G9-00 Ordinance No . G9-00
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(North 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 :
fool, 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:
THE SOUTH % OF THE NORTH EAST 1/4 AND THE SOUTH
EAST 1/4 OF THE NORTH WEST 1/4 , ALL IN SECTION 30,
TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS.
LESS AND EXCEPT THAT PORTION CONVEYED TO THE
COUNTY OF KANE BY ORDER #ED KSA 96 0007 , DATED
OCTOBER 17 , 1996 AND RECORDED NOVEMBER 25 , 1996 AS
DOCUMENT NUMBER 96K082860 AND BY FINAL JUDGMENT
ORDER DATED OCTOBER 25 , 1996 AND RECORDED NOVEMBER
25, 1996 AS DOCUMENT NUMBER 96K082861 , AND DESCRIBED
AS FOLLOWS : THAT PART OF THE SOUTH HALF OF THE
NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 42 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE
COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS : BEGINNING
AT THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER;
THENCE ON AN ASSUMED BEARING OF NORTH 0 DEGREES, 22
MINUTES, 46 SECONDS EAST ALONG THE EAST LINE OF SAID
NORTHEAST QUARTER, 1 , 325 . 13 FEET TO THE NORTH LINE
OF THE SOUTH HALF OF SAID NORTHEAST QUARTER; THENCE
SOUTH 89 DEGREES, 38 MINUTES, 32 SECONDS WEST ALONG
SAID NORTH LINE, 58 . 03 FEET; THENCE SOUTH 0 DEGREES,
31 MINUTES, 49 SECONDS WEST, PARALLEL WITH THE
TANGENT CENTER LINE OF RANDALL ROAD, 1, 325 . 12 FEET
TO THE SOUTH LINE OF SAID NORTHEAST QUARTER; THENCE
NORTH 89 DEGREES, 41 MINUTES, 45 SECONDS EAST ALONG
SAID SOUTH LINE 61 . 51 FEET TO THE POINT OF BEGINNING.
AND
LESS AND EXCEPT THAT PORTION CONVEYED TO THE
CITY OF ELGIN BY QUIT CLAIM DEED DATED DECEMBER 9,
1996 AND RECORDED DECEMBER 20, 1996 AS DOCUMENT
NUMBER 96K089578 AND DESCRIBED AS FOLLOWS : A STRIP
OF LAND 66 . 00 FEET WIDE ON THAT PART OF THE SOUTH
HALF OF THE NORTH HALF OF SECTION 30 , TOWNSHIP 42
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
KANE COUNTY, ILLINOIS, LYING 33 . 00 FEET ON EACH SIDE
OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE
SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID
SECTION 30 ; THENCE EASTERLY, 202 . 86 FEET ON AN
ASSUMED BEARING NORTH 89 DEGREES, 41 MINUTES, 14
SECONDS EAST ALONG THE SOUTH LINE OF SAID NORTHEAST
QUARTER FOR THE POINT OF BEGINNING; THENCE NORTH 0
DEGREES, 00 MINUTES, 00 SECONDS EAST, 533 . 03 FEET;
THENCE NORTHERLY, 358 . 99 FEET ALONG A TANGENTIAL
CURVE CONCAVE TO THE WEST, RADIUS 1000 . 00 FEET,
CENTRAL ANGLE 20 DEGREES, 34 MINUTES, 06 SECONDS;
THENCE NORTH 20 DEGREES, 34 MINUTES, 06 SECONDS
WEST, 148 . 77 FEET ALONG TANGENT; THENCE NORTHERLY,
308 . 72 FEET ALONG A TANGENTIAL CURVE CONCAVE TO
EAST, RADIUS 1500 . 00 FEET, CENTRAL ANGLE 11 DEGREES,
47 MINUTES, 32 SECONDS TO A POINT ON THE NORTH LINE
OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SAID
SECTION 30 , THAT IS 4 . 40 FEET WEST OF, AS MEASURED
ALONG THE NORTH LINE, FROM THE NORTHEAST CORNER OF
SAID SOUTH HALF OF THE NORTHWEST QUARTER, AND THE
TERMINATION OF SAID LINE AND 66 . 00 FOOT WIDE OF
LAND, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS .
