G16-99 Ordinance No. G16-99
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY
IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2650 Big Timber Road)
WHEREAS, the territory herein described has been annexed
to the City of Elgin; and
WHEREAS, written application has been made to
classify said territory 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 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 :
e► 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 AND THE
SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 42 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN
DESCRIBED AS FOLLOWS : COMMENCING AT THE SOUTHWEST
CORNER OF SAID NORTHWEST QUARTER; THENCE SOUTH 89
DEGREES 53 MINUTES 40 SECONDS EAST ALONG THE SOUTH
LINE OF SAID NORTHWEST QUARTER, A DISTANCE OF
1328 . 92 FEET TO THE NORTHWEST CORNER OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 31; THENCE CONTINUING SOUTH 89 DEGREES 53
MINUTES 40 SECONDS EAST ALONG SAID SOUTH LINE OF THE
NORTHWEST QUARTER, A DISTANCE OF 856 . 08 FEET; THENCE
NORTH 0 DEGREES 34 MINUTES 33 SECONDS EAST, A
DISTANCE OF 315 . 86 FEET TO A POINT OF CURVATURE;
THENCE NORTHERLY ALONG A CURVE TO THE RIGHT OF THE
li'' LAST DESCRIBED COURSE EXTENDED AND HAVING A RADIUS
OF 286 . 00 FEET, A DISTANCE OF 78 . 80 FEET; THENCE
NORTH 16 DEGREES 21 MINUTES 45 SECONDS EAST, A
elk DISTANCE OF 117 . 04 FEET TO A POINT ON A CURVE;
THENCE EASTERLY ALONG A CURVE CONCAVE NORTHERLY
HAVING A RADIUS OF 1549 . 97 FEET AND A CHORD BEARING
OF SOUTH 76 DEGREES 57 MINUTES 14 SECONDS EAST, AN
ARC DISTANCE OF 435 . 01 FEET TO THE A POINT ON THE
EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION
31; THENCE SOUTH 0 DEGREES 34 MINUTES 33 SECONDS
WEST ALONG SAID EAST LINE OF THE NORTHWEST QUARTER
AND THE WEST LINE OF THE SOUTHWEST QUARTER, A
DISTANCE OF 1462 . 15 FEET TO THE NORTH LINE OF THE
PROPERTY CONVEYED TO RUDOLPH W. SCHICK AND SUSIE E .
SCHICK PER DOCUMENT 1557548 RECORDED OCTOBER 14 ,
1980 ; THENCE NORTH 89 DEGREES 53 MINUTES 40 SECONDS
WEST ALONG SAID NORTH LINE, A DISTANCE OF 197 . 73
FEET TO THE WEST LINE OF SAID PROPERTY CONVEYED TO
RUDOLPH W. SCHICK AND SUSIE E. SCHICK; THENCE SOUTH
0 DEGREES 34 MINUTES 33 SECONDS WEST ALONG SAID
PROPERTY CONVEYED TO RUDOLPH W. SCHICK AND SUSIE E.
SCHICK, A DISTANCE OF 498 . 86 FEET TO THE CENTERLINE
OF BIG TIMBER ROAD AS CONSTRUCTED; THENCE
NORTHWESTERLY ALONG SAID CENTERLINE OF BIG TIMBER
ROAD BEING A CURVEY CONCAVE NORTHERLY AND HAVING A
RADIUS OF 22918 . 30 FEET, AN ARC DISTANCE OF 151 . 88
FEET; THENCE NORTH 57 DEGREES 41 MINUTES 45 SECONDS
WEST ALONG SAID CENTERLINE OF BIG TIMBER ROAD, A
elk DISTANCE OF 1170. 73 FEET TO THE WEST LINE OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 31; THENCE NORTH 0 DEGREES 39 MINUTES 14
SECONDS EAST ALONG SAID WEST LINE OF THE NORTHEAST
QUARTER OF THE SOUTHWEST QUARTER, A DISTANCE OF
848 . 24 FEET TO THE PLACE OF BEGINNING. AND ALSO THE
SOUTHERLY 1/2 OF BIG TIMBER ROAD LYING SOUTHERLY OF
AND ADJOINING SAID PROPERTY. (COMMONLY KNOWN AS 2650
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 PORI Planned Office Research Industrial
District on Big Timber Road in accordance with the following
provisions :
A. Purpose and Intent. The purpose of the PORI Office
Research Industrial District is to provide a
planned industrial 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.
