G25-00 "'^ Ordinance No . G25-00
AN ORDINANCE
CLASSIFYING PROPERTY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(Slough Business Center II)
WHEREAS, the territory herein described has been annexed
to the City of Elgin (the "City" ) ; 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 of the
City 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 of the City has reviewed the
findings and recommendations 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 EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS :
COMMENCING AT THE NORTHEAST CORNER OF THE SAID
SOUTHEAST QUARTER OF SECTION 31 ; THENCE NORTH 88
DEGREES 47 MINUTES 45 SECONDS WEST, ALONG THE NORTH
LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 558 . 23
FEET TO AN EXISTING IRON STAKE FOR THE POINT OF
BEGINNING; THENCE SOUTH 02 DEGREES 06 MINUTES 07
SECONDS WEST, A DISTANCE OF 463 . 27 FEET TO A
NORTHERLY LINE OF LAND CONVEYED PER DOCUMENT NO.
94K033214 ; THENCE NORTH 88 DEGREES 18 MINUTES 23
SECONDS WEST, ALONG SAID NORTHERLY LINE, A DISTANCE
OF 1128 . 31 FEET TO A WESTERLY LINE OF SAID LAND
CONVEYED PER DOCUMENT NO. 94K033214 ; THENCE SOUTH 03
t DEGREES 23 MINUTES 00 SECONDS WEST, ALONG SAID
WESTERLY LINE, A DISTANCE OF 870 . 70 FEET TO A POINT
1" ON THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID
SOUTHEAST QUARTER OF SECTION 31 THAT IS 395 . 00 FEET
WESTERLY OF THE SOUTHEAST CORNER OF SAID NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER, AS MEASURED ALONG
SAID SOUTH LINE; THENCE NORTH 88 DEGREES 41 MINUTES
39 SECONDS WEST, ALONG SAID SOUTH LINE, A DISTANCE
OF 925 . 52 FEET TO THE SOUTHWEST CORNER OF SAID
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE
NORTH 01 DEGREES 46 MINUTES 55 SECONDS EAST, ALONG
THE WEST LINE OF SAID NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER, A DISTANCE OF 1322 . 07 FEET TO THE
NORTHWEST CORNER OF SAID NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER; THENCE SOUTH 88 DEGREES 47
MINUTES 45 SECONDS EAST, ALONG SAID NORTH LINE OF
THE SOUTHEAST QUARTER OF SECTION 31, A DISTANCE OF
2080 . 81 FEET TO THE POINT OF BEGINNING, BEING
SITUATED IN DUNDEE TOWNSHIP, KANE COUNTY, ILLINOIS
AND CONTAINING 40 .49 ACRES MORE OR LESS .
Section 2 . That the City Council 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 in Slough Business Center II in accordance with the
rft following provisions :
A. Purpose and Intent . The purpose of the PORI Planned
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 Office Research Industrial 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. Land Use . In this PORI Planned Office Research
Industrial 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 all other land uses [SR]
currently or in the future enumerated in the ORI Office
Research Industrial District or in any other PORI zoning
districts in the City, the following enumerated land uses
t [SR] shall be the only land uses allowed as a permitted
use [SR] , as a conditional use [SR] , or as a similar use
f"" [SR] in this PORI zoning district . Permitted Uses . The
following enumerated land uses shall be the only land
uses allowed as a permitted use in this PORI zoning
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) .
10 . Computer programming, data processing, and other
computer related services (737) .
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) .
30 . Offices and clinics of dentists (802) .
row- 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) .
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 . Contractors 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 (3 6) .
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) .
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) .
eft 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 Parking.
115 . Parking structures [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 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
eft. 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 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) .
18 . Lumber and wood products (24) .
19 . Paper and allied products (26) .
20 . Petroleum refining and related industries (29) .
21 . Textile mill products (22) .
Transportation, Communication and Utilities Division.
22 . Conditional commercial antennas and antenna
structures mounted on existing structures [SR]
(UNCL) .
23 . Conditional Commercial Antenna Tower [SRI (UNCL) .
24 . Heliports (458) .
25 . Natural gas storage .
26 . Other radio and television antennas [SR] (UNCL) .
