G24-00 •
Ordinance No. G24-00
AN ORDINANCE
CLASSIFYING PROPERTY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(1550 N. Randall 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 :
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 SOUTHEAST QUARTER OF
SECTION 31, TOWNSHIP 42 NORTH, RANGE 8 DESCRIBED AS
FOLLOWS : COMMENCING AT THE NORTHEAST CORNER OF SAID
SOUTHEAST QUARTER; THENCE SOUTH 89 DEGREES 59
MINUTES 41 SECONDS WEST ALONG THE NORTH LINE OF SAID
SOUTHEAST QUARTER; 558 . 11 FEET; THENCE SOUTH 0
DEGREES 54 MINUTES 10 SECONDS WEST, 250 . 01 FEET FOR
THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 0
DEGREES 54 MINUTES 10 SECONDS WEST, 685 . 32 FEET;
THENCE SOUTH 89 DEGREES 42 MINUTES 41 SECONDS EAST,
440 . 20 FEET; THENCE NORTH 0 DEGREES 30 MINUTES 56
SECONDS EAST, 28 . 40 FEET; THENCE SOUTH 89 DEGREES 43
MINUTES 05 SECONDS EAST, 124 . 58 FEET TO THE EAST
LINE OF SAID SOUTHEAST QUARTER; THENCE NORTH 0
DEGREES 28 MINUTES 53 SECONDS EAST ALONG SAID EAST
mk LINE, 659 . 69 FEET; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST, 559 . 94 FEET TO THE POINT OF
BEGINNING (EXCEPT THE EAST 62 . 0 FEET TAKEN FOR
HIGHWAY PURPOSES) , IN DUNDEE TOWNSHIP, KANE COUNTY,
ILLINOIS (PROPERTY IS COMMONLY KNOWN AS 1550 NORTH
RANDALL 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 North Randall 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 .
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
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 . Automatic teller machine .
6 . Bakeries (5461) .
7 . Banks, savings and loans and other savings and
financial institutions (H) .
8 . Barber shops (7241) .
9 . Beauty shops (7231) .
10 . "Car washes" (SR) , subject to the provision of
Section F . of this ordinance .
11 . Conference facility (UNCL) .
12 . Convention center (UNCL) .
13 . Child day care facilities (8351) .
14 . Dry cleaning facility (7215) .
15 . Exhibition center (7999) .
16 . Membership sports and recreation clubs (7997) .
17 . Offices (UNCL) .
18 . Physical fitness centers (7991) .
19 . Sports and recreation facility (7997) .
20 . Advertising (731) .
21 . "Bed and breakfast inns" [SR] (7011) .
22 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
23 . Commercial , economic, sociological , and
educational research (8732) .
24 . Commercial physical and biological research
(8731) .
25 . Computer programming, data processing, and
other computer related services (737) .
26 . Computer rental and leasing (7377) .
27 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and
collection agencies (732) .
28 . Detective and guard services (7381) .
29 . Electrical and electronic repair shops (7629) .
30 . Engineering, accounting, research, management,
and related services (87) .
31 . Home health care services (808) .
32 . "Hotels and motels" [SR] (701) .
33 . Job training and vocational rehabilitation
services (833) .
34 . Legal services (811) .
35 . Libraries (823) .
36 . Linen supply (7213) .
37 . Mailing, reproduction, commercial art and
photography, and stenographic services (733) .
38 . Management and public relations services (874) .
39 . Medical and dental laboratories (807) .
40 . Membership organizations (86) .
�/• 41 . Motion picture distribution and allied
services (782) .
42 . Motion picture production and allied services
(781) .
43 . News syndicates (7383) .
44 . Noncommercial research organizations (8733) .
45 . Offices and clinics of dentists (802) .
46 . Offices and clinics of doctors of medicine
(801) .
47 . Offices and clinics of doctors of osteopathy
(803) .
48 . Offices and clinics of other health
practitioners (804) .
49 . Other schools and educational services (829) .
50 . Outdoor advertising services (7312) .
51 . Personnel supply services (736) .
52 . Photofinishing laboratories (7384) .
53 . Physical fitness facilities (7991) .
54 . Professional sports operators and promoters
(7941) .
55 . Refrigerator and air conditioning service and
repair (7623) .
56 . Reupholstery and furniture repair (764) .
57 . Security systems services (7382) .
58 . Tax return preparation services (7291) .
59 . Testing laboratories (8734) .
60 . Theatrical producers (792) .
61 . Vocational schools (824) .
62 . Watch, clock, and jewelry repair (763) .
Retail Trade Division.
63 . Bookstores (5942) .
64 . Carry-out restaurants (5812) , subject to the
provisions of Section F. of this ordinance .
65 . Coffee stands (5812) .
66 . Convenience stores (5411) , subject to the
provisions of Section F. of this ordinance . .
67 . Drug stores (5912) .
68 . Eating Places (5812) , subject to the
provisions of Section F. of this ordinance . .
69 . Florists (5992) .
70 . Gift/card shop (5947) .
71 . "Motor vehicle service station" (SR) , subject
to the provisions of Section F. of this
ordinance .of this ordinance .
72 . Newsstand (5994) .
73 . News dealers (5994) .
74 . Outdoor eating and drinking facilities (5813) .