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 destin-ation 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 . 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) .
t 30 . Offices and clinics of dentists (802) .
31 . Offices and clinics of doctors of
medicine (801) .
32 . Offices and clinics of doctors of
osteopathy (803) .
33 . Offices and clinics of other health
practitioners (804) .
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) .
54 . Landscape counseling and planning
(0781) .
55 . Soil preparation services (071) .
Construction Division.
56 . "Contractor ' s office and equipment
areas" [SR] (UNCL) .
Manufacturing Division.
57 . Apparel and other finished products
made from fabrics and similar
materials (23) .
58 . Computer and office equipment (357) .
59 . Electronic and other electrical
equipment and components (36) .
60 . Fabricated metal products (34) .
61 . Furniture and fixtures (25) .
62 . Industrial and commercial machinery
rk and equipment (3 5) .
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) .
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 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) .
19 . Paper and allied products (26) .
20 . Petroleum refining and related
industries (29) .
21 . Textile mill products (22) .
Transportation, Communication and
Utilities Division.
22 . "Commercial antennas and antenna
structures" [SR] (UNCL) .
23 . Heliports (458) .
24 . Natural gas storage .
25 . "Other radio and television antennas"
[SR] (UNCL) .
26 . "Other satellite dish antennas" [SR]
(UNCL) .
27 . Pipelines, except natural gas (461) .
28 . Railroad tracks (401) .
29 . "Treatment, transmission and
distribution facilities : equipment,
equipment buildings, towers,
exchanges, substations, regulators"
[SR] (UNCL) .
30 . Water transportation (44) .
Miscellaneous Uses Division.
31 . "Commercial operations yard" [SR]
(UNCL) .
32 . "Master signage plan" [SR] , subject
to the provisions of Chapter 19 . 50,
Signs .
33 . "Parking lots" [SR] (UNCL) , subject
to the provisions of Chapter 19 . 45 ,
Off-Street Parking.
34 . "Parking structures" [SR] , subject to
the provisions of Chapter 19 . 45, Off
Street Parking.
35 . "Planned developments" [SR] (UNCL) on
a zoning lot containing less than two
acres of land, subject to the
provisions of Chapter 19 . 60 , Planned
Developments .
36 . "Accessory structures" [SR] (UNCL) to
the conditional uses allowed in this
PORI zoning district, subject to the
provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings .
37 . "Accessory uses" [SR] (UNCL) to the
conditional uses allowed in this PORI
zoning district, subject to the
provisions of Section 19 . 10 .400 ,
Component Land Uses .
Similar Uses. The following enumerated
land uses shall be subject to
classification as a permitted use or as a
conditional use in this PORI zoning
district or in a less restrictive zoning
district, pursuant to Section 19 . 10 . 400 H.
Classification of Land Uses :
Services Division.
1 . Business services not elsewhere
classified (7389) .
2 . Laundry and garment services not
elsewhere classified (7219) .
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) .
F. Site Design. In this PORI zoning
district, the use and development of land
and structures shall be subject to the
provisions of Chapter 19 . 12 , Site Design,
of the Elgin Municipal Code, as amended,
except as may be otherwise provided in
this section. In this PORI zoning
district, the site design regulations
shall be as follows :
1. Zoning Lots - Generally. In this
PORI zoning district, "zoning lots"
[SR] shall be subject to the
provisions of Section 19 . 12 . 300,
Zoning Lots - Clarifications and
Exceptions, of the Elgin Municipal
Code, as amended. More than one
building shall be allowed on a zoning
lot . One building shall be allowed
to be located on more than one "lot
of record" (SR) .
2 . Lot Area. In this PORI zoning
district, the minimum required
" zoning lot area" [SR] shall be
40 , 000 square feet .
3 . Lot Width. In this PORI zoning
district, no minimum lot width for a
zoning lot shall be required.
4 . Setbacks - Generally. In this PORI
zoning district , "setbacks" [SR]
shall be subject to the provisions of
Section 19 . 12 . 400, Setbacks -
Clarifications and Exceptions, of the
Elgin Municipal Code, as amended.
