G1-91 Ordinance No. G1-91
trk
AN ORDINANCE
GRANTING A SPECIAL USE FOR A
PLANNED UNIT DEVELOPMENT
(Randall Road, west side, north and south of
Royal Boulevard extended)
WHEREAS, written application has been made for a special
use for the establishment, maintenance and operation of a
planned unit development on the west side of Randall Road,
north and south of Royal Boulevard extended; and
WHEREAS, the Land Use Committee conducted a public
hearing after due notice by publication and has submitted its
findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in
the findings and recommendation of the Land Use Committee.
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 made by the Elgin Land Use
Committee, a copy of which is attached hereto and made a part
hereof by reference as Exhibit A.
Section 2 . That a special use for a planned unit
development located on the west side of Randall Road, north
and south of Royal Boulevard extended, Elgin, Illinois,
legally described as follows :
Of that part of Sections 5, 8 and 9 , Township
41 North, Range 8 East of the Third Principal
Meridian, described as follows : Commencing at the
Northeast corner of said Section 8; thence North 89
degrees 41 minutes 46 seconds West, along the North
line of said Section 8, a distance of 1134 . 97 feet
(record being 1139 . 38 feet) ; thence South 00 degrees
02 minutes 50 seconds West, along a line that if
extended southerly would intersect the South line of
said Section 8 at a point that is 1067 .26 feet
(record being 1065 .24 feet ) westerly of, as measured
along said South line, the Southeast corner of said
Section 8, (this line hereafter referred to as "Line
A" ) , a distance of 33 . 31 feet for the point of
beginning; thence continuing South 00 degrees 02
minutes 50 seconds West, along said "Line A" , a
distance of 336 . 69 feet; thence North 49 degrees 44
minutes 45 seconds West, a distance of 410 . 00 feet;
thence North 40 degrees 15 minutes 15 seconds West a
distance of 50 . 00 feet; thence North 49 degrees 44
minutes 45 seconds West, a distance of 200 . 00 feet;
thence North 18 degrees 44 minutes 45 seconds East,
a distance of 360 . 00 feet; thence North 78 degrees
44 minutes 45 seconds West, a distance of 310 . 00
feet; thence South 34 degrees 15 minutes 15 seconds
West, a distance of 310 . 00 feet; thence South 00
degrees 18 minutes 14 seconds West, a distance of
204 .24 feet to the South line of the Southeast
quarter of said Section 5, also being the North line
of Highland Glen Subdivision Unit No. 2, being a
subdivision of part of the Northeast quarter of said
Section 8, township and range aforesaid; thence
South 89 degrees 41 minutes 46 seconds East, along
said South line of the Southeast quarter, and along
the North line of said Highland Glen Subdivision
Unit No. 2, a distance of 360 . 40 feet to a point
that is 440 . 00 feet westerly of "Line A" , as
measured along the South line of said Section 8,
said point also being the Northeast corner of said
Highland Glen Subdivision Unit No. 2; thence South
00 degrees 02 minutes 50 seconds West, parallel with
said "Line A" and being along the East line of said
Highland Glen Subdivision Unit No. 2, a distance of
884 . 95 feet to the Southeast corner of Lot 51 of
said Highland Glen Subdivision Unit No. 2; thence
South 89 degrees 57 minutes 10 seconds East, a
distance of 407 . 00 feet to a point on a line that is
33 . 00 feet westerly of, as measured at right angles
and parallel with said "Line A" ; thence South 00
degrees 02 minutes 50 seconds West, along said
parallel line, a distance of 386 . 51 feet to a point
that is 1400 . 00 feet, as measured along said line,
northerly of the center line of Highland Avenue Road
as platted on West Highland Acres, being a
subdivision of part of said Section 8, township and
range aforesaid; thence South 74 degrees 42 minutes
18 seconds East, a distance of 764 . 00 feet; thence
South 08 degrees 39 minutes 29 seconds West, a
distance of 1219 . 57 feet to a point on the South
line of the Northeast quarter of said Section 8 that
is 586 . 10 feet, as measured along said South line,
West of the Southeast corner of the Northeast
quarter of said Section 8; thence North 89 degrees
32 minutes 11 seconds East, along said South line, a
distance of 576 . 99 feet to the new westerly right of
way line of Randall Road, as monumented; thence
northerly, along said new westerly right of way
line, being along a curve to the right, having a
radius of 2361 . 83 feet, an arc distance of 380 . 11
feet; thence North 22 degrees 59 minutes 59 seconds