75 . Tobacco stores (5993) .
76 . Automatic merchandising machine operators
(5962) .
77 . Catalog and mail order houses (5961) .
eft 78 . Direct selling establishments (5963) .
Agricultural Division.
79 . Crop services (072) .
80 . Farm labor and management services (076) .
81 . Landscape counseling and planning (0781) .
eft. 82 . Soil preparation services (071) .
Construction Division.
83 . "Contractor' s office and equipment areas" [SR]
(UNCL) .
Manufacturing Division.
84 . Apparel and other finished products made from
fabrics and similar materials (23) .
85 . Computer and office equipment (357) .
86 . Electronic and other electrical equipment and
components (36) .
87 . Fabricated metal products (34) .
88 . Furniture and fixtures (25) .
89 . Industrial and commercial machinery and
equipment (35) .
90 . Leather and leather products (31) .
91 . Measuring, analyzing, and controlling
instruments; photographic, medical, and
optical goods; and watches and clocks (38) .
92 . Primary metal industries (33) .
93 . Printing, publishing, and allied industries
(27) .
94 . Stone, clay, glass and concrete products (32) .
95 . Tobacco products (21) .
96 . Transportation equipment (37) .
Wholesale Trade Division.
97 . Apparel piece goods and notions (513) .
98 . Beer, wine and distilled alcoholic beverages
(518) .
99 . Drugs, drug proprietaries and druggists '
sundries (512) .
100 . Chemicals and allied products (516) .
101 . Electrical goods (506) .
102 . Farm product raw materials (515) .
103 . Furniture and home furnishings (502) .
104 . Groceries and related products (514) .
105 . Hardware, and plumbing and heating equipment
and supplies (507) .
106 . Lumber and other construction materials (503) .
107 . Machinery, equipment, and supplies (508) .
108 . Metals and minerals, except petroleum (505) .
109 . Motor vehicles and motor vehicle parts and
supplies (501) .
110 . Paper and paper products (511) .
111 . Petroleum and petroleum products (517) .
112 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities
Division.
113 . "Amateur radio antennas" [SR] (UNCL) .
114 . Arrangement of passenger transportation (472) .
115 . Arrangement of transportation of freight and
f cargo (473) .
116 . Branch United States post offices (4311) .
117 . Bus charter service operators offices (414) .
118 . Cable and other pay television services (484) .
119 . Communication services not elsewhere
eft. classified (489) .
120 . "Commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
121 . "Commercial Antenna Tower" [SR] (UNCL) .
122 . Courier services (4215) .
123 . Freight forwarding in general (4731) .
124 . Intercity and rural bus transportation
operators ' offices (413) .
125 . Local and suburban passenger transportation
operators ' offices (411) .
126 . Natural gas transmission and distribution
(4922) (4924) .
127 . Packing and crating (4783) .
128 . "Radio and television antennas" [SR] (UNCL) .
129 . Radio and television broadcasting stations
(483) .
130 . Railroad operators ' offices (401) .
131 . "Satellite dish antennas" [SR] (UNCL) .
132 . School bus operators ' offices (415) .
133 . Taxicab operators ' offices (412) .
134 . Telegraph and other message communications
(482) .
135 . Telephone communications (481) .
136 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains and valves"
[SR] (UNCL) .
Miscellaneous Uses Division.
Miscellaneous Uses Division.
137 . Drive through facilities (SR, subject to the
provisions of Chapter 19 . 45, Off Street
Parking.
138 . "Fences and walls" [SR] (UNCL) .
139 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the ORI Office Research Industrial District,
subject to the provisions of Chapter 19 .47,
Off Street Loading.
140 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the ORI Office Research Industrial District,
subject to the provisions of Chapter 19 .45,
Off Street Parking.
141 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the ORI Office Research Industrial District,
subject to the provisions of Chapter 19 .45 ,
Off Street Parking.
142 . "Refuse collection area" [SR] .
143 . "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 50 , Signs .
emk 144 . "Storage Tanks" [SR] (UNCL) .
145 . "Temporary uses" [SR] (UNCL) .
146 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in the ORI Office
A 1
Research Industrial District, subject to the
rft. provisions of Section 19 . 12 . 500 , Accessory
Structures and Buildings .
147 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the ORI Office Research
Industrial 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
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
eft. operated by laundries or cleaners (7212) .
Retail Trade Division.
12 . Drinking places (alcoholic beverages) (5813) .
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 . Rubber and miscellaneous plastics products
(30) .
22 . Textile mill products (22) .
Transportation, Communication and Utilities
Division.
23 . "Conditional commercial antennas and antenna
structures mounted on existing structures"
[SR] (UNCL) .
24 . "Conditional Commercial Antenna Tower" [SR]
(UNCL) .
25 . Heliports (458) .
26 . Natural gas storage .
27 . "Other radio and television antennas" [SR]
(UNCL) .
28 . "Other satellite dish antennas" [SR] (UNCL) .
29 . Pipelines, except natural gas (461) .
30 . Public warehousing and storage (422) .
31 . Railroad tracks (401) .
32 . "Treatment, transmission and distribution
facilities : equipment, equipment buildings,
towers, exchanges, substations, regulators"
[SR] (UNCL) .
