G17-99 . . 3
Ordinance No. G17-99
AN ORDINANCE
RECLASSIFYING PROPERTY
IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2100 Point Boulevard)
WHEREAS, written application has been made to reclassify
said property in the PORI Planned Office Research Industrial
District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and
has submitted its written findings and recommendation that
the subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations; and
WHEREAS, the use and development of the subject property
is also governed by the terms and provisions of a certain
Annexation Agreement dated June 26 , 1991, as subsequently
amended by a First Amendment to Annexation Agreement dated
April 1, 1999 (collectively the "Annexation Agreement" ) .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF ELGIN, ILLINOIS:
Section 1 . That Chapter 19 . 08, Section 19 . 08 . 020
entitled "Zoning District Map" of the Elgin Municipal Code,
as amended, be and the same is hereby further amended by
adding thereto the following paragraph:
The boundaries hereinafter laid out in the ' Zoning
District Map' , as amended, be and are hereby altered by
including in the PORI Planned Office Research Industrial
District, the following described property:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 32,
TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST
CORNER OF SAID NORTHWEST 1/4 OF SECTION 22; THENCE NORTH 01
DEGREE 51 MINUTES 04 SECONDS EAST, ALONG THE EAST LINE OF
SAID NORTHWEST 1/4 OF SECTION 32, A DISTANCE OF 926 . 26 FEET
(RECORD BEING 959 . 13 FEET TO THE NORTHEASTERLY LINE OF
ILLINOIS STATE TOLL HIGHWAY COMMISSION PARCEL NO. N-4D-57 AS
MONUMENTED, FOR THE POINT OF BEGINNING; THENCE NORTH 58
DEGREES 15 MINUTES 38 SECONDS WEST, ALONG SAID NORTHEASTERLY
LINE AS MONUMENTED, A DISTANCE OF 2052 .26 FEET (RECORD BEING
2056 . 46 FEET) TO THE SOUTH LINE OF THE NORTH 1/2 OF THE
NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 32; THENCE
SOUTH 88 DEGREES 13 MINUTES 58 SECONDS EAST, ALONG SAID SOUTH
eft LINE, A DISTANCE OF 457 . 38 FEET TO THE SOUTHEAST CORNER OF
THE SAID NORTH 1/2 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4
OF SECTION 32 ; THENCE NORTH 01 DEGREE 51 MINUTES 58 SECONDS
EAST, ALONG THE EAST LINE OF THE SAID NORTH 1/2 OF THE
-
NORTHWEST 1/4 OF THE NORTHWEST ! /4 OF SECTION 32, A DISTANCE
OF 663 . 08 FEET TO THE NORTH LINE OF THE SAID NORTHWEST 1/4 OF
SECTION 32 ; THENCE SOUTH 88 DEGREES 12 MINUTES 29 SECONDS
EAST, ALONG SAID NORTH LINE, A DISTANCE OF 1321 . 74 FEET TO
THE AFORESAID EAST LINE OF THE NORTHWEST 1/4 OF SECTION 32 ;
THENCE SOUTH 01 DEGREE 51 MINUTES 04 SECONDS WEST, ALONG SAID
EAST LINE, A DISTANCE OF 1687 . 78 FEET TO THE POINT OF
BEGINNING, (EXCEPT ANY PART CONVEYED TO ILLINOIS STATE TOLL
HIGHWAY AUTHORITY BY DEED RECORDED JULY 28, 1989 DOCUMENT
1987287 ) BEING SITUATED IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS .
Simultaneously with the adoption of this Ordinance,
the City Council has adopted a Resolution approving a final
plat of subdivision for Randall Point Executive Center II .
Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants
the reclassification in the PORI Planned Office Research
Industrial District of the subject property in accordance
with the following provisions :
A. Purpose and Intent. The purpose of this PORI
Planned Office Research Industrial District is to
provide a corporate environment for office,
research, and industrial uses; and to provide for
t other ancillary uses supportive to the community
and region. A PORI zoning district is most similar
to, but departs from the standard requirements of
the PORI zoning district.
B. Supplementary Regulations. Any word or phrase
contained herein, followed by the symbol " (SR) " ,
shall be subject to the definitions and the
additional interpretive requirements provided in
Chapter 19 . 90, Supplementary Regulations , of the
Elgin Municipal Code, as amended. The exclusion of
such symbol shall not exempt such word or phrase
from the applicable supplementary regulation.
C. General Provisions. In this PORI zoning district,
the use and development of land and structures
shall be subject to the provisions of Chapter
19 . 05, General Provisions, of the Elgin Municipal
Code, as amended.