East, along said new westerly right of way line,
tangent to the last described curve, a distance of
133 . 22 feet; thence northeasterly, along said new
westerly right of way line, being along a curve to
the left having a radius of 15,556 . 13 feet and being
1
tangent to the last described course, an arc
distance of 1135 .72 feet; thence North 18 degrees 49
minutes 00 seconds East, along said new westerly
right of way line being tangent to the last
described curve a distance of 757 .46 feet to a point
on a line that begins at the Northeast corner of Lot
1 off Oak Creek, being a subdivision of part of said
Sections 8 and 9, township and range aforesaid, and
ends at a point on the old westerly right of way
line of Randall Road that is 352 .95 feet northerly
of, as measured along said old westerly right of way
line, the intersection of said old westerly right of
way line and the northerly line of Fletcher Drive as
platted on said Oak Creek; thence North 76 degrees
26 minutes 16 seconds West, along said line, a
distance of 307 . 61 feet to the said Northeast corner
of Lot 1 in said Oak Creek; thence North 88 degrees
19 minutes 50 seconds West, along the North lines of
Lots 1 and 2 in Oak Creek, a distance of 490 . 97 feet
to the Northwest corner of said Lot 2; thence North
37 degrees 36 minutes 29 seconds West, a distance of
394 . 75 feet; thence South 57 degrees 38 minutes 53
seconds West, a distance of 180 . 00 feet; thence
South 20 degrees 03 minutes 49 seconds West, a
distance of 309 . 98 feet; thence North 58 degrees 05
ew minutes 53 seconds West, a distance of 588 . 89 feet;
thence North 60 degrees 28 minutes 26 seconds West,
a distance of 143 .96 feet to the point of beginning;
being situated in Elgin Township, Kane County,
Illinois and containing 77 . 91 acres more or less .
Also, an easement for the benefit of the above
described property over that part of the East half
of Section 8, Township 41 North, Range 8 East of the
Third Principal Meridian described as follows :
Commencing at the Northeast corner of said Section
8; thence North 89 degrees 41 minutes 46 seconds
West, along the North line of said Section 8, a
distance of 1134 . 97 feet (record being 1139 . 38
feet) ; thence South 00 degrees 02 minutes 50 seconds
West, along a line that if extended southerly would
intersect the South line of said Section 8 at a
point that is 1067 .26 feet (record being 1065 .24
feet) westerly of, as measured along said South
line, the Southeast corner of said Section 8, (this
line hereafter referred to as "Line A" ) , a distance
of 370 . 00 feet; thence North 49 degrees 44 minutes
45 seconds West, a distance of 410 . 00 feet; thence
North 40 degrees 15 minutes 15 seconds East, a
distance of 50 . 00 feet; thence North 49 degrees 44
minutes 45 seconds West, a distance of 200. 00 feet;
/w` thence North 18 degrees 15 minutes 15 seconds East,
a distance of 360 .00 feet; thence North 78 degrees
44 minutes 45 seconds West, a distance of 310 .00
feet; thence South 34 degrees 15 minutes 15 seconds
e West, a distance of 310 .00 feet; thence South 00
degrees 18 minutes 14 seconds West, a distance of
204 .24 feet to the South line of the Southeast
quarter of Section 5 , township and range aforesaid;
thence South 89 degrees 41 minutes, 46 seconds East,
along said South line, a distance of 360 . 40 feet to
a point that is 440 . 00 feet westerly of "Line A" , as
measured along the South line of said Section 5;
thence South 00 degrees 02 minutes 50 seconds West,
parallel with said "Line A" , a distance of 884 .95
feet; thence South 89 degrees 57 minutes 10 seconds
East, a distance of 407 . 00 feet to a point on a line
that is 33 . 00 feet westerly of, as measured at right
angles and parallel with said "Line A" thence South
00 degrees 02 minutes 50 seconds West, along said
parallel line, a distance of 386 .51 feet to a point
(this point hereafter referred to as Point "B" ) ;
thence continuing South 00 degrees 02 minutes 50
seconds West, along said parallel line, a distance
of 1400 . 00 feet to the center line of Highland
Avenue Road as platted on West Highland Acres, being
a subdivision of part of said Section 8; thence
South 44 degrees 19 minutes 17 seconds East, along
said centerline, a distance of 47 . 19 feet; thence
South 44 degrees 36 minutes 23 seconds East, along
the center line of Highland Avenue Road as platted
on the Third Addition to Almora Heights, being a
subdivision of part of Sections 8 and 17 , township
and range aforesaid, a distance of 311.25 feet;
thence southeasterly, along said center line, being