27 . Other satellite dish antennas [SR] (UNCL) .
28 . Pipelines, except natural gas (461) .
29 . Railroad tracks (401) .
30 . Treatment, transmission and distribution
facilities : equipment, equipment buildings, towers,
exchanges, substations, regulators [SR] (UNCL) .
31 . Water transportation (44) .
Miscellaneous Uses Division.
32 . Commercial operations yard [SR] (UNCL) .
33 . Master signage plan [SR] , subject to the provisions
of Chapter 19 . 50, Signs .
34 . Parking lots [SR] (UNCL) , subject to the provisions
of Chapter 19 . 45, Off-Street Parking.
35 . Parking structures [SR] , subject to the provisions
of Chapter 19 . 45, Off-Street Parking.
36 . 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 .
37 . 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.
38 . 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 .
39 . 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 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) .
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) .
Manufacturing Division.
8 . Miscellaneous manufacturing industries (39) .
Transportation, Communication and Utilities Division.
9 . Transportation services not elsewhere classified
(4789) .
D. Site Design. In this PORI Planned Office Research
Industrial 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 :
rm. 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. More than
one building shall be allowed on one lot of
record [SR] and one building shall be allowed
on more than one lot of record [SR] .
2 . Lot Area and Width. In this PORI zoning
district, each building site shall have either
(1) a minimum zoning lot area [SR] of 60 , 000
square feet or (2) a minimum of 250 feet on
each street frontage .
3 . Building and Landscape Setbacks . Because the
intent of the City of Elgin Parkway Tree
Ordinance is to maintain a high standard of
landscape architecture and planting materials,
and in keeping with the Minimum Building
Setback of thirty-five (35) feet and the
Minimum Landscape Setback of twenty-five (25)
feet throughout the existing Westfield Business
Park (to be renamed, and hereinafter referred
to as, "Slough Business Center I" ) , the City
agrees that the Minimum Building Street Setback
eft shall be thirty-five (35) feet and the Minimum
Vehicle Use Area Setback shall be twenty-five
(25) feet from the street . In the first ten
e"" (10) feet from the street, a utility easement
shall exist and no parkway trees or woody
landscape materials shall be installed or
planted. In the remaining fifteen (15) feet of
the said twenty-five (25) foot Vehicle Use Area
Setback, no parking, building or other
improvements shall be constructed and all of
said fifteen (15) foot area shall be landscaped
in accordance with Owner' s landscape plan to be
approved by the City.
4 . Floor Area. In this PORI zoning district, the
maximum floor area [SR] for a zoning lot shall
not exceed one hundred percent (100%) of the
zoning lot area. There shall be no maximum
building height .
5 . Building Coverage . In this PORI zoning
district, the maximum building coverage [SR]
for a zoning lot shall not exceed seventy
percent (70%) of the zoning lot area.
E. 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 exceptions :
1 . Required Number of Parking Stalls . The
required number parking stalls shall be subject
to the provisions of Chapter 19 . 45, Off Street
Parking, of the Elgin Municipal Code, except as
follows :
For warehouse, storage, and distribution
facilities, the parking stall requirements
shall be based on the following stepped parking
requirements :
Area in Square Feet Parking Stalls Required
1 to 20, 000 1 stall per 1, 500/SF
20, 001 to 50, 000 1 stall per 1, 750/SF
50 , 001 to 75, 000 1 stall per 2 , 000/SF
75, 001 and over 1 stall per 2 , 500/SF
2 . Land Reservation for Parking Not Provided. For
zoning lots where the initial occupant can
document that the land use requires less
parking than required in this subsection, only
the number of stalls required by the occupant
shall be required to be constructed, provided
ebk that this number is not less than one-third
(1/3) of the total required number of parking
stalls . Adequate land area for the required
number of off street parking stalls in
accordance with this subsection shall be
designated and reserved for off street parking
purposes . A written covenant agreeing to
construct the additional required parking
stalls shall be submitted to the Zoning Officer.
Such covenant shall be reviewed by the Zoning
Officer, approved as to content and form by the
Corporation Counsel, and filed by the property
owner for record in the office of the County
Recorder.