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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. The
following enumerated "land uses" (SR) shall be the
eil► only land uses allowed as a "permitted use" (SR) ,
as a "conditional use" (SR) , or as a "similar use"
(SR) in this PORI district.
Permitted Uses. The following enumerated land uses
shall be the only land uses allowed as a permitted
use in this PORI 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 ) .
elk 10 . Computer programming, data processing, and
other computer related services ( 737 ) .
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., 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,
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) .
e 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
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) .
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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) .
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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
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) .
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 PORI 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 PORI zoning district, subject to the
provisions of Chapter 19 . 45, Off Street
ek Parking.
115. "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
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this PORI zoning district, subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
116 . "Refuse collection area" [SR] .
117 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50 , Signs .
118 . "Storage Tanks" [SR] (UNCL) .
119 . "Temporary uses" [SR] (UNCL) .
120 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in this PORI 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 PORI 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 PORI 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
eft 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) .
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 ) .
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," Transportation,
Division. Communication and Utilities
22 . "Commercial antennas and antenna structures"
[SR] (UNCL) .
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.
e"` 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 PORI 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 PORI 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 PORI 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 ) .
eft 3 . Miscellaneous health and allied services not
elsewhere classified ( 809) .
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e 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 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, the site
design regulations shall be as follows :
1. Zoning Lots - Generally. In this PORI 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.
2. Lot Area. In this PORI zoning district, the
minimum required "zoning lot area" [SR] shall
be 43, 560 square feet.
3. Lot Width. In this PORI zoning district, the
minimum required lot width for a zoning lot
shall be 200 linear feet.
4 . Setbacks - Generally. In this PORI 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 PORI 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 PORI zoning
district, the minimum required "building
setbacks" [SR] for a zoning lot shall be
as follows :
{ °14 ( 1) Street Setback. The minimum required
building setback from the Big Timber
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eft Road street lot lines shall be 70
linear feet. The minimum required
building setback from the Tyrrell
Road street lot lines shall be 50
linear feet. The minimum required
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, except that there shall
be a minimum required building
setback of 50 linear feet along the
most southwesterly lot line
(Sheridan property) . This 50 foot
setback area shall be landscaped as
required by the Planning Department.
b. Vehicle Use Area Setbacks by Lot Line.
In this PORI zoning district, the minimum
required "vehicle use area setbacks" [SR]
for a zoning lot shall be as follows :
(1) Street Setback. The minimum required
few vehicle use area setback from the
Big Timber Road and the Tyrrell Road
street lot lines shall be 40 linear
feet. The minimum required vehicle
use area setback from all other
street lot lines 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.
6 . Accessory Structures and Buildings. In this
PORI 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 PORI 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 .
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8. Landscape Yards. In this PORI zoning
district, landscape yards shall be as follows:
a. Transition Landscape Yards. A
"transition landscape yard" [SR] shall be
provided adjoining the entire length of a
transition lot line. Transition
landscape yards shall be subject to the
provisions of Section 19 . 12 . 700,
Landscaping. The depth of the transition
landscape yard shall be one half of the
required transition setback calculated in
Section 19 . 40 . 135, E. , 1 . , c . Transition
Setback.
b. Vehicle Use Area Landscape Yards. The
yards established by vehicle use area
setbacks shall be used as "vehicle use
area landscape yards" [SR] with the
exception of access driveways as provided
in Section 19 .45 . 100, Access Driveways to
a Public Right of Way and Section
19 . 45 . 110, Size of Driveways . Vehicle
use area landscape yards shall be subject
to the provisions of Section 19 . 12 . 700,
Landscaping.
c. Interior Landscape Yards. "Interior
landscape yards" [SR] shall be installed
on a zoning lot featuring a "vehicle use
area" [SR] , which exceeds 5, 000 square
feet in area, subject to the provisions
of Section 19 . 12 . 700, Landscaping.
9. Floor Area. In this PORI zoning district, the
maximum "floor area" [SR] for a zoning lot
shall not exceed 100 percent of the zoning lot
area.