along a curve to the left having a radius of 8040 . 94
feet and tangent to the last described course, a
distance of 147 . 00 feet for the point of beginning;
thence continuing southeasterly, along said curve
and centerline, a distance of 163 . 03 feet to a point
that is 471 .64 feet, as measured along a line that
bears South 09 degrees 53 minutes 43 seconds West,
from a point on the South line of the Northeast
quarter of said Section 8 that is 586 . 10 feet
westerly of, as measured along said South line, the
Southeast corner of said Northeast quarter; thence
North 09 degrees 53 minutes 43 seconds East a
distance of 471 . 64 feet to said point on the South
line of the Northeast quarter; thence North 08
degrees 39 minutes 29 seconds East, a distance of
250 . 00 feet, being along a line that if extended
northeasterly would intersect a line that bears
South 74 degrees 42 minutes 18 seconds East at a
point that is 764 . 00 feet from the aforesaid Point
"B" ; thence North 81 degrees 20 minutes 31 seconds
e•" West, a distance of 66 . 00 feet; thence South 08
degrees 39 minutes 29 seconds West, a distance of
249 . 29 feet; thence South 09 degrees 53 minutes 43
seconds West, a distance of 194 . 65 feet to a point
'- of curve; thence southeasterly along a curve to the
right having a radius of 271 . 03 feet and being
tangent to the last described course, a distance of
161 . 78 feet; thence South 44 degrees 06 minutes 40
seconds West, tangent to the last described curve, a
distance of 40 . 00 feet; to the point of beginning.
Being situated in Elgin Township, Kane County,
Illinois and containing 1 . 19 acres more or less .
be and is hereby granted subject to the following conditions :
1 . Compliance with the terms and conditions of
the Annexation Agreement, made and entered into
October 24, 1990, by and between the City of Elgin
and Safety-Kleen Corporation.
2 . Access to the subject property from Randall
Road shall be limited to two points, the design of
which shall be subject to Engineering Division and
Kane County Highway Department approval .
3 . Compliance with all other applicable codes
and ordinances .
Section 3 . That the special use granted herein shall
e- expire if not established within one year from the date of
passage of this ordinance.
Section 4 . That this ordinance shall be in full force
and effect after its passage in the manner provided by law.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: January 9, 1991
Adopted: January 9, 1991
Vote: Yeas 5 Nays 0
Recorded:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
November 5, 1990
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 52-90 Requesting Special Use
Approval for a M-2 General Manufacturing District Planned
Unit Development, Property Located on the West Side of
Randall Road, North and South of Royal Boulevard Extended,
by Safety Kleen Corporation, as Applicant and Owner.
II. CONSIDERATIONS
A petition has been filed by the Safety-Kleen Corporation,
requesting special use approval for a planned unit
development. The subject property is located on the west
side of Randall Road, north and south of Royal Boulevard
extended.
The petitioner is currently seeking approval of annexation
and M-2 General Manufacturing District zoning.
Subsequent to annexation, zoning, and P.U.D. approval, the
petitioner proposes to develop the subject property with a
330, 000 square foot office building, a 380,000 square foot
parking garage, and an approximately 5, 000 square foot day
care center.
III . FINDINGS
After due notice, as required by law, the Land Use
Committee held a public hearing on the proposed P.U.D. on
October 15, 1990 . The petitioner testified at the hearing
and presented documentary evidence. No objectors appeared
at the hearing and no written objection has been filed.
A majority of the Land Use Committee has made the following
findings with respect to Petition 52-90 :
A. Site Characteristics : The subject property is an
irregularly shaped parcel containing approximately
79 . 63 acres . The subject property is currently
improved with two single family residences .
B. Sewer and Water: Sanitary sewer service can be
provided for the subject property via the extension of
the Northwest Interceptor Sewer.
-Page 1 -
Water service can be provided for the subject property
via the extension of an existing 12 inch water main,
currently located at Randall and Big Timber Roads,
southerly along Randall Road, to the subject property.
The water service will eventually be connected to a
major transmission main serving the West Pressure Zone.