D. Zoning Districts - Generally. In this PORI zoning
district, the use and development of land and
structures shall be subject to the provisions of
Chapter 19 . 07 , Zoning Districts, of the Elgin
Municipal Code, as amended.
E. Land Use. In this PORI zoning district, the use
and development of land and structures shall be
subject to the provisions of Chapter 19 . 10 Land
Use, of the Elgin Municipal Code, as amended. In
addition to the "permitted uses" (SR) listed under
(A) the ORI Office Research Industrial District
classification or (B) the Annexation Agreement, the
following enumerated "land uses" (SR) shall be the
only land uses allowed as a "permitted use" (SR) in
this PORI district:
1 . Accessory child day care ( 835) .
2 . Drinking place (alcoholic beverages) (5813) .
3 . Eating place ( 5812) .
4 . Conference facility (UNCL) .
5 . Accessory coin operated amusement
establishment
(7993) .
6 . Accessory physical fitness facility ( 7991) .
7 . Accessory swimming pool (7999 ) .
8 . Outdoor eating and drinking facility
(SR) (UNCL) .
9 . Membership sports and recreation club ( 7997 ) .
10 . Apparel and accessory store ( 56 ) .
11 . Florist (5992) .
12 . General merchandise store (5399 ) .
13 . Tobacco store ( 5993) .
14 . Barber shop/beauty shop ( 7231) .
15 . Parking lots and structures accessory to any
other
permitted or conditional use allowed on
any other lot
within this PORI District (SR) (UNCL) .
F. Site Design. In this PORI zoning district, the use
and development of land and structures shall be
subject to the provisions of Chapter 19 . 12 , Site
Design, of the Elgin Municipal Code, as amended,
except as may be otherwise provided in this
section. In this PORI zoning district, site design
for a zoning lot, lot area, lot width, setbacks,
accessory structures and buildings, yards,
landscape yards, floor area, and building coverage
shall be in substantial conformance to the
following :
1 . Statement of Purpose, Departures and
Conformance (Rider) concerning Planned
Development and Subdivision establishing
Randall Point Executive Center II , submitted
by Peter C. Bazos, Esquire, a copy of which is
attached as Exhibit B.
2 . Planned Development Plan ( 07/22/98) prepared
by Landmark Engineering Group, a copy of which
is attached as Exhibit C.
3 . All other applicable codes and ordinances .
G. Off Street Parking. In this PORI zoning district,
off street parking shall be subject to the
provisions of Chapter 19 .45, Off Street Parking, of
the Elgin Municipal Code, as may be amended.
H. Off Street Loading. In this PORI zoning district,
off street loading shall be subject to the
provisions of Chapter 19 .47 , Off Street Loading, of
the Elgin Municipal Code, as may be amended.
. R
I . Signs. In this PORI zoning district, signs shall
be subject to the provisions of Chapter 19 . 50,
Signs, of the Elgin Municipal Code, as may be
amended, except that a development identification
sign advertising Randall Point Executive Center II
may be located along Interstate 90 (the Northwest
Tollway) in substantial conformance with the
attached Exhibit C and the sign elevation drawing,
a copy of which is attached as Exhibit D.
J. Nonconforming Uses and Structures. In this PORI
zoning district, nonconforming uses and structures
shall be subject to the provisions of Chapter
19 . 52, Nonconforming Uses and Structures , of the
Elgin Municipal Code, as may be amended.
K. Planned Developments. This PORI zoning district
shall be subject to the provisions of Chapter
19 . 60, Planned Developments, of the Elgin Municipal
Code, as may be amended.
L. Conditional Uses. In this PORI zoning district,
conditional uses shall be subject to the provisions
of Chapter 19 . 65 Conditional Uses, of the Elgin
Municipal Code, as may be amended.
M. Variations. Any of the requirements of this
ordinance may be varied, subject to the provisions
of Section 19 . 70, Variations, of the Elgin
Municipal Code, as may be amended. A variation may
be requested by an individual property owner for a
zoning lot without requiring an amendment to this
PORI zoning district and without necessitating that
all other property owners authorize such an
application.
N. Appeals. Any requirement, determination, or
interpretation associated with the administration
and enforcement of the provision of this ordinance
may be appealed subject to the provisions of
Chapter 19 . 75, Appeals, of the Elgin Municipal
Code, as may be amended.
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law. 2`.
Kevin Kelly, M ' ?