Upon subsequent certification by the Zoning
Officer that the full number of parking stalls
required under this subsection are needed
because the demand for off street parking
stalls exceeds the capacity of the off street
parking facility and that such demand is of a
continuing and regular nature, the owner of the
building shall construct the full number of
parking spaces required under this subsection.
3 . Collective Parking Facilities . Off street
parking facilities for separate uses may be
provided collectively, if the total number of
stalls so provided is not less than the sum of
the separate requirements of each such land use
[SR] , and if all the regulations governing the
location of accessory off street parking
facilities in relation to the use served are
observed. The off street parking facilities
may be provided jointly or collectively within
the property or on contiguous properties
controlled by the owners of the zoning lots by
written covenant or agreement between the
owners of such zoning lots and adjacent
properties .
F. Planned Developments . This PORI Planned Office
Research Industrial District shall be subject to the
provisions of Chapter 19 . 60 , Planned Developments,
of the Elgin Municipal Code, as may be amended,
however, Section 19 . 60 . 210 , Revocation of Planned
Developments, shall not apply. A conditional use
for a planned development may be requested by an
individual lot or 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.
ew" G. Conditional Uses . Upon the specific petition by any
lot or property owner subject to this Ordinance,
approval for a conditional use may be sought if the
petitioner agrees that its petition 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.
H. Variations . Any of the requirements of this
ordinance may be varied by petition of a lot or
property owner subject to this Ordinance, however,
such variation is 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.
I . Subdivisions - Generally. The property contained in
this PORI zoning district may be developed in one or
more portions (phases) . Accordingly, a final plat
of subdivision and final engineering plans and
specifications may be submitted to the City for each
rh- phase . If such a final plat of subdivision, and the
final engineering plans and specifications conform
to all of the provisions of this PORI zoning
district ordinance, the plat and plans shall be
approved by the City. No additional information,
data, or plans shall be required.
The final plats and the final engineering plans and
specifications shall be in substantial conformance
with this PORI zoning district and the preliminary
development plan, containing the following plan
sheets :
1 . A.L.T.A/A. C. S .M. Land Title Survey prepared by
Landmark Engineering Group, dated June 29, 1998 .
2 . Preliminary Plat prepared by Landmark
Engineering Group, with latest revision date of
April 20, 2000 .
3 . Preliminary Engineering Plan, consisting of a
preliminary site and stormwater management
plan, prepared by Wight & Company, with latest
revision date of April 20, 2000, and a
preliminary utility plan, prepared by Wight &
Company, with latest revision date of April 20 ,
2000 .
4 . Plat of Vacation, prepared by Landmark
Engineering Group, dated May 11, 2000 .
5 . Plat of Dedication, prepared by Landmark
Engineering Group, dated May 11, 2000 .
6 . Plat of Dedication (for portion of Capital
Street that runs through Subject Property) ,
prepared by Landmark Engineering Group, dated
May 11, 2000 .
J. 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 following exceptions :
1 . Phased Development . Infrastructure development
may be constructed and accepted by the City in
phases, provided that the City Engineer
determines that each phase has integrity.
2 . Roadways . Because the proposed Covenants,
Conditions and Restrictions do not allow for
on-street parking within the existing Slough
(°- Business Center I , and because the proposed
street dedications are not and will not become
collector or through streets in the new Slough
Business Center II :
a. All dedicated street rights-of-way in the
Subject Property, with the exception of
the Capital Street right-of-way which is
sixty-six (66) feet wide, shall be no
wider than sixty (60) feet, including the
north-south street known as Britannia
Drive and the east-west street known as
Bath Road.
b. All dedicated street widths from
back-of-curb to back-of-curb, with the
exception of Capital Street, which shall
have an improved street width from
back-of-curb to back-of-curb of forty and
17/100 (40 . 17) feet wide, shall be
thirty-two (32) feet wide, including the
north-south street known as Britannia
Drive and the east-west street known as
Bath Road.
3 . Public Sidewalks . Public sidewalks shall be
installed along one side of any dedicated
street right-of-way as designated by Owner.