33 . Water transportation (44) .
Miscellaneous Uses Division.
34 . "Commercial operations yard" [SR] (UNCL) .
35 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50, Signs .
36 . "Parking lots" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45, Off-Street
Parking.
37 . "Parking structures" [SR] , subject to the
provisions of Chapter 19 . 45, Off-Street
Parking.
38 . "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 .
39 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in the ORI Office
Research Industrial District, subject to the
provisions of Section 19 . 12 . 500, Accessory
Structures and Buildings .
40 . "Accessory uses" [SR] (UNCL) to the
(Pk conditional uses allowed in the ORI Office
Research Industrial District, subject to the
provisions of Section 19 . 10 . 400 , Component
Land Uses .
41 . "Accessory package liquor sales establishment"
(SR (UNCL) .
Similar Uses. The following enumerated land uses
shall be subject to classification as a permitted
use or as a conditional use in the PORI Office
Research Industrial 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) .
3 . Miscellaneous health and allied services not
elsewhere classified (809) .
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) .
rft Manufacturing Division.
8 . Miscellaneous manufacturing industries (39) .
Transportation, Communication and Utilities
Division.
9 . Transportation services not elsewhere
classified (4789) .
F. Special Limitations as to Certain Uses. In
modification to the provisions of Section E. of
this ordinance :
1 . There shall be a maximum of one motor vehicle
service station, which may be located on Lot 1
only. The general layout of the mini-mart on
Lot 1 as shown on the Site Plan entitled Paul
Commerce Center, prepared by CE Design, Ltd. ,
and dated November 24 , 1998 (revision date of
01-26-00) is for illustration purposes only.
The motor vehicle service station may have a
convenience store ( "mini-mart" ) or a car wash
(attached or detached) incorporated on Lot 1 .
No car wash shall be established without a
motor vehicle service station.
2 . There shall be a maximum of one freestanding
"fastfood" restaurant . An additional "fast
food" restaurant shall also be allowed within
the same structure containing a so-called
"mini-mart" service station/or convenience
store . "Fast food" shall have its customary
and traditional meaning, encompassing
restaurants such as Taco Bell , Wand' s
McDonald" Kentucky Fried Chicken, etc .
3 . The design of any "mini-mart" motor vehicle
service station or of any freestanding "fast
food" restaurant shall be subject to staff
design review and approval by a "Design Review
Committee" composed of the City' s Community
Development Manager, its Code Administration
Director, and its Economic Development
Director, which approval :
(a) shall not be unreasonably withheld,
conditioned or delayed;
(b) shall be guided by the principles as
follows :
To the extent practicable and
feasible, the main buildings composing
such facilities shall be of masonry
construction.
The colors of the building and other
structures shall not be such as to
constitute attention-getting devices, but
shall, instead, be compatible with the
nearby "corporate facilities" located to
the north along the east and west sides
of Randall Road in order not to detract
` from the "corporate" image along this
thoroughfare . Attention-getting colors
shall be limited to permitted signage .
In applying these standards, the
rft. Design Review Committee (and the Elgin
City Council) shall take into
consideration designs for such facilities
which have been accepted or utilized by
national petroleum marketing companies
and national fast-food chains elsewhere
in the mid-west United States . It is the
intention of the parties that the Design
Review Committee shall not, without
Applicant ' s consent, require a design
which is not in usage by such a
facilities elsewhere in the mid-west
United States .
At the request of the owner, the
decision of the Design Review Committee
shall be subject to appeal to the City
Council .
G. 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 in substantial conformance
with the standard regulations of the ORI Office
Research Industrial District except as follows :
1 . The building and vehicle use area setbacks
shall be in substantial conformance with the
setbacks indicated on the Site Plan entitled
Paul Commerce Center, prepared by CE Design,
Ltd. , and dated November 24, 1998 (revision
date of 01-26-00) , except for a "mini-mart"
motor vehicle service station.
2 . In the event that a "mini-mart" motor vehicle
service station is to be established on Lot 1 ,
as shown on the Site Plan entitled Paul
Commerce Center, prepared by CE Design, Ltd. ,
and dated November 24 , 1998 (revision date of
01-26-00) , (a) the vehicle use set back shall
be reduced from 37 feet to 30 feet along the
Randall Road right-of-way, but compensatory
landscaping shall be installed within said
reduced setback; and (b) the setbacks
applicable to the pumps and canopy shall be
reduced to 30 feet along the Randall Road
right-of-way;
3 . The design of any "mini-mart" motor vehicle
service station or of any freestanding "fast
food" restaurant shall be subject to staff
P design review and approval by a "Design Review
Committee" composed of the City' s Community
Development Manager, its Code Administration
Director, and its Economic Development
Director, pursuant to the provisions of
rm. Section F. 3 .
4 . There shall be no building setbacks or vehicle
use setbacks with respect to the common
boundaries between any of the lots of record
within the subdivision. The intent is to
allow the entire property subject to this
ordinance to be developed as a single zoning
lot .
5 . A single, private access to and from the
Subject Property to Randall Road shall be
permitted as shown on the Approved Site Plan.
Additionally, upon the construction of Capital
Drive adjacent to the westerly boundary of the
Subject Property, not less than two (2)
curb-cuts shall be permitted to service the
Subject Property.