10. Building Coverage. In this PORI 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 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 with
the following exception concerning the required
number of parking stalls :
The requiired number of parking stalls shall be
subject to the provisions of Chapter 19 . 45, Off
Street Parking, of the Elgin Municipal Code, except
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•. for manufacturing, warehousing, and storage, which
shall be as follows :
There shall be one parking stall for each one and
one half employees base on peak demand shift, or
from 0 to 20,000 square feet of floor area, there
shall be one parking stall per 1,500 square feet,
from 20, 001 to 50,000 square feet of floor area,
there shall be one parking stall per 1, 750 square
feet,
from 50,001 to 75, 000 square feet of floor area,
there shall be one parking stall per 2 ,000 square
feet,
from 75,001 square feet of floor area and greater,
there shall be one parking stall per 2,500 square
feet;
whichever is greater.
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.
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.
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. 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 PORI zoning district
and without necessitating that all other property
owners authorize such an application.
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. A conditional
use may be requested by an individual property
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„‘ 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.
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.
O. Subdivisions - Generally. In this PORI 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
es” specifically provided otherwise in this planned
industrial district ordinance.
The final plats and the final engineering
plans and specifications shall be in substantial
conformance with this PORI district and the
Preliminary Development Plan for the C. W. M.
Subdivision (Sheets CWM-1 through CWM-7 ) prepared
by Hagensee Surveying Group Ltd. ; Gary A. Wiss,
Incorporated; and Richard Borvansky Inc. ; dated
August 9, 1998
P. Subdivisions - Design Standards. In this PORI
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 exception that a 60 linear foot right of
way shall be allowed. Additionally, all utiliites
shall be located under the street pavement, as
required by the City Engineer.
Q. Subdivisions - Required Improvements. In this PORI
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 exception that public
e' sidewalks shall be required only on one side of the
street.
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R. Building and Construction - Generally. In this
PORI 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. 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
the developer or other owner, and without
allowing said party to immediately and
diligently proceed to correct such violations
that may exist.
2. 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
,1114' building or other structure on the property
shall be subject to review or approval by the
Planning and Development Commission, Zoning
14
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 .
3. 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 .
15
e,.,. S. Exterior Building Materials. No metal shall be
used as an exterior wall surface.
T. Site Lighting. Site lighting shall be controlled
to prevent excessive spill and glare onto adjoining
properties . This is to be accomplished by use of
boxed fixtures or by fixtures of reduced height, as
may be apporoved by the Planning Department.
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
• �c //1
Kevin Kelly, May
Presented: April 14, 1999
Passed: April 14, 1999
Vote: Yeas 6 Nays 0
Recorded: April 15, 1999
Published:
Attest:
44424-1,‘-0 ALC.Wh---
Dolonna Mecum, City Clerk
eft
16
September 21, 1998
low FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 43-98 Requesting Annexation, PORI
Planned Office Research Industrial District Zoning, and
Preliminary Plan Approval for an Industrial Subdivision; Property
located at 2650 Big Timber Road by Chicago White Metal Castings,
Inc, as Applicant and by American National Bank and Trust Company
of Chicago, Trust No. ' s 2664 and 2665, as Owner.
GENERAL INFORMATION
Requested Action: Annexation, Zoning, and
Subdivision Approval
Proposed Zoning: PORI Planned Office
Research Industrial
Intended Use : Office, Research, and Industrial
Property Location: 2650 Big Timber Road
Applicant : Chicago White Metal Castings, Inc
Owner: American National Bank and Trust
Company of Chicago, Trust No. ' s
2664 and 2665
Planning Coordinator: Jerry Deering
LIST OF EXHIBITS
A. Location map (see attached)
B. Street Map (see attached)
C. Parcel Map (see attached)
D. Draft PORI Planned Office Research (see enclosed)
Industrial District Ordinance,
dated August 25, 1998 .
eft.
Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
E. Preliminary Development Plan for the (see enclosed)
C. W. M. Subdivision prepared by
Hagensee Surveying Group Ltd. ; Gary A.
Wiss, Incorporated; and Richard
Borvansky Inc . ; dated August 9, 1998
BACKGROUND
An application has been filed by Chicago White Metal Castings,
Inc . , requesting annexation, PORI Planned Office Research
Industrial District zoning, and preliminary plat approval for an
industrial subdivision to be known as C. W. M. Subdivision. The
subject property is located at 2650 Big Timber Road (reference
Exhibits A, B, and C) .