K. Subdivisions - Stormwater Control . In this PORI
zoning district, subdivisions shall be subject to
the provisions of Chapter 18 . 36, Stormwater Control,
of the Elgin Municipal Code, as may be amended, with
the following exceptions :
1 . Best Management Practices . Where practical and
reasonable, stormwater management shall
emphasize the use of the natural drainage
system with the following priorities listed in
descending order:
a. Minimize impervious surfaces from building
coverage and vehicle use area.
b. Reduce the rate of stormwater runoff and
the amount of stormwater pollutants
through the introduction of vegetated
swales in lieu of storm sewers and through
the introduction of depressional
stormwater storage (natural topographic
depressions and wetlands) .
c . Reduce the rate of stormwater runoff and
the amount of stormwater pollutants by
providing for an increase in the amount of
infiltrate runoff onsite (maximizing the
connection between impervious surfaces and
vegetated pervious surfaces before runoff
reaches a major conveyance system) .
d. Reduce the rate of stormwater runoff and
the amount of stormwater pollutants by
providing stormwater detention, designed
to increase infiltrate runoff on site.
e . Utilize storm sewers to provide necessary
stormwater conveyance and to prevent
nuisance conditions in situations where
other drainage measures are not practical
or reasonable .
2 . Stormwater/Water Quality Management Design
Criteria. Stormwater and water quality
management shall meet the following design
criteria :
a. For the design of detention basins,
Bulletin 70 100 year, 24 hour rainfall
depth of 7 . 58 inches and Huff Type III
distribution shall be used.
olow
b. Detention storage may be located on line
and at a minimum shall be equal to the
'` estimated existing flood plain storage
plus the existing estimated wetland
storage plus storage needed to meet an off
line release rate of 0 . 15 cfs per acre of
developed property.
c . A control structure shall be installed to
limit the 100 year release from the
subject property to 0 . 15 cfs per acre.
d. The developer shall evaluate the
installation of a control to limit the two
year event to a release of no more than
0 . 04 cfs per acre. The developer shall
install a control to limit the two year
release from the subject property to 0 . 04
cfs per acre .
e . The detention basins shall be designed as
shallow marsh areas, dry basins, or wet
ponds as each situation warrants . Maximum
slopes above normal water lines shall not
exceed 3 : 1 . Preference shall be given to
shallow marsh area design.
eh. f . Where feasible, the developer can opt to
utilize modified urban road cross sections
(curb and gutter, but no storm sewer trunk
lines) and open swale drainage may be
utilized along with the other appropriate
best management practices .
g. The developer shall establish the
stormwater control features as the first
task of mass grading. These features will
assist onsite soil erosion and
sedimentation control efforts . It is
imperative that a stringent soil erosion
and sedimentation control program be
undertaken during the development of the
site .
h. The developer shall submit all stormwater
management designs for review by the City
Engineer for consistency with these
criteria.
i . The existing wetlands on the site shall be
defined in accordance with the criteria of
the Corps of Engineers and the National
Resources Foundation Service . Existing
flood plain shall be defined in accordance
with the criteria of the Illinois
Department of Natural Resources, Office of
Water Resources .
3 . Drainage and Water Retention Lakes .
Development of the Property is intended to
achieve a high degree of water management
through the use of internal storm sewers,
vegetated swales, water detention ponds, and
water retention lakes . A drainage plan,
meeting the storm water run off requirements of
the Kane County Storm Water and Floodplain
Ordinance, as adopted by the City, shall be
submitted for the subdivision as part of the
Final Engineering Plan Review Process . This
drainage plan must address : Internal Site
Drainage, Off Site Drainage coming onto site,
and Drainage Flows leaving the site .
The drainage system, as constructed during the
development stages of the property, shall be
designed to conform with the City' s standards
and shall provide central stormwater retention
or detention areas . These retention or
detention areas shall be designed to accept the
majority of increased runoff from the developed
fob.. area and meter the flow as it leaves the
property at the existing rate of runoff .
Vegetated swales and storm sewers shall be
constructed to convey the storm runoff to the
detention or retention areas . Easements shall
be established to provide access to the
detention or retention areas by all zoning lots .