6 . At the time a building permit is sought for
the development of any lot, a landscape plan
and signage plan conforming to the
requirements of the City shall be submitted.
H. 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.
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.
J. 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.
K. 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.
L. 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.
M. 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
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. 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.
0. 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.
'42, 44-4e:""
Ed Schock, Mayor
Presented: May 10 , 2000
Passed: May 10, 2000
Omnibus Vote : Yeas 5 Nays 0
Recorded: May 11, 2000
Published:
Attest :
940-4-14-1,‹ ike-ct.e,—
Dolonna Mecum, City Clerk
elk
r.
June 21, 1999
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 28-99 Requesting Annexation, PORI
Planned Office Research Industrial District Zoning, and
Preliminary Plat Approval for a Commercial and Industrial
Subdivision to be Known as Paul Commerce Center; Property
Located at 1550 North Randall Road; by John and Stella Paul, as
Applicants and Owners .
GENERAL INFORMATION
Requested Action: Annexation, Zoning and
Preliminary Plat Approval
Current Zoning: Kane County Farming and Business
Proposed Zoning: PORI Planned Office
tow Research Industrial District
Intended Use Commercial and Industrial
Property Location: 1550 North Randall Road
Owner: John and Stella Paul
Staff Coordinator: Jerry Deering
LIST OF EXHIBITS
A. City Map (see attached)
B. Zoning Map (see attached)
C. Location Map (see attached)
D. Statement of Purpose and (see enclosed)
Conformance prepared by
Peter C. Bazos
Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
E. Preliminary Plat for the (see enclosed)
Paul Commerce Center prepared
by CE Design Limited, dated
November 24 , 1998 (rev 04 . 14 . 99) .
BACKGROUND
An application has been filed by John and Stella Paul,
requesting annexation, PORI Planned Office Research Industrial
District zoning, and preliminary plat approval for a commercial
and industrial subdivision to be known as the Paul Commerce
Center. The subject property is located at 1550 North Randall
Road (reference Exhibits A, B, and C) .
The applicants want to annex the subject property and develop it
with various office, service, retail , and industrial land uses
(reference Exhibit D) .
elk STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 28-99 on May 17, 1999 . The applicant testified at the
hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted an Annexation, Zoning, and Subdivision Review, dated
May 10, 1999 .
The Planning and Development Commission has made the following
findings concerning the requested variation:
A. Site Characteristics. The suitability of the subject
property for the intended zoning district with respect to
its size; shape; significant natural features including
topography, watercourses and vegetation; and existing
improvements .
Findings. The subject property is a regularly shaped
parcel containing approximately 7 . 8 acres of land. The
property is improved with a large barn and greenhouse which
Page 2
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
eft-
have been renovated and used for commercial purposes in
unincorporated Kane County.
B. Sewer and Water. The suitability of the subject property
for the intended zoning district with respect to the
availability of adequate municipal water, wastewater
treatment and stormwater control facilities .
Findings. Municipal water lines are located along Randall
Road and Capitol Drive . There is adequate water pressure
in these existing lines to serve the proposed use .
A municipal sanitary sewer line is located on the west side
of Randall Road at the intersection of Holmes Road and
Capital Street . The subject property may be served by this
sewer. The subject property is in the service area for the
Big Timber interceptor sewer.
Stormwater detention is proposed to be located onsite.
C. Traffic and Parking. The suitability of the subject
ePik property for the intended zoning district with respect to
the provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic
congestion.
The number of locations for vehicular access to or from a
public right of way should be limited to those which are
necessary for the reasonable use of the property and
consistent with current traffic engineering standards .
Locations for vehicular access to or from a public right of
way should be aligned directly opposite existing or
approved locations across the street .
Findings. The subject property is located along the west
side of Randall Road, at the Fox Lane/Randall Road
intersection. Randall Road is a regional limited access
arterial street serving Kane County. The applicant
proposes permanent direct access to Randall Road, creating
a fourth leg to the Fox/Randall intersection.
Capital Street is to be constructed along the subject
property' s westerly lot line . Capital Street is to connect
Alft Lane on the north to Holmes Road on the south. The
eft
Page 3
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
tow
applicants are proposing up to a maximum of two points of
access to Capital Street .
Off street parking is to be constructed in conformance to
the parking lot ordinance .
D. Zoning History. The suitability of the subject property
for the intended zoning district with respect to the length
of time the property has remained undeveloped or unused in
its current zoning district .
Findings. The subject property is located in
unincorporated Kane County. Various portions of the
property are zoned for either agricultural or commercial
use.
E. Surrounding Land use and Zoning. The suitability of the
subject property for the intended zoning district with
respect to consistency and compatibility with surrounding
land use and zoning.
eft Findings. The Slough Business Center is located to the
northwest of the subject property.
The areas located to the north and east of the subject
property lying within the City of Elgin are zoned ORI
Office Research Industrial District .
The area located to the east of the subject property is in
agricultural use and is zoned for industrial use .
The areas located to the west of the subject property lying
within unincorporated Kane County are zoned F-Farming
District . These areas are primarily in agricultural use.