5 . Setbacks by Lot Line. In this PORI
zoning district, the minimum required
"building" [SR] "setbacks" [SR] and
"vehicle use area setbacks" [SR] from
a "lot line" [SR] for a zoning lot
shall be as follows :
a. Building Setbacks. In this PORI
zoning district, the minimum
required "building setbacks"
[SR] for a zoning lot shall be
as follows :
(1) Street Setback. The
minimum required building
setback from the North
Randall Road "street lot
line" [SR] shall be 100
linear feet . The minimum
required building setback
from all other street lot
lines shall be 40 linear
feet .
(2) Interior Setback. The
minimum required building
setback from an "interior
lot line" [SR] shall be 20
linear feet .
(3) Additional Setbacks. The
minimum required building
setbacks as set forth in
this Subsection shall
increase by 1 linear foot
for each 1 linear foot of
building height over 35
linear feet .
(4) Transition Setback. The
minimum required building
setback from the corporate
limit of the Village of
Gilberts shall be 100 feet .
b. Vehicle Use Area Setbacks by Lot
Line. In this PORI zoning
district, the minimum required
"vehicle use area setbacks" [SR]
for a zoning lot shall be as
follows :
(1) Street Setback. The
minimum required vehicle
use area setback from the
Randall Road "street lot
line" [SR] shall be 50
linear feet . The minimum
required vehicle use area
setback from a street lot
line shall be 20 linear
feet .
(2) Interior Setback. The
minimum required vehicle
use area setback from an
interior lot line shall be
6 linear feet .
6 . Accessory Structures and Buildings.
In this PORI zoning district,
"accessory structures and buildings"
[SR] shall be subject to the
provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings .
7 . Yards - Generally. In this PORI
zoning district, a "street yard"
[SR] , a "side yard" [SRI , a "rear
yard" [SR] , or a "transition yard"
[SR] established by a required
building setback or by the actual
location of a building shall be
subject to the provisions of Section
19 . 12 . 600 , Obstructions in Yards with
the following exception:
Within a zoning lot, parking
facilities shall be allowed in any
required street yard, side yard, or
rear yard, and a car overhang of 1 . 5
linear feet shall be allowed in the
required vehicle use area setbacks .
8 . Landscape Yards . In this PORI zoning
district, landscape yards shall be as
follows :
a. Landscaping - Generally. All
"yards" [SR] established by a
required building setback or by
the actual location of a
building and not occupied by
allowable improvements
constructed in conformance to
all applicable codes and
ordinances shall be landscaped
with grass, shrubs, trees, or
other suitable pervious
groundcover, as follows :
(1) Transition Landscape
Yard. A transition
landscape yard shall be
provided adjoining the
entire length of the
corporate limit of the
Village of Gilberts . The
minimum depth of the
transition landscape yard
shall be 50 feet .
(2) Street Yard. Street yards
shall be fully landscaped.
(3) Side and Rear Yard. Side
and rear yards shall be
fully landscaped.
(4) Foundation Yards. A
minimum 10 linear foot
wide landscaped area shall
be provided along the
front of a building, and a
minimum 5 linear foot wide
landscaped area shall be
provided along the sides
and rear of a building.
These planting areas need
not be uniform in shape so
long as the required
amount of space is
landscaped.
Sidewalks shall be
located outside of
required foundation yard
areas, with the exception
of direct building access
or courtyard use .
No foundation yard shall
be required at loading and
services entries to a
building.
(5) Parking and Drives. With
the exception of entrance
drives and motor vehicle
overhangs, no parking or
drive shall be located
within any required
landscaped area.
b. Landscaping. Landscaping within
the aforesaid setback areas
shall satisfy the following
minimum requirements :
(1) Transition Landscape
Yard. Transition
landscape yards shall be
landscaped in substantial
conformance to Section
19 . 12 . 700 B .
(2) Parking Landscape Area.
Where parking is located
adjacent to Randall Road,
there shall be a continous
screen at least 3 feet in
height constructed of any
combination of walls,
berms, or shrubs . Where
parking is located
adjacent to other street
rights of way, there shall
be a minimum of 12 shrubs
(each at least 2 . 5 feet in
height) per 100 linear
feet , and 2 . 5 trees (each
having at least a 3 inch
caliper) per 100 linear
feet .
(3) Building Landscape Area.