The basic concept for individual zoning lot
drainage is to provide storm sewers as well as
open vegetated swales, with downstream zoning
lots providing capacity for upstream zoning
lots in these storm sewers and swales that
shall be constructed in easements intended to
be used for upstream zoning lots . Subsequent
development of storm sewers and swales on
zoning lots shall relate to the existing
network. Each zoning lot that is developed must
be coordinated into the then existing drainage
network and plan.
L. 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 . The City agrees that no Stop
Work Orders directing work stoppage on the
construction of any and all buildings or
improvements shall be issued without setting
forth the section of the building code, other
relevant code, or ordinance alleged to be
violated by Owner, and without allowing Owner
to immediately and diligently proceed to
correct such violations that may exist .
2 . Building Permits . The City agrees to issue,
within a reasonable time after initial
submission, review and approval of building
construction plans, and the payment of required
building permit fees, all necessary building
and other permits for the construction of any
and all improvements on the Subject Property or
issue a letter of denial within said period of
time informing Owner and the applicant as to
wherein the application does not conform to the
stated section of the Code . The City
recognizes that construction and scheduling is
often facilitated by the issuance of a
foundation permit prior to the completion of
the final plans and specifications required for
(0". the issuance of a building permit for the
structural components of the building in
question, and the City agrees to issue a
foundation permit for a building or buildings
to be constructed on the Subject Property upon
proper application of Owner, provided the plans
and specifications are complete and in
conformance with applicable ordinances and
approval is obtained from all other
governmental or quasi-governmental bodies
having jurisdiction over such building or
buildings to be constructed on the Subject
Property. The issuance of a building permit,
in and of itself, shall not be construed as a
guarantee that a Certificate of Occupancy will
be issued, it being the intention of the
parties that the issuance of a Certificate of
Occupancy shall be subject to the provisions of
Sub-section 3 below.
3 . Occupancy Permits . The City agrees to issue
Certificates of Occupancy within two (2) days
after application or to issue a letter of
denial within said period of time informing
Owner and the individual or entity to whom the
building permit was issued specifically as to
rft which corrections are necessary as a condition
to the issuance of a Certificate of Occupancy
and quoting the section of the Code relied upon
by the City in its request for correction. The
City acknowledges that construction scheduling
often results in phases of a building being
completed prior to completion of the entire
structure and the City warrants and agrees that
Certificates of Occupancy (temporary or
permanent, as the case may be) shall be issued
upon (a) proper application of Owner, (b)
compliance with all applicable building codes
and other zoning ordinance requirements, and
(c) receipt and approval by the City of a
performance bond covering one hundred
twenty-five percent (125%) of the cost of any
incomplete site work.
4 . Curb Cuts . The City shall deny curb cuts on
the east-west street known as Bath Road to the
owner of the property to the south of Bath
Road, and commonly known as the Sherman
Hospital property, unless proper compensation
(in the form of construction recapture fees in
the aggregate amount of fifty percent (50%) of
the actual costs, plus interest based on the
prorata share of each disbursement by Owner,
computed from the date of each such
disbursement by Owner, at an annual interest
rate equal to two percent (2%) per annum above
the base rate of interest, defined as the rate
of interest announced from time to time by Bank
One, or its successor, as its corporate base
rate, with the rate changing on the first day
of the following month) to the then owner of
Slough Business Center II is made .
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
2. 574.149e,e-7
Ed Schock, Mayor
Presented: May 10 , 2000
Passed: May 10, 2000
Omnibus Vote : Yeas 5 Nays 0
Recorded: May 11, 2000
Published:
Attest :
Dolonna Mecum, City Clerk
•
March 20, 2000
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 16-00 Requesting Annexation,PORT Planned Office Research Industrial
District Zoning, and Preliminary Plat of Subdivision Approval, for a Planned Development to be
Known as Slough Business Center II; Property Located at 1600 Capital Street; by Slough Estates
USA, Incorporated, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Annexation, Zoning, and Subdivision Approval
Proposed Zoning: PORI Planned Office Research Industrial District
tow, Intended Use: Office, Research, and Industrial
t Property Location: 1600 Capital Street
Applicant/Owner: Slough Estates USA, Incorporated
Staff Coordinator: Diana McNeil
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo • (see attached)
E. Planned Development Plan, prepared by Landmark Engineering
Group, and Wight Design Engineering and Construction, dated (see enclosed)
November 16, 1998, revised January 15, 1999 and July 7, 1999
Exhibit A
•
Findings of Fact Planning and Development Commission
Petition 16-00 March 20, 2000
BACKGROUND
A petition has been filed by Slough Estates USA,Incorporated, which requests annexation, PORI
Planned Office Research Industrial District zoning, and preliminary plat of subdivision approval.