F. Trend of Development. The suitability of the subject
property for the intended zoning district with respect to
consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is located within the
Randall Road corridor which is developing as a major
office, research, and industrial area.
efth
Page 4
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
• FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
tom
G. 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.
Findings. The Official Comprehensive for Elgin designates
the subject property as "office, research, and industrial" .
H. 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.
Findings. The subject property has no significant natural
features.
I. 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
e'` detrimental influence on each other or on surrounding
property.
Findings. The applicant is requesting approval of a
planned development without specifying the exact location
of buildings and other improvements, or their intended uses .
The applicant is proposing to establish essential design
guidelines to be used by staff in reviewing each portion of
the development on a case by case basis during the build
out of the property.
J. Planned Development Districts. The suitability of the
subject property for the intended planned development
district with respect to conformance to the 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
eft.
Page 5
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
is most similar to, but departs from the standard
requirements of the ORI zoning district .
The purpose and intent of the provisions for planned
developments is to accommodate unique development
situations . For planned development districts, the planned
development should demonstrate the following
characteristics :
1 . An opportunity to realize a development of
demonstrated need with respect to the types of
environment available to the public, that would not be
possible under the strict application of the other
chapters of this title.
2 . A creative approach to the use of land and related
improvements resulting in better design and
construction of aesthetic amenities .
3 . The preservation of significant natural features
including topography, watercourses, wetlands, and
vegetation.
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 .
Findings. The requested PORI Planned Office Research
Industrial District zoning is in general conformance to the
purposes for planned industrial districts . The
introduction of certain ancillary retail and service uses
to a major developing office, research, and industrial
pattern of development within the Randall Road corridor
makes good sense .
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the zoning ordinance. The applicant is requesting departures
from the following sections of the zoning ordinance :
elk
Page 6
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
A. Permitted Uses (19 .40 . 130 A. ) In addition to the 118
permitted uses in the ORI district, the applicant proposes
to add approximately 40 service and retail uses to the
permitted use list .
B. Vehicle Use Area Setbacks (19 .40 . 135 E. 2 . ) The minimum
required vehicle use area setback from Randall Road is 37
feet . The Far West Area Plan stipulates a 100 foot vehicle
use area setback. The Wispark Corporation provided a 50
foot setback for the Northwest Corporate Park located north
of the tollway. The applicant proposes a 30 foot setback
from Randall Road for vehicle use areas and canopy
structures in conjunction with motor vehicle service
stations .
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 28-99 . On a motion to recommend the approval of
Petition 28-99, subject to the following conditions, the vote
was six (6) yes and zero (0) :
1 . The following land uses should be deleted from
the proposed permitted use list : coin operated
laundry, laundry collecting and distributing
outlets, garden and landscape plants and
supplies, grocery and food stores, hardware
stores, home and office furniture, miscellaneous
shopping goods, optical goods dealers, and video
rental stores .
2 . There should be a maximum of one freestanding
"fast food" restaurant . One additional "fast
food" restaurant shall be allowed within the same
structure with a motor vehicle service
station/grocery store . "Fast food" should have
its customary and traditional meaning,
encompassing restaurants like Taco Bell, Wendy' s,
McDonald' s, Kentucky Fried Chicken, etc .
3 . Package liquor stores should be listed as a
conditional use .
eft
Page 7
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE . 99/PET28 . 99
FINDINGS OF FACT Planning and Development Commission
Petition 28-99 June 21, 1999
emk
4 . The building and vehicle use area setbacks should
be consistent with standard requirements of the
ORI Office Research Industrial District with the
exception that if a motor vehicle service
station/grocery store is located on a lot
adjoining Randall Road, the canopy and vehicle
use area setback should be only 30 feet .
Compliance with all of the remaining site design
requirements for the ORI Office Research
Industrial District .
5 . Signs are to be in conformance to the sign
ordinance .
6 . Revisions to the provisions for staff design
review, requiring the review of any motor vehicle
service station and any other freestanding "fast
food" restaurants, and clarifying design
standards, exterior building materials, and the
composition of the review group.
'" 7 . Revisions to the preliminary plat per the
Engineering Division and the Water Department .
8 . Conformance to all other applicable codes and
ordinances.
Therefore, the motion to recommend the approval of Petition
28-99 was adopted.
-�-cp'I Iii 7'7 6 0-
George M. Wolff, Chairman
Planning and Development Commission
g_AA>Lii( ;)4?_ "./1?
Jerry Deering, Secretary
Planning and Development Commission
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Page 8
FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3250AX. ZS/3250ANNE. 99/PET28 . 99
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Exhibit C
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STATEMENT OF PURPOSE AND CONFORMANCE
PAUL COMMERCE CENTER (PETITION 28-99)
PETER C. BAZOS
EXHIBIT D
RIDER
r Applicants, John Paul and Stella Paul (collectively "Applicant") do hereby submit the following
additional information in support of the Development Application to which this Rider is attached. This Rider
is also intended to serve as Applicant's "Statement of Purpose and Conformance" with respect to the
Subdivision,Map Amendment, and Planned Development requested herein.
I. General Background
1.1 The property which is the subject of this Development Application contains a total of approximately
7.8 acres and is legally described as on EXHIBIT 1 attached hereto (the "Subject Property").