Where a building is
located adjacent to a
street right of way, there
shall be a minimum of 6
shrubs (each at least 2 . 5
feet in height) per 100
linear feet, 2 trees (each
having at least a 3 inch
caliper) per 100 linear
feet, and 2 ornamental
trees (each having at
least a 2 inch caliper)
per 100 linear feet .
(4) Grouping of Trees .
Grouping of required trees
and shrubs shall be
encouraged in combination
with berming.
(5) Curbed Tree Islands. A
curbed tree island shall
be required after every 20
parking spaces . The
island must measure at
least 9 feet by 18 feet
and contain at least one
tree (having at least a
2 . 5 inch caliper) .
9 . Floor Area. In this PORI zoning
district, the maximum "floor area"
[SR] for a zoning lot shall not
exceed 100 percent of the zoning lot
area. There shall be no maximum
building height .
10 . Building Coverage. In this PORI
zoning district, the maximum
"building coverage" [SR] for a zoning
lot shall not exceed 70 percent of
the zoning lot area .
G. Off Street Parking. In this PORI zoning
district, off street parking shall be
subject to the provisions of Chapter
19 . 45, Off Street Parking, of the Elgin
Municipal Code, as may be amended with the
following 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 that this
number is not less than 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" [SRI , 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 .
4 . Stalls and Aisles . "Parking aisles"
[SR] shall be a minimum of 24 linear
feet in width, or an equivalent for
angle parking. "Parking stalls" [SR]
shall be a minimum of 9 linear feet
in width by 18 linear feet in length,
or an equivalent for angle parking.
Parking spaces for the
physically handicapped shall be
provided in proximity to building
entrances . The parking requirements
and related curb cuts and ramps for
the physically handicapped shall
comply with the Illinois Handicapped
Accessibility Code .
There shall be a back of curb
parking lot dimension of 43 feet for
single loaded aisles and 61 feet for
double loaded aisles . Where there is
a landscaped area immediately
adjacent to the parking lot, a
deduction of 1 . 5 foot per car for
overhang shall be allowable .
5 . Striping and Markings. All parking
lot striping and other markings shall
be white .
6 . Landscape Islands. Landscaped
islands shall be 9 linear feet wide
and provided every 20 parking space .
7 . Approaches. The maximum width of an
approach at the curb line shall be as
approved by the City Engineer. The
minimum radius shall be 10 feet .
8 . Curb. All landscape islands, drives
and edges of paving shall be defined
r6l with B6 : 12 curb and gutter.
9 . Paving. Vehicular access to or from
folk a public right of way shall be
provided on a concrete approach and
"driveway" [SR] within a public right
of way leading from a " zoning lot"
[SR] to an improved "street" [SR] .
At a minimum, the approach shall be
paved with concrete for the first
fifteen 15 feet, beginning at the
street curb. The design of
approaches and driveways crossing a
public right of way shall also be
subject to the provisions and
requirements of Title 13 , Streets and
Sidewalks; Chapter 13 . 08 , Driveways .
For bituminous concrete
surfaces, there shall be a minimum of
two inches of bituminous concrete
over eight inches of compacted
gravel . Equivalent thicknesses of
bituminous concrete may be
substituted for gravel provided that
the total pavement thickness is a
minimum of ten inches .
For Portland Cement concrete
surfaces, there shall be a minimum of
four inches of portland cement
concrete over four inches of
compacted gravel . Equivalent
thicknesses of portland cement
concrete may be substituted for
gravel provided that the total
pavement thickness is a minimum of
eight inches .
Service areas subject to abuse, such
as dumpster service areas, shall be
constructed with concrete paving.
Paved walks or pedestrian areas near
or adjacent to buildings shall be of
appropriate materials other than
bituminous paving.
H. Off Street Loading. In this PORI zoning
district, off street loading shall be
subject to the provisions of Chapter
19 . 47, Off Street Loading, of the Elgin
Municipal Code, as may be amended.
I . Signs. In this PORI zoning district, no
signage district shall be required for the
construction of any monument sign herein
so long as any such monument signs are
similar to the monument sign constructed
at the intersection of Northwest Parkway
and Randall Road in Phase I of Northwest
Corporate Park. A monument sign may be
installed in the general location of the
southeast corner of the property covered
by this PORI zoning district as well as at
either the north or south side of the
intersection of the east-west street
herein and Randall Road.
