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G27-98 i 1 Ordinance No. G27-98 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A MASTER SIGNAGE PLAN (Randall Point Executive Center) WHEREAS, written application has been made for a ORI Office Research Industrial District conditional use for a master signage plan at Randall Point Executive Center; and WHEREAS, the Planning and Development Commission conducted a public hearing after due notice by publication and 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 Planning and Development Commission. 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 Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That a conditional use for a master signage plan at Randall Point Executive Center (Randall Road and Point Boulevard) , legally described as follows : THAT PART OF THE SOUTHWEST QUARTER OF SOUTHWEST QUARTER OF SECTION 29, AND PART OF THE NORTH HALF OF NORTHWEST QUARTER OF NORTHWEST QUARTER OF SECTION 32 , ALL IN TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST RIGHT OF WAY LINE OF RANDALL ROAD, (BEING 33 FEET EAST OF THE CENTERLINE OF SAID ROAD) WITH THE SOUTH LINE OF WALNUT HILL SUBDIVISION, BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 29 , AND PART OF LOT 8 IN WINMOOR OWNERS DIVISION IN SAID SECTION 29 ; THENCE SOUTH 89 DEGREES 17 MINUTES 06 SECONDS EAST ALONG THE SOUTH LINE OF SAID WALNUT HILL, 1289 . 03 FEET TO THE EAST LINE OF SAID SOUTHWEST QUARTER OF SOUTHWEST QUARTER; THENCE SOUTH 0 DEGREES 57 MINUTES 46 SECONDS WEST ALONG SAID EAST LINE, 810 . 70 FEET TO THE SOUTHEAST CORNER OF SAID QUARTER QUARTER; THENCE SOUTH 0 DEGREES 51 MINUTES 56 SECONDS WEST ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF NORTHWEST QUARTER OF SAID SECTION 32 , A DISTANCE OF 322 . 65 FEET TO THE NORTHERLY 100 . 0 FOOT RIGHT OF WAY LINE OF PARCEL N4D-56 . 15 ACQUIRED BY THE ILLINOIS STATE TOLL HIGHWAY COMMISSION BY PROCEEDINGS FILED IN THE CIRCUIT COURT OF KANE COUNTY (THE NEXT 5 COURSES ARE MEASURED TO EXISTING CONCRETE RIGHT OF WAY MONUMENTS) ; THENCE NORTHWESTERLY f ALONG SAID RIGHT OF WAY LINE BEING ON A CURVE TO THE LEFT, HAVING A RADIUS OF 332 . 0 FEET, AN ARC DISTANCE OF 369 . 38 FEET (THE CHORD OF THE LAST DESCRIBED CURVE BEARING NORTH 56 DEGREES 08 MINUTES 18 SECONDS WEST 350 . 62 FEET) ; THENCE NORTH 23 DEGREES 35 MINUTES 00 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 160 . 05 FEET; THENCE NORTHWESTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 432 . 0 FEET, AN ARC DISTANCE OF 265 . 67 FEET (THE CHORD OF THE LAST DESCRIBED CURVE BEARING NORTH 41 DEGREES 05 MINUTES 18 SECONDS WEST, 261 . 50 FEET) TO THE MOST NORTHERLY CORNER OF PARCEL N4D-56 . 15, ALSO BEING THE MOST EASTERLY CORNER OF PARCEL N4D-56 . 17 (THE NEXT 5 COURSES ARE MEASURED TO EXISTING CONCRETE RIGHT OF WAY MONUMENTS) ; THENCE NORTH 60 DEGREES 59 MINUTES 25 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 100 . 34 FEET; THENCE NORTH 64 DEGREES 58 MINUTES 53 SECONDS WEST ALONG SAID RIGHT OF WAY 100 . 24 FEET; THENCE NORTH 59 DEGREES 05 MINUTES 22 SECONDS WEST 48 . 42 FEET TO THE MOST EASTERLY CORNER OF PARCEL N4D-108; THENCE NORTH 36 DEGREES 25 MINUTES 23 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 325 . 69 FEET; THENCE NORTH 62 DEGREES 36 MINUTES 56 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 183 .52 FEET; THENCE NORTH 88 DEGREES 56 MINUTES 12 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 110 . 69 FEET TO THE EAST LINE OF PARCEL N4D-55 . 8; THENCE NORTH 03 DEGREES 25 MINUTES 16 SECONDS WEST 3 . 58 FEET; THENCE NORTH 22 DEGREES 22 MINUTES 16 SECONDS WEST ALONG SAID RIGHT OF WAY LINE 147 . 50 FEET; ,t' THENCE NORTH 01 DEGREE 03 MINUTES 25 SECONDS EAST ALONG SAID RIGHT OF WAY LINE 5 . 72 FEET TO THE POINT OF BEGINNING, ALSO THAT PART DESCRIBED AS FOLLOWS : BEGINNING AT THE INTERSECTION OF THE EAST LINE OF NORTHWEST QUARTER OF NORTHWEST QUARTER OF SECTION 32 AFORESAID WITH THE SOUTHERLY ( 100 . 0 FOOT) RIGHT OF WAY LINE OF SAID PARCEL N4D-56 . 15; THENCE SOUTH 0 DEGREES 51 MINUTES 56 SECONDS WEST ALONG SAID EAST LINE 240 .03 FEET TO THE SOUTHEAST CORNER THEREOF; THENCE NORTH 89 DEGREES 15 MINUTES 01 SECONDS WEST ALONG THE SOUTH LINE OF SAID QUARTER QUARTER, A DISTANCE OF 377 . 68 FEET TO THE NORTHEASTERLY LINE OF NORTHWEST TOLL HIGHWAY (PARCEL NO. N-4D-55 ) ; THENCE NORTH 59 DEGREES 21 MINUTES 21 SECONDS WEST ALONG SAID RIGHT OF WAY 106 . 