The subject property is located at 1600 Capital Street (reference Exhibits A, B, C, and D).
The petitioner proposes to annex the approximate 40.49 acre subject property to the city and to
develop it with an office/research/industrial subdivision. The subdivision would consist of nine lots.
Eight of the lots would range in size from 107,550 square feet to 205,688 square feet. The ninth lot
would contain 276,197 square feet and would be used as part of the storm water management system
(reference Exhibit E).
STANDARDS AND FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 16-00 on March 6, 2000. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors appeared
at the hearing. No written correspondence has been submitted. The Community Development
Group submitted an Annexation, Zoning and Subdivision Review, dated February 29, 2000.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard: The suitability of the subject property for the planned
development,with respect to its size, shape and any existing improvements.
Findings:The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property contains approximately 40.49 acres. It is an irregularly shaped parcel,
which, at it's most northeastern point, abuts the south end of the Capital Street right of way
as it extends south from Alft Lane. The subject property is unimproved.
B. Sewer and Water Standard: The suitability of the subject property for the planned
development with respect to the availability of adequate water, sanitary treatment and
stormwater control facilities.
Findings: The subject property is suitable for the intended zoning district, with respect to
the sewer and water standard.
felk
Page 2
•
Findings of Fact Planning and Development Commission
r Petition 16-00 March 20, 2000
The subject property may be served by connecting to existing municipal water lines and
sanitary sewers. Stormwater control facilities for the subject property may be designed in
accordance with all applicable codes and ordinances.
C. Traffic and Parking Standard: 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.
Findings: The subject property is suitable for the intended zoning district, with respect to
the traffic and parking standard. -
The subject property is located west of North Randall Road, south of Alit Lane. North
Randall Road is a limited access,regional arterial street. Alit Lane is a collector street which
serves Slough Business Center I.
As proposed, as part of the development of the subject property, Capital Street would be
realigned and improved. A second roadway would be located to the east of the city's water
tower and would extend south from Alt Lane to serve the subject property(Britannia Drive).
A new east/west street (Bath Road) would also be constructed. With the exception of the
Capital Street extension, no additional roadway connections would be provided to the
adjoining properties.
D. Zoning History Standard: 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.
Findings: The subject property is suitable for the intended zoning district, with respect to
the zoning history standard.
The subject property is currently zoned F Fanning District, in Kane County. The subject
property is currently in agricultural use, and it is the intent of the owner to provide for
continued agricultural use of the subject property until it is developed with the proposed
planned development.
E. Surrounding Land Use and Zoning Standard: The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding land
use and zoning.
Findings: The subject property is suitable for the proposed PORI District, with respect to
Page 3
Findings of Fact Planning and Development Commission
t/' Petition 16-00 March 20, 2000
the surrounding land use and zoning standard.
The property to the north of the subject property is zoned ORI Office Research Industrial
District and is part of the Slough Business Center I.
The area located to the east of the subject property is located in unincorporated Kane County
and is developed with a single family residence and the former Pets and Pots retail store.
The area located to the south of the subject property is zoned ORI Office Research
Industrial District,and is primarily undeveloped,with the exception of a newly constructed
office building at the northwest corner of Holmes and Randall Roads.
The area located to the west of the subject property is zoned PORI Planned Office Research
Industrial District and is developing with office/research/industrial uses.
F. Trend of Development Standard: 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.
rib* Findings: The subject property is suitable for the proposed zoning district with respect to
the trend of development standard.
The subject property is located within the Randall Road corridor, between the Northwest
Tollway and Big Timber Road. The area is developing with office,research, and industrial
uses.