1.2 The property lies along the westerly right-of-way line of Randall Road near the intersection of
Randall Rd. and Fox Lane in unincorporated Elgin, Kane County, Il.
1.3 The underlying zoning classification of the Subject Property under the Kane County Zoning
Ordinance is B-1 and Farming.
1.4 Applicant proposes to (i) annex the Subject Property to the City of Elgin("City") and (ii) subdivide
and develop the Subject Property for commercial purposes involving one or more of the permitted
uses contemplated in Section II of this Development Application.
II. Map Amendment for a Planned Development
2.1 Applicant requests the City's approval of a Map Amendment for a Planned Development("PD") of
the Subject Property and hereby submits along with this Development Application,the following
materials regarding the Subject Property:
(a) A plat of survey ("Survey");
(b) A Preliminary PD plan, including preliminary engineering data, for the proposed"Paul
Commerce Center",prepared by CE Design, Ltd. bearing Job No. 2132 and revision date
November 24, 1998 ("PD Plan").
2.2 Applicant requests that the City enact and adopt such ordinances and resolutions as may be required
to approve a PD and associated PORI zoning classification for the Subject Property which contains
the following major provisions:
(a) That the Subject Property be subdivided as shown on the PD Plan,with the resulting
subdivision to be called the "Paul Commerce Center";
(b) That the PORI ordinance("PORI") adopted with respect to the Subject Property as part of the
• requested PD establish the following permitted uses for the Subject Property:
(i) Those uses currently permitted in the City's existing ORI-Office Research Industrial
zoning district; plus
(ii) The following additional permitted uses:
.•, Services Division
ATM
Bakery
Banks, savings and loans and other savings and financial institutions
Barber shops
\\MAIN\WPDOCS\WORK\17552\Developmcnt-Appl-v4.doc 4
Beauty shops
Coin operated laundry
Conference facility
Convention center(enclosed)
Daycare facilities
Drinking place
Dry cleaning facility
Eating place
Exhibition center(enclosed)
Laundry collecting and distributing outlets
Membership sports and recreation clubs
Offices of all types
Physical fitness centers
Sports and recreation facility (enclosed)
Retail Trade Division
Bookstore
Card/Gift shop
Carry-out restaurants
Coffee stand
Convenience store
Drinking places
Drug stores
Eating places
eft Florists
Food stores
Garden and landscape plants and supplies
Grocery
Hardware stores
Home and office furniture and furnishings and equipment
Newsstand
Package liquor stores
Misc. shopping goods stores
News dealers
Optical goods dealers
Outdoor eating and drinking facilities
Tobacco stores
Video rental stores
Miscellaneous Uses Division
Drive through facilities
Mailing, reproduction, commercial art, and photocopying facility
Parking in connection with any other use permitted on any other lots
(iii) That under the PORI, and in addition to any of the other permitted uses specified
herein,proposed Lot 1 also be allowed to be developed, improved and used, as a
permitted use, in connection with(1)the sale at retail of motor fuel and other
.., automotive petroleum, (2)the sale of foodstuffs and beverages customarily sold in so-
called auto"mini-marts", and(3)the operation of an associated, attached or detached
car wash(hereinafter a"Mini-Mart Facility"). The PD Plan shows a contemplated site
plan for a hypothetical Mini Mart Facility. The PORT shall provide that before the
construction of any Mini Mart Facility shall commence on Lot 1, the site plan and
aesthetic design of such a Mini-Mart Facility shall be submitted to the Design Review
\WMAIN\WPDOCS\WORK\175521Dcvclopment-Appl-v4.doc 5
Committee of the City(as hereafter defined) for its approval, which approval shall not
be unreasonably withheld, conditioned or delayed, and any adverse decision by the
Design Review Committee shall, at the request of the Applicant,be subject to review
by the Elgin City Council. The design of any such Mini-Mart Facility shall generally
comply with the standards set forth on EXHIBIT 2 attached hereto. As used herein,
the term "Design Review Committee" shall mean a committee composed of the
following individuals employed by the City in the following capacities:
(A) The Director of the Planning Department (currently Roger K.
Dahlstrom)or such other planner within the Planning Department as
the Director of Planning may designate;
(B) The Director of Business Services (currently Raymond Moeller)
(C) The Community Development Manager(currently Mark T. Biemacki).
(iv) Additionally,the PORT shall also provide that any of the other lots within the Subject
Property shall be able to be used as a fast-food restaurant(meaning a restaurant with a
limited menu of pre-prepared foods designed primarily for carry-out, and usually
including a drive-through window), examples of which include MacDonald's,Burger
King,Kentucky Fried Wendy's, etc. ("Fast Food Facility"). However,the PORT shall
provide that before the construction of any such Fast-Food Facility shall commence
on any of said lots,the site plan and aesthetic design of such a facility shall be
submitted to the Design Review Committee of the City(as hereafter above defined)
for its approval,which approval shall not be unreasonably withheld, conditioned or
delayed, and any adverse decision by the Design Review Committee shall, at the
request of the Applicant,be subject to review by the Elgin City Council. The design
of any such Fast-Food Facility shall generally comply with the standards set forth on
EXHIBIT 2 attached hereto.
(c) That the PORI District created herein shall also have as "conditional uses", all of the
"conditional uses" as described in the City's existing ORI-Office Research Industrial District.