J. Nonconforming Uses and Structures. In
this PORI zoning district, nonconforming
uses and structures shall be subject to
the provisions of Chapter 19 . 52 ,
Nonconforming Uses and Structures, of the
Elgin Municipal Code, as may be amended.
K. Planned Developments . This PORI zoning
district shall be subject to the
provisions of Chapter 19 . 60 , Planned
Developments, of the Elgin Municipal Code,
as may be amended. A conditional use for
a planned development may be requested by
an individual property owner for a zoning
lot without requiring an amendment to this
PORI zoning district and without
necessitating that all other property
ell"' owners authorize such an application.
L. Conditional Uses. In this PORI zoning
district, conditional uses shall be
subject to the provisions of Chapter 19 . 65
Conditional Uses, of the Elgin Municipal
Code, as may be amended. A conditional
use may be requested by an individual
property owner for a zoning lot without
requiring an amendment to this PORI zoning
district and without necessitating that
all other property owners authorize such
an application.
M. Variations. Any of the requirements of
this ordinance may be varied, subject to
the provisions of Section 19 . 70 ,
Variations, of the Elgin Municipal Code,
as may be amended. A variation may be
requested by an individual property owner
for a zoning lot without requiring an
amendment to this PORI zoning district and
without necessitating that all other
property owners authorize such an
application.
N. Appeals. Any requirement, determination,
or interpretation associated with the
administration and enforcement of the
provision of this ordinance may be
appealed subject to the provisions of
Chapter 19 . 75, Appeals, of the Elgin
Municipal Code, as may be amended.
O. Subdivisions - Generally. In this PORI
zoning district, subdivisions shall be
subject to the provisions of Title 18 ,
Subdivisions, of the Elgin Municipal Code,
as may be amended, except as may be
specifically provided otherwise in this
planned industrial district ordinance .
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 phase .
If such a final plat of subdivision, and
the final engineering plans and
specifications conform to all of the
provisions of this planned industrial
district ordinance, the plat and plans
shall be approved by the city. No
additional information, data, or plans
shall be required.
E The final plats and the final
engineering plans and specifications shall
be in substantial conformance with this
PORI district and the preliminary
development plan, containing the following
plan sheets :
1 . A.L.T.A/A.C. S .M. Land Title Survey
(Sheets 1) prepared by Cowhey
Gudmundson Leder, Ltd. , dated
November 19, 1998 (revision date
May 24 , 1999) .
2 . Preliminary Plat (Sheet 1) prepared
by Cowhey Gudmundson Leder, Ltd. ,
dated May 28 , 1999 . 1997 (revision
date 02 . 19 . 98) .
3 . Preliminary Engineering Plan (Sheet
1) prepared by Cowhey Gudmundson
Leder, Ltd. , dated May 28 1999 .
4 . Intersection Improvements (Sheet 1)
prepared by Cowhey Gudmundson Leder,
Ltd. , dated May 28 , 1999 .
5 . Preliminary Engineering Calculations
for Northwest Corporate Park - Phase
III prepared by Cowhey Gudmundson
Leder, Ltd. , dated May 28 , 1999 .
P. Subdivisions - Design Standards. In this
PORI zoning district, subdivisions shall
be subject to the provisions of Chapter
18 . 24 , Design Standards, of the Elgin
Municipal Code, as may be amended, with
the following exceptions :
1. Additional Subdivision. "Lots of
record" (SR) may be platted at any
number, size, width, or depth.
Additional lots of record may be
established subsequent to final plat
approval provided that such lots of
record are established in compliance
with the State Plat Act and provided
that all resulting "zoning lots" (SR)
conform to all of the provisions of
this planned industrial district
ordinance .
2 . Right of Way Dimensions . A 41 linear
foot right of way shall be allowed ,
provided that a minimum 12 foot 6
inch drainage and utility easement is
granted to the city each side of said
right of way; provided, however, that
additional right of way shall be
provided at intersections as
determined by the City Engineer. An
additional 10 foot wide unrestricted
easement area shall be granted to the
city and to public utility companies .