Chicago White Metal Castings, Inc . proposes to annex, zone,
subdivide, and develop approximately 109 acres of land in two
phases . The first phase contains approximately 42 acres of land
(reference Exhibits D and E) .
STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 43-98 on September 8 , 1998 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. An objector appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted an Annexation, Zoning, and Subdivision Review, dated
August 25, 1998 .
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 .
Finding. The subject property contains approximately 109
acres of land. Elevations range from approximately 900 feet
in the northern portion of the property to 880 feet in the
eft
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FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
southeastern portion of the property for a maximum relief of
approximately 20 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 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
and on Tyrrell Road. Big Timber Road and Tyrrell Road are
arterial streets . Five lane improvements are planned for
these arterial streets .
Onsite, Alft Lane, an east/west collector street, is to be
extended through the subject property connecting Randall
Road to Tyrrell Road. A new road, Madeline Lane, a
north/south collector is to be extended from Big Timber Road
to Alft Lane, and from Alft Lane to Mason Road at a later
date by the next property owner.
Off street parking is to be provided in conformance to the
proposed PORI Planned Office Research 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 an
unincorporated portion of Kane County. The property is
currently in agricultural use .
E. Surrounding Land Use and Zoning. The suitability of the
subject property for the planned development with respect to
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FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
consistency and compatibility with surrounding land use and
zoning.
Finding. The area located to the north of the subject
property is located within an unincorporated portion of Kane
County. The property is currently in agricultural use .
The area located to the northwest of the subject property is
within the Village of Gilberts and is used currently as a
golf driving range.
The area located to the west of the subject property is
located within an unincorporated portion of Kane County.
The property is undeveloped. There are several single
family dwellings located to the southwest .
The area located south of the subject property is located
within an unincorporated portion of Kane County. The
property is undeveloped. The Elgin Corporate Center
industrial subdivision, zoned PGI Planned General Industrial
District, is located to the southeast of the subject
rt. property.
The area located east of the subject property is located
within an unincorporated portion of Kane County. The
property is undeveloped.
The Westfield Business Park, zoned ORI Office Research
Industrial District, is located northeast of the subject
property.
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
elk
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. FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
r
provisions for the purpose and intent, and the location and
size of a planned zoning district .
The purpose of the PORI Office Research Industrial District
is to provide a planned industrial 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 .
Finding. The Planning Department does not make findings
regarding the purpose, location, and size of planned
developments standard.
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 Planning and Development Commission did not
make a finding regarding the natural preservation standard.
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. FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
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 Planning and Development Commission did not
make a finding regarding the internal land use standard.
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. The Far
West Area Plan calls for a 100 foot building setback
r'' from Big Timber Road and Tyrrell Road. The developer
is proposing 50 feet from Big Timber Road and 40 feet
from Tyrrell Road.
2 . Far West Area Plan, Land Design, 1. Open Space,
c. Vehicle Use Setback from an Arterial Street. The
Far West Area Plan calls for a 100 foot vehicle use
area setback from Big Timber Road and Tyrrell Road.
The developer is proposing 40 feet from Big Timber Road
and 25 feet from Tyrrell Road.
3 . Elgin Zoning Ordinance, 19 .40 . 135, Lot Area. The
zoning ordinance requires a minimum of 80, 000 square
feet of lot area for lots adjoining a collector street .
The developer is proposing a minimum of 43 , 560 square
feet .
4 . Elgin Zoning Ordinance, 19 .40 . 135, Lot Width. The
zoning ordinance requires a minimum of 200 linear feet
of lot width for lots adjoining a collector street .
The developer is proposing a minimum of 120 feet .
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FINDINGS OF FACT Planning and Development Commission
Petition 43-98 September 21, 1998
embk
Borvansky Inc . ; dated August 9, 1998 per the Code
Administration Department, the Engineering Division,
Planning Department, and the Water Department .
3 . Compliance with all other applicable codes and
ordinances .
Therefore, the motion to recommend approval of Petition 43-98
failed.
4 '60N. W4g14
George M. Wolff, Chairman
Planning and Development Commission
•
Je Deering, Secre ary
Planning and Development Commission
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