15 FEET TO A CORNER ON THE SOUTHERLY RIGHT OF WAY LINE OF PARCEL N4D-56 . 5A; (THE FOLLOWING 6 COURSES ARE MEASURED LINES ALONG THE RIGHT OF WAY OF SAID PARCEL) ; THENCE NORTH 88 DEGREES 56 MINUTES 45 SECONDS EAST 34 . 98 FEET; THENCE NORTH 35 DEGREES 42 MINUTES 44 SECONDS WEST 181 . 15 FEET; THENCE NORTH 16 DEGREES 32 MINUTES 54 SECONDS WEST 180 . 76 FEET; THENCE NORTH 04 DEGREES 54 MINUTES 12 SECONDS WEST 181 . 82 FEET; THENCE NORTH 12 DEGREES 52 MINUTES 20 SECONDS EAST 189 . 78 FEET; THENCE SOUTH 77 DEGREES 06 MINUTES 29 SECONDS EAST 63 . 80 FEET TO THE SOUTHWESTERLY RIGHT OF WAY LINE OF PARCEL N4D-56 . 15; (THE FOLLOWING 3 COURSES ARE MEASURED LINES ALONG THE RIGHT OF WAY LINE OF SAID PARCEL) ; THENCE SOUTHEASTERLY ALONG SAID RIGHT OF WAY LINE BEING ON A CURVE TO THE RIGHT HAVING A RADIUS OF 332 . 0 FEET AN ARC DISTANCE 110 . 24 FEET, THE CHORD OF THE LAST DESCRIBED COURSE BEARING SOUTH 33 DEGREES 37 MINUTES 45 SECONDS EAST 109 . 56 FEET) ; THENCE SOUTH 24 DEGREES 13 MINUTES 44 SECONDS EAST 159 . 26 FEET; THENCE SOUTHEASTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 432 . 0 FEET, AN ARC DISTANCE OF 482 . 49 FEET (THE CHORD OF THE LAST DESCRIBED COURSE BEARING SOUTH 56 DEGREES 04 MINUTES 28 SECONDS EAST 457 . 80 FEET) TO THE POINT OF BEGINNING, IN DUNDEE TOWNSHIP, KANE COUNTY, ILLINOIS . be and is hereby granted subject to the following conditions : 1 . Development identification signs and directional signs shall be installed in substantial conformance with the sign elevation drawings and location map submitted by PanCor Construction and Development, L.L.C . , dated March 19, 1998 . 2 . All other signage not identified in this master signage plan shall be erected and installed in conformance with Chapter 19 . 50, Signs, of the Elgin Municipal Code, as may be amended. Section 3 . That the conditional use herein shall expire #11.4 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 immediately after its passage in the manner provided by law. Kevin Kelly, Mayor Presented: March 25, 1998 Passed: March 25, 1998 Vote: Yeas 5 Nays 0 Recorded: March 26 , 1998 Published: Attest: Dolonna Mecum, City Clerk • • rft March 2, 1998 FINDINGS AND RECOMMENDATION Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 11-98 Requesting Approval of a Zoning Map Amendment to Change from ORI Office Research Industrial District to PORI Planned Office Research Industrial District; Property Located at 2200-2230 Point Boulevard, Conditional Use Approval for a Master Signage Plan, Variation Approval, and Preliminary and Final Plat of Subdivision Approval; by Randall Lakes Limited Partnership, as Applicant and Owner. BACKGROUND An application has been filed by Randall Lakes Limited Partnership requesting approval of a zoning map amendment to change from ORI Office Research Industrial District to PORI Planned Office Research Industrial District (south parcel) , conditional use approval for a master signage plan, variation approval of certain vehicle use area setbacks along Point Boulevard, and preliminary and final plat of subdivision approval . The subject property is located at 2200-2230 . Point Boulevard. The applicant proposes to develop the subject property with office buildings, a hotel/conference center, a restaurant, and other complementary uses . The property is proposed to be developed as two zoning lots, each comprised of more than one lot of record. FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 11-98 on February 16, 1998 . The applicant testified at the hearing and presented documentary evidence in support of the application. Neighboring residents appeared and expressed concerns regarding lighting control and landscape screening along the transition lot lines . The Planning Department has submitted a Map Amendment Review, dated February 11, 1998 . e"` The Planning and Development Commission has made the following findings concerning the requested map amendment: Exhibit A FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP .AM/3230MAP. 98/PET11 . 98 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 two irregularly shaped parcels . The south parcel contains approximately 5 . 3 acres of land. The north parcel contains approximately 16 . 9 acres of land. A single story office building is under construction in the southeast corner of the north parcel . 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 sanitary sewer and municipal water systems . Stormwater detention is provided onsite. 