3 . Easements. The right of way shall be
bounded by 22 . 5 foot easements on
each side . A strip of land within
said easements, 12 % feet in width
and abutting the rights of way shall
be for the exclusive use of Elgin for
utility installation and maintenance .
Said easement areas shall be
seeded after utility construction and
installation is completed. Upon
completion of construction and
development of the adjacent buildings
upon a zoning lot, the easement area
within that zoning lot shall be
planted according to the landscape
standards set forth in Subsection F.
Site Design. , 6 . Landscape Yards . ,
and shall be seeded to the back of
the curb.
Q. Subdivisions - Required Improvements. In
this PORI zoning district, subdivisions
shall be subject to the provisions of
Chapter 18 . 28, Required Improvements, of
the Elgin Municipal Code, as may be
amended, with the 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. Roadways constructed and
installed within the property and
intended for dedication for public
use shall be three 12 linear foot
lanes in width (or wider at the
developer' s option) and shall have
B6 : 18 curbing and gutters, for an
overall width of 39 feet .
3 . Streetlights. Streetlights shall be
installed every 250 feet along the
roadways . The type of street light
shall be as approved by the City
Engineer.
4 . Public Sidewalks. Public sidewalks
shall be installed along one side of
each street as required by the City
Engineer.
R. 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.
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.
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 Elgin, shall be submitted
for the subdivision as part of the
Final Engineering Plan Review
Process . This drainage plan must
addresses : 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 of
Elgin' 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 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.
S. 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. Exterior Buildings Materials. No
building shall be constructed with
any metal exterior materials,
excepting miscellaneous metal
appurtenances, without the approval
of the City Council .
2 . Stop Work Orders . No stop orders
directing work stoppage on the
construction of buildings shall be
issued without setting forth the
section of the building code, other
relevant code, or ordinance alleged
to be violated by the developer or
other owner, and without allowing
said party to immediately and
diligently proceed to correct such
violations that may exist .
3 . Building Permits. The city shall
issue building permits for the
construction of site and building
improvements in five phases
consisting of site and foundation,
shell , plumbing, electrical , and
mechanical improvements, as follows :
The developer shall submit site
and architectural plan for each phase
as required by Title 16, Building and
Construction, of the Elgin Municipal
Code, as may be amended.
The city shall act on each
application for a building permit for
site and foundation including
., installation of storm sewer, water,
f and appurtenances thereto within 14
calendar days of the date of
application, as may be practical .
The city shall act on each
application for a building permit for
shell, plumbing, electrical, and
mechanical improvements within 21
calendar days of the date of
application, as may be practical .
If the application is
disapproved, the city shall provide
the applicant with a statement in
writing specifying the reasons for
denial of the application, including
specifications of the requirements of
law which the application and
supporting documentation fail to
meet . The city shall issue such
building permits upon the applicant ' s
compliance with the requirements of
law so specified.
No application for a building
permit for construction of some or
all components of a building or other
structure on the property shall be
subject to review or approval by the
Planning and Development Commission,
Zoning and Subdivision Hearing Board
or the City Council , except upon the
appeal of a denial of such
application pursuant to the
procedures set forth in the
Ordinances and Regulations, including
the Building Code .
Notwithstanding the foregoing,
subject to the provisions of Chapter
21 . 04 , Soil Erosion and Sedimentation
Control, of the Elgin Municipal Code,
as may be amended, and prior to
application for and approval of a
building permit , the developer or its
representatives may undertake
excavation, mass grading, fill ,
landscaping, lawn irrigation and soil
stockpiling, and installation of
temporary construction trailers and
equipment in an upon the Property,
and other site preparation in the
various portions of the Property,
provided that such work is undertaken
at the risk of the Developer and
without injury to the property of
surrounding property owners .
4 . Occupancy Permits. The city shall
issue occupancy permits within 2
working days of application therefore
or issue a letter of denial within
said period of time informing the
applicant specifically as to what
corrections are necessary as a
condition to the issuance of an
occupancy permit and quoting the
section of the Ordinances and
Regulations of Elgin relied upon by
Elgin in its request for correction,
as may be practical .