(d) That the PORI ordinance establish as development and design standards those standards as are
set forth on EXHIBIT 2 attached hereto.
(e) That along with the application for a building permit to construct a building on any of the lots
within the Paul Commerce Center,the developer shall also be required to submit a landscape
plan and signage plan for the lot in question, in each case complying with the codes and
ordinance of the City,modified only by the express provisions of the PD/PORI.
(f) That the engineering, on-site storm water retention and detention and other design features
described on the PD Plan be approved for the Subject Property as part of the PD/PORI.
(g) That at the election of the Owner,there shall be created among the various lots within the
proposed subdivision cross easements for drainage,parking, access and the like.
(h) That the Subject Property shall be served by the following curb-cuts:
•. (i) A single curb cut located opposite, and aligned with, Fox Lane, with signalization at
Applicant's Expense.
(ii) Up to two (2) curb-cuts leading from the Subject Property to the Capital Drive right-of
way.
i\MAIN\WPDOCS\WORK11 7552\Dcvelopment-Appl-v4.doc 6
i •
2.3 That the PD/PORI ordinance expressly provide that the commencement of construction and
development on any one of the lots within the Subject Property within two (2)years from the date of
r/'"` approval of the Development Request shall satisfy with respect to all of the lots in the subdivision the
City's requirement for commencement of construction of a planned development within two (2)years
as more particularly set forth in Section 19.16.210 of the City's Zoning Ordinance.
2.4 Applicant respectfully states that the PD/PORI herein requested with respect to the Subject Property
should be approved because:
(a) The proposed permitted uses of the requested PORI are appropriate for the area in which the
said lots are located and will generally provide needed services to the other occupants and
users of the Subject Property and other facilities located in the general area of the Subject
Property.
(b) None of the requested departures from the design or development controls otherwise currently
applicable to the Subject Property will in any way negatively impacts surrounding property
values nor adversely affect the public health, safety or welfare.
(c) No significant natural features other than the Ravine exist on the Subject Property.
(d) As part of the development of the Subject Property,Applicant will extend all required on-site
municipal sanitary sewer, storm sewer and water services necessary and appropriate to serve
same, all in accordance with the City's ordinances (as modified by the PD/PORI Ordinance).
(e) The traffic flow within the Subject Property will be adequately served by the internal drive
isles and cross easements to be created thereon.
eft.
(f) The PD Plan contains adequate provisions for the safe and efficient on-site and off-site
circulation of vehicles and will minimize traffic congestion.
(g) The proposed PORI zoning is substantially consistent with the zoning of surrounding
property, with the City's comprehensive plan, and with the trend of development in the area.
(h) Neither the approval of the requested PD/PORI nor the development of the Subject Property
as permitted or contemplated thereby will have any negative impact upon the public health,
safety or welfare or up the value of nearby or surrounding property,but, instead,will enhance
said values.
(i) The development of the Subject Property as contemplated herein,will(A)provide substantial
employment opportunities and(B) provide additional real estate and sales tax revenues, all of
which will benefit the City and its residents and other local taxing bodies.
2.5 Attached hereto as EXHIBIT 3 are the drawings and specifications for the signs ("Signs") which
Applicant desires to place upon the Subject Property along the easterly boundary of the Subject
Property adjacent to the Randall Road right-of-way and along the westerly boundary of the Subject
Property adjacent to the future Capital Drive right-of-way. The Signs are proposed to be placed as
shown on the PD Plan. (The said design for the Signs as contained on EXHIBIT 3 and the proposed
location thereof as shown on the PD Plan shall hereinafter be collectively called the "Signage Plan").
2.6 The Signage Plan contains departures from the otherwise applicable requirements of Chapter 19.50
`° and other applicable provisions of Elgin's Zoning Ordinance.
2.7 Applicant requests that, as part of the PORI for the Subject Property,the City approve the installation
and maintenance of the Signs as part of the requested Planned Development. In support of this
request, applicant states as follows:
\\MAIMWPDOCS\WORK\17552\Development-Appl-v4.doc 7
(a) The Subject Property is intended to be developed and improved with a multiplicity of uses,
including,without limitation, a restaurant,mini-mart, and other commercial uses.
(b) The Subject Property is over 7.8 acres in size.
(c) The Subject Property is located within a corporate area which deserves a minimization of the
number of signs.
(d) The signage, as proposed, is tasteful in appearance and not excessive in size,given the
multiplicity of uses intended to be created upon the Subject Property and the configuration of
the Subject Property.
(e) Highway safety requires that signage of appropriate size be located along Randall Road in
order to give drivers adequate notice and time to slow down for turning onto the Randall Road
exit in order to access the improvements on the Subject Property.
2.8 Notwithstanding the approval of the requested Signs,the Applicant shall retain the right to place
additional signs on the various lots within the Subject Property as may otherwise be permitted in the
City's Zoning Ordinance.
III. Miscellaneous
Applicant requests that copies of all notices given to Applicant hereunder(or in connection
with the actions requested to be taken herein)be sent to its counsel as follows:
Peter C. Bazos, Esq.
