Comprehensive Plan.The subject property is designated as Office/Research/Industrial by the City's 2005 Comprehensive Plan. The Office/Research/Industrial designation allows for a variety of industrial,manufacturing, assembly, warehouse, distribution,research and development, technology, corporate and support office, and limited employee-serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. D. Zoning District. The purpose and intent of this PORI Planned Office Research Industrial District established by Ordinance No. G7-99 is to provide a corporate environment for office research, and industrial uses, and to provide for 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. E. Trend of Development. The subject property is located within an established corporate office business park commonly known as Randall Point Executive Center. All properties within the business park are improved with single-story or multi-story commercial office buildings surrounded by accessory parking lots, except for the two lots in the northwest corner of the business park closest to Randall Road which are improved with a restaurant (Jimmy's Charhouse)and hotel (Country Inn & Suites). The business park tenants include a variety of corporations and general office uses, including State Farm Insurance, Bishop Technologies Inc., several law firm offices, and financial institutions, among others. In 2016, FMA moved its headquarters to a new 26,000-square foot one-story building on the subject property that filled the last remaining vacant parcel within the business park. In early 2017, PACE Suburban Bus transit provider constructed a new 154-space park-n-ride parking lot near the entrance into the business park at the southeast corner of Randall Road and Point Blvd. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 24-17 and 29-17 on December 4, 2017. Testimony was presented at the public hearing in support of the applications. The Community Development Department submitted a Map Amendment, Preliminary Plat and Final Plat Review and Written Findings&Recommendation to the Planning&Zoning Commission dated December 4, 2017. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, and the standards for planned developments outlined within § 19.60.040: -4 - Recommendation& Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements.The property is approximately four acres in size and does not have any significant features including topography, watercourses, and vegetation. The property is developed with a 26,755-sqquare foot office building and the accessory parking lot with 105 parking spaces. However, the existing property is too large for the existing building leaving the northern half of the property vacant and underutilized. The proposed subdivision will allow the applicant to market the northern half of the property(proposed Lot 1) for infill development. Any future development on Lot 1 will have to meet all City of Elgin stormwater requirements prior to the issuance of the site development permit. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is served with existing municipal sanitary and water services. The existing infrastructure can accommodate a new development on Lot 1. A stormwater detention facility for the Randall Point Executive Center II subdivision is located along the east property line of the subdivision and in the northeast corner of the subdivision.The existing stormwater infrastructure has adequate capacity to accommodate an infill development on the proposed Lot 1. No new stormwater detention would be required on Lot 1. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. - 5 - Recommendation& Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. The subject property is suitable for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is located at the east end of Randall Point Executive Center corporate business park. All other properties in the business park have been developed. An existing 20-foot wide access easement along the west property line will remain in place and continue to provide access from Point Boulevard to both Lot 1 and Lot 2. Point Boulevard has adequate capacity to accommodate an additional development on the proposed Lot 1 without any negative impact to the on-site or off-site traffic circulation. The existing parking lot on Lot 2 can adequately serve the existing office building and it's current user, Fabricators & Manufacturers Association (FMA). Any new development on Lot 1 will have to include the accessory parking lot to serve the new building and use. However, Randall Point Executive Center business park includes a blanket cross access and parking easement allowing visitors and users of all properties to access and use any parking lot within the business park. The business park will continue to meet the parking requirements. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. This standard is not applicable. The property is improved with a 26,755-square foot building constructed in 2016. The building and its adjacent parking lot occupy approximately the southern half of the property. The northern portion of the property is vacant and underutilized. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning.The properties to the west,north and east are all zoned PORI Planned Office Research Industrial District and are part of the same Randall Point Executive Center II corporate business park subdivision. - 6 - Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 All other properties within the business park have been developed and are improved with single-story or multi-story office buildings and uses. Point Boulevard is well below its capacity and can accommodate the additional development on the proposed Lot 1. Staff anticipates the new development on Lot 1 will attract a new user that will complement the existing corporate business park environment. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. As mentioned above, the subject property is located within an established corporate office business park commonly known as Randall Point Executive Center. The applicant is proposing to subdivide the existing property to accommodate an additional infill development. All properties within the business park are improved with single-story or multi-story commercial office buildings surrounded by accessory parking lots, except for the two lots in the northwest corner of the business park closest to Randall Road which are improved with a restaurant building (Jimmy's Charhouse) and a hotel (Country Inn & Suites). The business park tenants include a variety of corporations and general office uses. In 2016,FMA moved to its new 26,755-square foot one-story headquarters building on the subject property that filled the last remaining vacant parcel within the business park. In early 2017, PACE Suburban Bus transit provider constructed a new 154-space park-n-ride parking lot near the entrance into the business park at the southeast corner of Randall Road and Point Blvd. Staff anticipates the future development on Lot 1 will attract a user that can benefit from being located within an established Class A office park and will complement the existing uses. G. Zoning Districts/Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. Findings. The property is suitable for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose and intent of this PORI Planned Office Research Industrial District established by Ordinance No. G7-99 is to provide a corporate environment for - 7 - Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 office, research, and industrial uses, and to provide for other ancillary uses supportive to the community and region. As mentioned above, the applicant is requesting approval of an amendment to the PORI District to subdivide the existing property to accommodate future infill development on the underutilized portion of the property. The proposed Lot 2 does not meet the minimum lot area requirement for a lot that abuts I-90 Tollway. However, the property is already developed and includes a desirable purpose-built Class A office building with adequate on- site parking, and access to Point Boulevard. The proposed Lot 1 does not have access along a public right-of-way, but it includes a direct access to a private road extension to Point Boulevard. The adjacent property to the east,developed with a one-story office building,also features the access to the same private road extension to Point Boulevard. The proposed subdivision is a desirable solution to generate an infill development within an established and successful corporate business park planned zoning district. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The subject property is designated as Office/Research/Industrial by the City's 2005 Comprehensive Plan. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee-serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. The proposed subdivision is a desirable solution to create a vacant infill lot to attract an additional office,warehouse,research or similar type of use that can benefit from a location with easy access to Randall Road and I-90 Tollway. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. - 8 - Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. As mentioned above, there are no significant natural features including topography, watercourses, wetlands, and vegetation on the property. The proposed subdivision will allow the applicant to market the northern, vacant half of the property(proposed Lot 1)for infill development.Any future development on Lot 1 will have to meet all City of Elgin stormwater requirements prior to the issuance of the site development permit. 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. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed subdivision will allow for future infill development on the underutilized portion of the existing property. All other properties with the business park have been developed. The business park and Point Boulevard access road have adequate capacity to accommodate an additional office, warehouse, research or similar use allowed in the PORI District. Staff anticipates the future development of Lot 1 will attract a new user that can benefit from being located within an established and successful corporate office park with excellent access to the wider region via Randall Road and I-90 Tollway. Any new development with a use allowed in the PORI District is not expected to have any detrimental influence on the surrounding uses within the business park. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the zoning ordinance requirements: 1. Section 19.14.135. Site Design. The zoning ordinance requires that lots fronting on Limited Access Streets (I-90 Tollway) have a minimum lot area of 120,000 square feet. The proposed Lot 2 of the FMA Subdivision is 109,936 square feet in area. 2. Section 18.24.060.Lot Standards.The subdivision ordinance requires that all new lots abut on a publicly dedicated right-of-way unless within an approved planned unit development. The Lot 1 of the FMA Subdivision does not abut a publicly dedicated right-of-way; instead,Lot 1 abuts and has access to private road extension - 9 - Recommendation & Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 to Point Boulevard. Staff finds the proposed departures are appropriate and necessary to enable a future infill development on what would otherwise remain underutilized and vacant part of the property. The less-than-required lot area of the proposed Lot 2 will not have any negative impact on the corporate business park as