Stormwater would be controlled on site through a storm
sewer and water detention system. City ordinances
require that additional stormwater runoff resulting
from new construction be detained on site and released
at a rate no faster than the rate prior to
construction.
C. Traffic and Parking: Randall Road functions as a
regional arterial road, extending from Crystal Lake on
the north to Aurora on the south. Randall Road has a
design capacity of approximately 40,000 vehicles per
day. Randall Road carries approximately 18,261
vehicles per day ( 1988 count) .
Royal Boulevard functions as a collector street serving
the northwest side of Elgin. Royal Boulevard has a
design capacity of approximately 14, 000 vehicles per
day. Traffic counts are unavailable for Royal
Boulevard, adjacent to the subject property.
Fletcher Drive functions as a local street serving
Valley Creek Subdivision. Fletcher Drive has a design
capacity of approximately 7 ,000 vehicles per day.
Traffic counts are unavailable for Fletcher Drive.
Office developments generate approximately 10 . 9 vehicle
trips per day per 1,000 gross square feet of building.
Therefore, the proposed 330,000 square foot office
building would generate approximately 3,597 vehicle
trips per day.
Trip generation data is unavailable for day care
centers .
Future improvements to Randall Road call for the
signalization of the intersection at Randall Road and
Royal Boulevard. Improvements may be required at the
Randall Road/Fletcher Drive intersection.
Office uses are required to provide one parking space
per 250 square feet of gross floor area. Day care
centers are required to provide one parking space per
full-time employee. The Elgin Municipal Code requires
the submission and approval of a parking lot site plan
prior to the issuance of a building permit.
Sources : Kane County Highway Department.
Engineering Division, City of Elgin.
-Page 2 -
Trip Generation Manual, ITE, Third Edition. .
E.M.C. 19 . 44 , Off-street Parking.
( D. Zoning History: The southerly 17 . 43 acres of the
subject property were annexed to the city in 1983, and
were zoned R-2 Single Family Residence District. The
remaining 62 . 20 acres are located in unincorporated
Kane County and are zoned F-Farming District, and are
currently the subject of a petition requesting
annexation and M-2 zoning (Petition 11-90) .
E. Zoning Status : The subject property contains
sufficient area to be developed in accordance with the
zoning and subdivision regulations of the City of
Elgin.
F. Surrounding Land Use and Zoning: The area located to
the north of the subject property is zoned R-2 Single
Family Residence District. The area is traversed by
Tyler Creek and is the proposed site of the Tyler Creek
Detention Area.
The area located to the south of the subject property
is zoned R-4 General Residence District, R-2 Single
Family Residence District, and Kane County F-Farming
District. The area is developing with single family
residences, churches, and a nursing home.
The area located to the east of the subject property is
zoned R-4 General Residence District and B-1 Community
Business District. The northerly portion of the area
is traversed by Tyler Creek. The area is proposed to
be developed with multiple family residences and
commercial uses (Valley Creek Subdivision) .
The area located to the west of the subject property is
zoned R-2 Single Family Residence District. The area
is developing with single family residences .
G. Trend of Development: The subject property is located
in an area which is developing with residential,
institutional and commercial uses .
H. Comprehensive Plan: The subject property is designated
"urban residential" .
I . P.U.D. Standards : A majority of the Land Use Committee
is of the opinion that the proposed P.U.D. is in
substantial conformance with the P.U.D. standards .
J. Conditions for Approval : A majority of the Land Use
Committee is of the opinion that approval of Petition
52-90 should be subject to the following conditions :
1 . Approval of the revised annexation agreement and
-Page 3 -
annexation plat.
2 . Compliance with the terms and conditions of the
revised annexation agreement.
3 . Access to the subject property from Randall Road
shall be limited to two points, the design of which
shall be subject to Engineering Division and Kane
County Highway Department approval .
4 . Payment of applicable water system contributions
prior to final approval of the P.U.D.
5 . Compliance with all applicable codes and
ordinances .
IV. RECOMMENDATION
On a motion to recommend approval of Petition 52-90,
subject to the conditions for approval, the vote was five
(5) yes, zero (0) no, and one ( 1) present.
Therefore, the motion to recommend approval of Petition
52-90 was adopted.
Robert W. Siljestrom, Chairman
Land Use Committee
Planning and Land Use Commission
Thomas J. Armstrong, Secretary
Land Use Committee
Planning and Land Use Commission
-Page 4 -