G. Zoning Districts Standard: 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.
The purpose of the PORI Planned 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 Office Research Industrial 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.
Findings of Fact Planning and Development Commission
rik Petition 16-00 March 20, 2000
Findings: The subject property is suitable for the proposed zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a
planned industrial district.
H. Comprehensive Plan Standard: 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 subject property is suitable for the proposed zoning district with regard to the
comprehensive plan standard.
The Far West Area Plan, which is an amendment to the official comprehensive plan,
designates the subject property for office, research, and industrial uses.
Natural Preservation Standard: 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 is suitable for the proposed zoning district with regard to the
natural preservation standard.
The subject property has no significant natural features.
J. Internal Land Use Standard: 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.
Findings: The subject property to be suitable for the proposed zoning district,with regard
to the internal land use standard.
The petitioner proposes that those land uses permitted at the subject property be those
permitted in the ORI District. The petitioner is requesting that child day care be a permitted
use, rather than a conditional use. The petitioner proposes to continue the agricultural use
of the subject property until such time as the property develops.
Page 5
Findings of Fact Planning and Development Commission
f" Petition 16-00 March 20, 2000
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. For the purposes of this
section, the most similar zoning district is the ORI Office Research Industrial District. The
applicant is requesting departures from the following sections of the zoning ordinance:
1. Elgin Subdivision Ordinance 18.28.050(E) Required Improvements - Streets: The
Subdivision Ordinance requires the provision of sidewalks on both sides of all streets. The
petitioner proposes to provide sidewalks on both sides of Capital Street, and on one side of
all other streets within the proposed subdivision.
2. Elgin Zoning Ordinance 19.40.135(B and C) Site Design - Lot Area and Lot Width:
The ORI District requires that each zoning lot contain a minimum of 60,000 square feet of
zoning lot area, where a zoning lot has frontage on a local street. The ORI District also
requires that in addition to the minimum lot area requirements, each zoning lot must also
have a minimum lot width of 160 linear feet,when fronting on a local street. The petitioner
proposes that each building site have either a minimum zoning lot area of 60,000 square feet,
or a minimum of 250 feet on each street frontage.
3. Elgin Zoning Ordinance 19.40.135(E)(1)(a)(3) and 19.40.135(E)(2)(a) - Local Street
Building and Vehicle Use Area Setbacks: In the ORI District, where a zoning lot has
frontage on a local street, a minimum 35 foot building and vehicle use area setback are
required. The petitioner proposes that a 25 foot building and vehicle use area setback be
provided.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission have made the following findings:
A. Summary of Findings
1. General. Slough Estates II represents a significant addition to the community's
industrial park inventory. With the exception of the minimum building street
setback, the requested site design departures are in keeping with the most recently
approved industrial subdivisions,including Elgin Corporate Center, Chicago White
Metal,Northwest Corporate Park, and Slough Estates I. Chicago White Metal's and
Northwest Corporate Park's approved minimum building street setback is 40 feet.
Elgin Corporate Center's approved minimum building street setback is 27 feet.
Page 6
Findings of Fact Planning and Development Commission
Petition 16-00 March 20, 2000
Slough Estates I's approved minimum building street setback is 35 feet. Slough
Estates II is requesting a 25 foot minimum setback. The applicant requests the 25
foot minimum building setback because they believe it is essential for the marketing
of their property.
The applicant is also requesting that day care services be listed as a permitted land
use within the Planned Office Research Industrial District. In the current zoning
ordinance, day care services are listed as a conditional use within all business and
industrial districts. The conditional use process allows the City Council to review
and approve day care services on a case by case base. The applicant requests the
above because they believe it is essential for the marketing of their property.
2. Surrounding Land Use and Zoning. The subject property is suitable for the
proposed PORI District, with respect to the surrounding land use and zoning
standard.
The property to the north of the subject property is zoned ORI Office Research
Industrial District and is part of the Slough Business Center I.
The area located to the east of the subject property is located in unincorporated Kane
County and is developed with a single family residence and the former Pets and Pots
retail store.
The area located to the south of the subject property is zoned ORI Office Research
Industrial District, and is primarily undeveloped, with the exception of a newly
constructed office building at the northwest corner of Holmes and Randall Roads.