Presented: April 14 , 1999
Passed: April 14, 1999
Omnibus Vote: Yeas 6 Nays 0
Recorded: April 15, 1999
Published:
Attest :
Dolonna Mecum, City Clerk
September 21, 1998
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 57-98 Requesting Approval of a First
Amendment to Annexation Agreement, a Zoning Map Amendment to
Change from ORI Office Research Industrial District to PORI
Planned Office Research Industrial District, and Preliminary
Plat of Subdivision Approval ; Property Located at 2100 Point
Boulevard; by PanCor Construction & Development, L.L.C. , as
Applicant, and American National Bank and Trust Company of
Chicago, Trust No. 106474-02 , as Owner.
LIST OF EXHIBITS
A. Location Map (see attached) .
B. Zoning Map (see attached) .
C. Parcel Map (see attached) .
D. Petitioner ' s Statement and (see enclosed) .
Development Plan for Randall Point
Executive Center II , submitted by
PanCor Construction & Development, L. L. C.
E. Draft PORI Planned Office Research (see enclosed) .
Industrial District Ordinance
BACKGROUND
An application has been filed by PanCor Construction and
Development, L.L.C. requesting approval of a first amendment to
an annexation agreement (Barancik property) , a zoning map
amendment to change from ORI Office Research Industrial District
to PORI Planned Office Research Industrial District, and
preliminary plat of subdivision approval . The subject property
is located at 2100 Point Boulevard (reference Exhibits A, B and
C) .
The applicant proposes to develop the subject property with
office buildings and other complementary uses . The property is
proposed to be subdivided into eight lots . Buildings
constructed on lots generally located north of Point Boulevard
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98
Exhibit A
extended are to be limited to one story in height (reference
Exhibits D and E) .
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 57-98 on September 8 , 1998 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. Neighboring property owners appeared at the
hearing and testified. No written correspondence has been
submitted. The Planning Department has submitted a Development
Review, dated August 31, 1998 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment and subdivision:
A. Site Characteristics Standard. The suitability of the
subject property for the proposed development with respect
to its size, shape, and any existing improvements .
Finding. The subject property is comprised of approximately
40 acres of land. An underground pipeline owned by the
Badger Pipeline Company and a sanitary interceptor sewer
traverse the property.
A portion of the Sleepy Hollow Ravine occupies approximately
three acres of land in the northeast corner of the subject
property. The ravine is listed as a significant natural
area in the Illinois Natural Areas Inventory.
B. Sewer and Water. The suitability of the subject property
for the proposed development with respect to the
availability of adequate water, sanitary treatment, and
stormwater control facilities .
Finding. The subject property is to be served through
existing municipal sanitary sewer and water systems .
Stormwater detention is proposed to be provided onsite . The
stormwater management system incorporates "best management"
practices, designed to maximize opportunities for
infiltration of stormwater and to protect the ravine system.
C. Traffic and Parking. The suitability of the subject
property for the proposed development with respect to the
provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic
congestion.
Finding. Point Boulevard is proposed to terminate in a
cul-de-sac on the subject property. Point Boulevard
functions as a local street and intersects with Randall
Road. Randall Road functions as a regional arterial .
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Off-street parking is to be provided in conformance with the
off-street parking ordinance .
D. Zoning History. The suitability of the subject property for
the proposed development with respect to the length of time
the property has remained undeveloped or unused in its
current zoning district .
Finding. The subject property has remained undeveloped
since it was annexed and zoned M-2 General Manufacturing
District in 1991 .
E. Surrounding Land Use and Zoning. The suitability of the
subject property for the proposed development with respect
to consistency and compatibility with surrounding land use
and zoning.
Finding. The areas located to the north and east of the
subject property are located in unincorporated Kane County.
These areas are developed with single family detached
residences (north) and estate residences/farmettes (east) .
The areas located to the south and west of the subject
property are zoned ORI and PORI District . The area located
to the south is developed with corporate offices and
distribution facilities . The area located to the west is
developing with offices and a hotel/restaurant .
F. Trend of Development. The suitability of the subject
property for the proposed development with respect to its
consistency with an existing pattern of development or an
identifiable trend of development in the area .
Finding. The area in which the subject property is located
is developing with office, research, industrial, and
commercial service uses .
G. Zoning Districts. The suitability of the subject property
for the intended zoning district with respect to conformance
to the provisions for the purpose and intent, and the
location and size of a zoning district .