Notwithstanding any provisions
contained in the Ordinances and
Regulations of the city, the city
shall grant temporary occupancy
permits for facilities which lack
only items which are not complete due
to weather conditions and/or
installation of street lights,
provided that all other requirements
for such temporary occupancy permits
are otherwise satisfied. In
connection with the issuance of such
temporary occupancy permit, the
developer shall be required to
deliver to Elgin a bond for the
completion of such items on a timely
basis .
Additionally, and notwithstand-
ing any provisions contained in the
Ordinances and Regulations of the
city, the city shall grant occupancy
permits for completed portions of a
building or facility provided those
completed portions of the building or
facility meet all occupancy
requirements .
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
Ed Schock, Mayor
Presented: March 22 , 2000
Passed: March 22 , 2000
Omnibus Vote : Yeas 7 Nays 0
Recorded: March 23 , 2000
Published: March 24 , 2000
Attest :
Dolonna Mecum, City Clerk
t
December 6, 1999
"^ FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 58-99 Requesting an Amendment to an Annexation Agreement, a Map
Amendment from ORI Office Research Industrial District to PORI Planned Office Research Industrial
District and Preliminary Plat Approval for Phase III of an Industrial Subdivision Known as Northwest
Corporate Park; Property Located at 2270 North Randall Road by the Wispark Corporation, as
Applicant and Owner.
GENERAL INFORMATION
Requested Action: Man Amendment and Subdivision ADnroval
Current Zoning: ORI Office Research Industrial District
Proposed Zoning: PORI Planned Office Research Industrial District
Intended Use: Office Research. and Industrial
i
Property Location: 2270 North Randall Road
Applicant and Owner: -W-=ark Co=ration
Staff Coordinator: John Rothenberger
LIST OF EXMITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photograph (see attached)
E. Statement of Purpose, Conformance, and Departures, dated 11/06/99 (see enclosed)
F. Draft PORI Planned Office Research Industrial District (see enclosed)
Ordinance, dated 11/06/99
Exhibit A
Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999
G. Preliminary Development Plan for the Northwest Corporate Park (see enclosed) d.
prepared by Cowey Gudmonsen Leder, Ltd., and dated 05/28/99.
BACKGROUND
An application has been filed by the WWark Corporation requesting an amendment to an annexation
agreement,a map amendment from ORI Office Research Industrial District to PORI Planned Office
Research Industrial District, and preliminary plat approval for phase III of an industrial subdivision
known as Northwest Corporate Park. The subject property is located at 2270 North Randall Road
(reference Exhibits A, B, and Q.
The Wispark Corporation proposes to subdivide and develop approximately 116.72 acres of land. The
lots of record range in size from 6,098 square feet to 107,724 square feet. No zoning lot will consist
of less than 40,000 square feet(reference Exhibits D, E, &F).
STANDARDS AND..FMINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 58-99 on November 15, 1999.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
ty P P
submitted a Zoning and Subdivision Review, dated November 6, 1999.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district 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 is a rectangular shaped parcel, containing approximately 116.72 acres
of land.The subject property is undeveloped and contains several wetlands. Elevations range
from approximately 918 feet in the western portion of the property 896 feet in the eastern of
the property for a maximum relief of approximately 22 feet.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning .
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
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Findings of Fact Planning and Development Commission
` Petition 58-99
= December 6, 1999
Findings. The subject property is suitable for the intended zoning district with respect to
the sewer and water standard.
Municipal water service will be provided by a 12 inch water main which is located on the west
side of Randall Road.A 24"sanitary line also runs along the west side of Randall Road. Storm
water will be handled on site within a detention basin.
C. Traffic and Parldng Standard. The suitability of the subject 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.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard
The subject property is located on North Randall Road. North Randall Road is a limited
access, regional arterial street. Galvin Drive is Iocated in the western portion of the subject
property,paralleling Randall Road and intersecting with State Route 72 on the north. Galvin
Drive is a collector street. -
Onsite,the subject property is to feature a single east-west local street extending from Randall
Road west to Galvin Drive and intersecting with a single north-south local street in the eastern
portion of the property.
Off street parking will be provided in conformance with the proposed PORI Planned Office
Research Industrial District.
D. Zoning History Standard. 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 suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property was annexed and zoned industrial in 1991. The property is currently in
agricultural use.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
-3-
Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999 ,
consistency and compatibility with surrounding land use and zoning.