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. The subject property has street frontage along Point Boulevard and Randall Road. Point Boulevard functions as a local street. Randall Road functions as a regional arterial . The Point Boulevard/Randall Road intersection is signalized. Direct access to Randall Road from the subject property is prohibited. Access to Point Boulevard, within 400 feet of the Randall Road intersection is also prohibited 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 in 1990 . 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 k and zoning. FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET11 . 98 V emk Finding. The area located to the north of the subject property is located in the Village of Sleepy Hollow. The area is developed with single family detached residences . The area located to the east of the north parcel is located in unincorporated Kane County. The area is developed with single family detached residences . The area located to the east of the south parcel is zoned ORI District. The area is undeveloped. The areas located to the south and west of the subject property are zoned ORI District. The area located to the south is developed with corporate offices and distribution facilities . The area located to the west is undeveloped. 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. 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 FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET11. 98 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 subject has no significant natural features . 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 at the I-90/Randall Road ''' interchange. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS (South Parcel) 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 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 the draft PORI District ordinance. o 19 .40. 135 Site Design. The vehicle use area setbacks from lot lines are proposed to be reduced as follows : Interior Lot Line Building Setback Annexation Agreement ORI District PORI District Standard Standard Proposed e'" East PL 30 feet 31 feet 5 feet FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET11 . 98 Vehicle Use Area Street Setback fek Annexation Agreement ORI District PORI District Standard Standard Proposed Point 25 feet 36 feet 15 feet 1-90 NA 36 feet 5 feet Vehicle Use Area Interior Setback Annexation Agreement ORI District PORI District Standard Standard Proposed East PL 6 feet 7 feet 5 feet o 19 .50.090 Signs. The development plan for the south parcel (hotel site) includes a development identification sign oriented to I-90, a freestanding sign oriented to Point Boulevard, and wall signs . MASTER SIGNAGE PLAN In addition to the signs located on the south parcel (hotel rik site) , the application requests approval of a development identification sign oriented to Randall Road, and directory/directional signs located along Point Boulevard. VARIATION The application requests variation approval to reduce the vehicle use area street setback on the north parcel along Point Boulevard: Vehicle Use Area Street Setback Annexation Agreement ORI District PORI District Standard Standard Proposed Point 25 feet 41 feet 15 feet SUBDIVISION The application requests subdivision approval to divide the north parcel into five lots of record, and the south parcel into two lots of record. The north and south parcels are both proposed to be developed as individual zoning lots, which may be improved with more than one principal building. The purpose of subdividing the zoning lots into individual lots of record is to create separate legal descriptions to facilitate construction financing for individual buildings . FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET11 . 98 tom RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 11-98 . On a motion to recommend the approval of Petition 11-98, subject to the following conditions, the vote was seven ( 7 ) yes and zero (0) no: 1 . Revisions to the petitioner' s statement and development plan for Randall Point Executive Center 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 11-98 was adopted. 4teick- 1C4,76. Robert W. Siljestrom, Chairman Planning and Development Commission IaALc ALJIMAIIMAZ:s6 Tom Armstrong, Secretary Planning and Development Commission FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 98/PET11 . 98