The area located to the west of the subject property is zoned PORI Planned Office
Research Industrial District and is developing with office/research/industrial uses.
3. Trend of Development. The subject property is suitable for the proposed zoning
district with respect to the trend of development standard.
The subject property is located within the Randall Road corridor, between the
Northwest Tollway and Big Timber Road. The area is developing with office,
. research, and industrial uses.
4. Comprehensive Plan. The subject property is suitable for the proposed zoning
district with regard to the comprehensive plan standard.
The Far West Area Plan,which is an amendment to the official comprehensive plan,
designates the subject property for office, research, and industrial uses.
Page 7
Findings of Fact Planning and Development Commission
Petition 16-00 March 20, 2000
B. Summary of Unresolved Issues
Slough Estates II is requesting a 25 foot minimum building and vehicle use area setback.
The applicant requests the 25 foot minimum setback because they believe it is essential for
the marketing of their property. The Planning and Development Commission is of the
opinion that a minimum 35 foot building and 25 foot vehicle use area setback as is provided
in Slough Business Center I, should be required for the subject property.
C. Summary of Alternatives
There are no substantive alternatives to the proposal other than an approval, denial, or
approval with conditions.
RECOMMENDATION
On a motion to recommend approval of Petition 16-00,subject to the following conditions,the vote
was six yes and zero no:
1. Revisions to the Planned Development Plan,per Community Development Group,
Engineering Division and Water Department, prepared by Landmark Engineering
Group,and Wight Design,Engineering and Construction,dated September 10,1998,
revised November 16, 1998, January 15, 1999, and July 7, 1999.
2. Requirement of a minimum 35 foot building setback and 25 foot vehicle use area
setback for the subject property.
3. Sidewalks shall be provided on one side of all streets, with the exception of Capital
Street. Sidewalks shall be provided on both sides of Capital Street.
4. Child day care shall be a conditional use in the PORI Planned Office Research
Industrial District.
5. Compliance with all applicable codes and ordinances.
Page 8
Findings of Fact Planning and Development Commission
Petition 16-00 March 20, 2000
Therefore, the motion to recommend approval of Petition 16-00 passed.
George Wolff, Ch.T. an
Planning and Development Commission
-"6, I
:.ter
Je► D:ering, "sicretary
P1. g and Development Commission
r
Page 9
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SUBJECT PROPERTY T I 1 Z�
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LOCATION MAP / EXHIBIT A
DEVELOPMENT SERVICES
CITY OF ELGIN ITV
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ZONING MAP / EXHIBIT B
400 0 800 DEVELOPMENT SERVICES
' I CITY OF ELGIN
SCALE IN FEET
(scale is approximate)
LEGEND
RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
r SFRI SINGLE FAMILY RESIDENCE 1 R8 RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORI PLANNED OFFICE RESEARCH
PSFRI PLANNED SINGLE FAMILY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL
filh' PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS P01 PLANNED GENERAL INDUSTRIAL
• PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
_�1*- r- PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
'-"'1'4� PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1
"' COMMUNITY FACILITY DISTRICTS RC-2 RESIDENCE CONSERVATION 2
f' CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE
FRP FOX RIVER PRESERVATION CONSERVATION
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200 400 DEVELOPMENT SERVICES
SCALE IS APPROXIMATE CITY OF ELGIN
LEGEND
r SUBOMSION NAME REFERENCE 'A' INTERSTATE (� SUBDIVISION BOUNDARY COUNTY --.--
SUBOMSION BLOCK NO. 5 US O RIGHT OF WAY TOWNSHIP ----
s 1'> SUBDIVISION LOT NO. " WATER COURSE OR EDGE.—, / CORPORATE UMITS—{—}-
t' PERMANENT PARCEL BLOCK NO. 00 STATE 'Q' LOT SECTION ---
"�• PERMANENT PARCEL NO. 00.00-000.000 COUNTY Cl PARCEL DETAIL PAGE ----
INDIVIDUAL PARCEL Number -001
ACREAGE 40.00
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AERIAL PHOTO / EXHIBIT D