the property is already improved with a well-functioning and fully occupied Class A office building. Similarly, the proposed Lot 1 without any frontage along a public right-of-way is not uncommon for a contemporary office park. The original Randall Point Executive Center II business park subdivision was developed as a planned development and already includes a private access easement to Point Boulevard for the subject property and the adjacent property to the east, which also does not have a direct access to a public street. The business park also already includes a blanket easement for all users to access and park on any property within the business park. If the proposed subdivision is not approved, the northern portion of the subject property would likely remain vacant for an extended period of time exercising undue detrimental effect on the surrounding properties in the long run. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 24-17 and 29-17, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by Fabricators and Manufacturers Association, as applicant and property owner, including the following materials: a. Undated Statement of Purpose and Conformance Preliminary Plat of Subdivision (less than 10 acres), received September 25, 2017; b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated January 8, 2016; c. Final Plat of FMA Subdivision, prepared by W-T Land Surveying, dated June 9, 2017, last revised October 30, 2017; and d. Engineering plans for Fabricators & Manufacture Association, prepared by W-T Engineering, LLC., dated March 25, 2016, last revised as record drawing set February 1, 2017. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. - 10 - Recommendation &Findings of Fact Petitions 24-17 and 29-17 December 4, 2017 2. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 24-17 and 29-17 for an amendment to the existing PORI Planned Office Research Industrial District, and Preliminary and Final Plat of Subdivision, subject to the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no,and zero(0)abstentions.Two members were absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning &Zoning Commission - 11 - '. 111111 • trillati . Saddle CIubbPk'-4 Imrf, 4011"6"),,;) Vo is . • . IL4400,),-10,11M , , ii1aa1i _ IlliorWOUIST PM. wHfckory,H4. . • 2" ill` ��11�P � , Y 1'1 1 / '/ /-O. . 1111111,4_ Tad POter ' Ilk I Subject Property .. • �_ , Petition 24-17 & 29-17 - • f_.. k r o 30, ` �- . ,- gOE From Randall Rd- � q1 . , , & ,_., : ,=,... [ ' (7 tirxs , • 1.4.4 Ni.- > ! =mow\ lkill Alft Ln .-- = ;t1....„. S. t a.r - — 1 . Fox Ln r _ . - r ,, r • _ f r �I) !II r t' ill EXHIBITA Aerial/Location Map N �. W E 1 5 0 120 240 480 720 960 Map prepared by City of Elgin Feet Department of Community Development . \__.--- IPORII iilll Hickory Hollow Dr FS ORI Irtn A0III AVA, r moot 0 0" _dig, , %.•... Subject Property .. Petition 24-17 & 29-17 , ) . - ---. PORI - a R II 2 F O ' __ Legend . . , III Q RC1 Residence Conservation 1 'From Randa//Rd ORC2 Residence Conservation 2 RC3 Residence Conservation 3 ..90 OPRC Planned Residence Conservation -A Q SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 411111111111* O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 Q TRF Two Family Residence O PTRF Planned Two Family Residence MFR Multiple Family Residence PMFR Planned Multiple Family Residence ORB Residence Business OPRB Planned Residential Business ONB Neighborhood Business OPNB Planned Neighborhood Business -AB Area Business PORI 111111PAB Planned Area Business -CC1 Center City 1 - -CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial Fox.Ln -PGI Planned General Industrial -CI Commercial Industrial -CF Community Facility / , -PCF Planned Community Facility EXHIBITS Zoning Map w Map prepared by City of Elgin 0 100 200 400 600 800 Feet Department of Community Development Abb Subject Property 2135 Point Blvd. Petition 24-17 & 29-17 0332129012 An .219 '44446 EXHBIIT C Parcel Map N City of Elgin 0 30 60 120 180 240 Department of Community Development Feet EXHIBIT D SITE LOCATION 2135 Point Boulevard Petition 24-17 & 29-17 •-"maw—^.411n., --- k M. rr +,wy�,k �1 / s+ a. 1 I. d /7")."4 4.''''''''NC . :rt..- '-'1 1 'S 41ifil: L,4 • ,_ .._, , /- , i-' a . e-, *kik . tit .,,,., _ 11011111110 Bird's Eye View Looking North � �V t . L f. c ./ • I _ • i1 f,,,, :, ' J-- imirmialj5f 4,.... "fes" - t 4. at. sal i i -, ..r,k..".- 'ft. #.4 ,,f . , /1... , r. .0, ' �J f % J, �► w /i / --' `-' J 1, / /) *1111P'./''''''''-'''''--•,„. - 1. _ Ili • 0 AA / i, s w fig►, i .. Bird's Eye View Looking East EXHIBIT D SITE LOCATION 2135 Point Boulevard Petition 24-17 & 29-17 —.maw ,'r42e, •'j, ''•r 2150 - `I -/"'* — 1 osa, �j \ hF rB2,, �4rr 1"., ki 1 2 i I' -'•� P„,',/... , it !. f F' '' .., s * ♦� X74 ,�. `'/� '. M . :„,,KI„,....,�'7' ` ` k1if11Ff� �• !� •11%”;11. 0 I G: 2130 2136 1.1 Al,,,4 I 2n7 ^.. ,. - "2110, `�,._ , 7.i ,, , s`.,.• . • 2,752175 r `. 1 1,• /, F it /^15175 s• •�'' `Ig1. ,(� . �. -, • �,.• , r '�' t -s 5,75 -�. ,` i 7 r , i,. :.,. It w�' 2155 ... ( �a•'„ "~ .. t x.2155 tt11 ..44.. 2115 ,1'1 *',. r / / 2115 _ • ty ° , t A.. 2125 : r i 5 • • 1 .�4 `f' r Y I r .`t,r 4 j . - w ,is '! tir_ ♦,�` Nv 1707 'N** *‘4i4, \ - .,'w • ', - no7 \� 1 no7. / _•�. fir-^ no7 �. ' ► ; litto 1 , -'w ,707 , a. •`'"' f �, ..k .�.: 'Al '.� 1707 \..,, , j Proposed Subdivision EXHIBIT D SITE LOCATION 2135 Point Boulevard Petition 24-17 & 29-17 lasittt up— North Elevation — 2135 Point Blvd EXHIBIT D SITE LOCATION 2135 Point Boulevard Petition 24-17 & 29-17 r jammuski,, , � 1 I! mg 1 i D-4 i 1 ii ma ',.7.: ::::-:;17-___ ; -i A:) .'4 Il, 1 -1 F _., !1 r I A a ./1 ! 1 . South Elevation — 2135 Point Blvd EXHIBIT D SITE LOCATION 2135 Point Boulevard Petition 24-17 & 29-17 111110 i .. fes, • Point Blvd Extension — Looking East