SCHNELL,BAZOS, FREEMAN &KRAMER
1250 Larkin Ave., Suite 100
Elgin,IL 60123
Phone: 847-742-8800
Fax: 847-742-9777
Respectfully Submitted,
John Paul
Stella Paul
\\MAIN\WPDOCS\WORK\17552\Development-Appl-v4.doc 8
EXHIBIT 1
,,, LEGAL DESCRIPTION OF SUBJECT PROPERTY
That part of the Southeast Quarter of Section 31,Township 42 North,Range 8 described as
follows: Commencing at the Northeast corner of said Southeast Quarter, thence South 89 degrees 59
minutes 41 seconds West along the North line of said Southeast Quarter, 588.11 feet;thence South 0
degrees 54 minutes 10 seconds West 250.01 feet for the point of beginning; thence continuing South 0
degrees 54 minutes 10 seconds West, 685.32 feet; thence South 89 degrees 42 minutes 41 seconds
East,440.20 feet;thence North 0 degrees 30 minutes 56 seconds East, 28.40 feet; thence South 89
degrees 43 minutes 05 seconds East, 124.58 feet to the East line of said Southeast Quarter, thence
North 0 degrees 28 minutes 53 seconds East along said East line,659.69 feet; thence North 90 degrees
00 minutes 00 seconds West, 559.94 feet to the point of beginning(except the East 62.0 feet taken for
highway purposes),in Dundee Township,Kane County,Illinois.
r
\\MAIN\WPDOCS\WORK\17552\Dcvclopmcnt-Appl-v4.doc 9
. i r
EXHIBIT 2
DESIGN STANDARDS
The design standards applicable to the Subject Property and to the improvements which may be
hereafter erected on the Subject Property shall be as follows and as otherwise reflected on the PD Plan:
1. BUILDING LINE SET BACK:
(a) Along Randall Road, seventy(70)feet; except that with respect to any Mini Mart Facility
built on Lot 1, the canopy and pumps may extend to within thirty (30) feet of Randall Road.
(b) Along future Capital Drive, forty (35) feet.
(c) Along the northerly boundary of the Subject Property, fifteen(15) feet.
(d) Along the southerly boundary of the Subject Property, fifteen(15) feet.
2. VEHICLE USE SET BACK AREAS.
(a) Along Randall Road,thirty(30)feet.
(b) Along future Capital Drive,thirty (30) feet.
(c) Along the northerly boundary of the Subject Property, five (5)feet.
(d) Along the southerly boundary of the Subject Property, five(5)feet.
3. NO INTERIOR LOT LINE CONTROLS. There shall be no building setbacks,vehicle use set
backs or landscape buffers applicable with respect to the common boundaries of any of the lots within
the subdivision.
4. ACCESS AND CURB-CUTS. A single, private access to and from the Subject Property to Randall
Road shall be permitted as shown on the PD Plan. Additionally, upon the construction of Capital
Drive adjacent to the westerly boundary of the Subject Property,not less than two (2) curb-cuts shall
be permitted to service the Subject Property.
5. ADDITIONAL DEVELOPMENT AND DESIGN CONTROLS. Except as provided in
paragraphs 1,2, 3 and 4 above, all of the development and design controls otherwise applicable to
properties classified within the City's ORI zoning classification(hereinafter called "Standard ORI
Controls") shall apply to the Subject Property.
6. DESIGN STANDARDS FOR MINI-MART FACILITY AND FAST-FOOD FACILITY. The
design of any Mini-Mart Facility and/or Fast-Food Facility to be built upon the Subject Property shall
adhere to the following general standards and principals:
(a) To the extent practicable and feasible,the main buildings composing such facilities shall be of
masonry construction.
(b) The colors of the building and other structures shall not be such as to constitute attention-
getting devices,but shall, instead, be compatible with the nearby "corporate facilities" located
to the north along the east and west sides of Randall Road in order not to detract from the
"corporate" image along this thoroughfare. Attention-getting colors shall be limited to
permitted signage.
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elk In applying these standards,the Design Review Committee (and the Elgin City Council) shall take
into consideration designs for such facilities which have been accepted or utilized by national
petroleum marketing companies and national fast-food chains elsewhere in the mid-west United
States. It is the intention of the parties that the Design Review Committee shall not,without
Applicant's consent,require a design which is not in usage by such a facility elsewhere in the mid-
west United States.
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EXHIBIT 3
eik DRAWING/DESCRIPTION OF SIGNS
I. SIGNAGE ALONG RANDALL ROAD:
1.1 A single, double-faced monument sign with dimensions of feet in width and in
height, intended to advertise the presence of the various users within Paul Commerce Center.
1.2 If any other lot within the subdivision is improved with a Mini-Mart Facility or a Fast-Food
Facility, a separate monument sign for each such use as approved by the Design Review
Committee.
1.3 Directional,"entrance" and"exit" signage at the entrance to the subdivision.
II. SIIGNAGE ALONG CAPITAL DRIVE:
2.1 A single,double-faced monument sign with dimensions of feet in width and in
height, intended to advertise the presence of the various users within Paul Commerce Center.
2.2 If any other lot within the subdivision is improved with a Mini-Mart Facility or a Fast-Food
Facility, a separate monument sign for each such use as approved by the Design Review
Committee.
2.3 Directional, "entrance" and"exit" signage at each curb-cut to the subdivision.
flak
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