Findings. The provisions for the purpose and intent, and
the location and size of a PORI zoning district are as
follows :
The purpose of the PORI Planned Office Research Industrial
District is to provide a planned environment that fosters a
sense of place and destination within a coordinated campus
or park setting, subject to the provisions of Chapter 19 . 60,
Planned Developments . A PORI zoning district is most
similar to, but departs from the standard requirements of
the ORI zoning district .
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 98/PET57 . 98
Planned industrial districts should be located in
substantial conformance to the official comprehensive plan.
The amount of land necessary to constitute a separate
planned industrial district exclusive of rights of way, but
including adjoining land or land directly opposite a right
of way shall not be less than two acres . No departure from the
required minimum size of a planned industrial district shall be
granted by the City Council .
H. Comprehensive Plan. The suitability of the subject property
for the planned development with respect to conformance to
the goals, objectives, and policies of the official
comprehensive plan.
Finding. The subject property is designated "office,
research, industrial" by the Elgin Comprehensive Plan
(Northwest Area Plan - 1990) .
I . Natural Preservation. The suitability of the subject
property for the intended planned development with respect
to the preservation of all significant natural features
including topography, watercourses, wetlands, and
vegetation.
Finding. The development plan for the subject property and
the stormwater management strategy are designed to protect
and conserve the headwaters of the Sleepy Hollow Ravine .
J. Internal Land Use. The suitability of the subject property
for the intended planned development with respect to the
land uses permitted within the development being located,
designed, and operated so as to exercise no undue
detrimental influence on each other or on surrounding
property.
Finding. The uses contemplated on the subject property and
the site design are consistent with the goals and objectives
for land use and development along the I-90 and Randall Road
corridors .
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the Elgin Municipal Code . The applicant is requesting
departures from the following sections of the zoning and
subdivision ordinances regulating development in the ORI Office
Research Industrial District and from the annexation agreement
standards :
o 19 .40 . 130 Land Use. The uses allowed in the proposed PORI
Planned Office Research Industrial District are restricted
to those uses described in the Petitioner ' s Statement and
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•
the draft PORI District ordinance (reference Exhibits D and
E) .
o 19 .40 . 135 Site Design. The building and vehicle use area
setbacks from lot lines are proposed to be reduced as
follows (reference Exhibits D and E) :
Street Lot Line Buildinq/VUA Setback
Annexation Agreement ORI District PORI District
Standard Standard Proposed
Point Bldg 35 feet 57 feet 35 feet
VUA 25 feet 47 feet 25 feet
I-90 Bldg 70 feet 70 feet 30 feet
VUA 70 feet 47 feet 6 feet*
* VUA setback in shaded area, otherwise VUA setback
is 48 feet .
Interior Lot Line Building/VUA Setback
Annexation Agreement ORI District PORI District
Standard Standard Proposed
r Bldg 30 feet* 30 feet* 0 feet
VUA 6 feet* 12 feet* 0 feet
* no interior setback required if property is
developed as a single zoning lot .
Transition Lot Line Building/VUA Setback
Annexation Agreement ORI District PORI District
Standard Standard Proposed
Bldg 100 feet 134 feet* 100 feet
VUA 50 feet 67 feet* 50 feet
* assumes property is developed as a single zoning
lot .
o 19 . 50 .090 Signs. The development plan includes a
development identification sign oriented to I-90 . All other
signage is subject to the standard regulations in the
district (reference Exhibits D and E) .
o 18 .24 . 020 Street Specifications. Cul-de-sac streets are
required to terminate in a cul-de-sac bulb, where the
centerpoint of the diameter of the bulb aligns with the
centerline of the street . The proposed street terminates
with a cul-de-sac bulb, where the centerpoint of the
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diameter of the bulb off-set from the centerline of the
street .
o 18.28 . 050 Streets. The applicant requests a departure from
the subdivision ordinance requirement to construct public
sidewalks along Point Boulevard or elsewhere on the
property, except as may be required to provide public access
to the Sleepy Hollow Ravine (reference Exhibits D and E) .
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 57-98 .
On a motion to recommend the approval of Petition 57-98, subject
to the following conditions, the vote was six (6) yes and zero
(0) no :
1 . Revisions to the petitioner' s statement and development plan
for Randall Point Executive Center II pursuant to the
Department of Code Administration, Engineering Division,
Planning Department and Water Department .
2 . Substantial conformance with the revised petitioner ' s
statement and development plan.
3 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend the approval of Petition
57-98 was adopted.
4. 12.44411104. WaillSkimon.
George M. Wolff, Chairman
Planning and Development Commission
Tom Armstrong, Secretary
Planning and Development Commission
r
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