The area to the north of the subject property is zoned PORI Planned Office Research
Industrial District, and is currently being developed with office, research, and industrial uses.
The Village of Gilberts is located to the west of the subject property. The land adjoining the
subject property is zoned and developed as residential.
The area located south of the subject property is the site for the proposed Motorola facility.
Randy's fruit and vegetable market is also located south of the subject property within the
Village of Sleepy Hollow.
The Village of Sleepy Hollow is located to the east of the subject property. The land
adjoining the subject property on the other side of Randall Road is zoned and developed as
residential.
F. Trend of Development Standard. 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 suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within a major developing office, research, and industrial area,
benefitting from the accessibility of the 1-90/Randall Road interchange and the Randall Road
Corridor.
G. Zoning District 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 zoning district.
Planned industrial districts should be located in substantial conformance to the official
comprehensive plan The amount of land necessary to constitute a separate planned industrial
district exclusive of rights-of-way, but including adjoining land or land directly opposite a
right-of-way shall not be less than two acres. No departure from the required minimum size
of a planned industrial district shall be granted by the City Council.
-4-
1
Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999
Findings. The subject property is suitable for the intended 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 intended
zoning district with respect to conformance to the goals,objectives, and policies of the official
comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to
comprehensive plan.
The property is subject to the objectives and policies of the Far West Area Plan, an
amendment to the Official Comprehensive Plan of Elgin. The subject property is designated
as"office,research,and industrial"by the Official Comprehensive Plan of Elgin, as amended.
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant 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 intended planned development with respect
to the natural preservation
There is a heavily wooded rectangular area in the southwest quadrant and stands of trees in
the northeast quadrant near the existing farm buildings. The applicant intends to preserve as
many of the trees as is practicable.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the lands uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Finding. The subject property is suitable for the intended planned development with respect
to the internal land use standard.
The allowed land uses, the proposed site design regulations, and the intended public
improvements concerning streets are consistent with Northwest Corporate Park phases I and
II, as well as the Elgin Corporate Center(IDI).
t
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Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999
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. Far West Area Plan, Land Design, 1. Open Space c. Vehicle Use Setback from an
Arterial Street. The Far West Area Plan calls for a 100 foot vehicle use area setback from
North Randall Road The applicant is proposing 40 feet. This proposal is consistent with the
setbacks approved for phases I and II.
2. Elgin Subdivision Ordinance, 18.24.020, Right of Way Specifications. The subdivision
ordinance requires a minimum width of 60 feet for a street right of way. The developer is
proposing a 41 foot right of way with one 12.5 foot easement granted to the city on each side
(41 + 12.5 + 12.5 = 66). An additional 10 foot wide unrestricted easement area shall be
granted to the city and to public utility companies. This proposal is consistent with the right
of ways approved for phases I and II.
3. Elgin Subdivision Ordinance, 18.24.020, Streets. The subdivision ordinance requires
concrete sidewalks on both sides of a street. The developer is proposing sidewalks on one
side of the street only. This proposal is consistent with the sidewalks approved for phases I
and II.
4. Elgin Zoning Ordinance, 19.40.135 B.,Lot Area.The zoning ordinance requires minimum
lot areas ranging from 60,000 to 120,000 square feet depending on the street frontage;
classification. The applicant has proposed a minimum of 40,000 square foot zoning lots. This
proposal is consistent with the lot areas approved for phases I and II.
5. Elgin Zoning Ordinance, 19.40.135 C., Lot Width. The zoning ordinance requires
minimum lot widths ranging from 160 feet to 300 feet depending on the street frontage
classification. The applicant proposes no minimum restrictions on any of the lots. This is to
allow flexibility for building on a combination of lots. This proposal is consistent with the tot
widths approved for phases I and II.
6. Elgin Zoning Ordinance, 19.40.135 E. 1. b., Interior Setback. The zoning ordinance
requires a minimum building setback of 30 feet assuming a minimum lot size of 60,000. The
applicant is proposing 20 feet which is consistent with phases I and II.
7. Elgin Zoning Ordinance, 19.40.135 E., 2., a, Vehicle Use Street Setback The zoning
ordinance requires a 35 foot vehicle use setback from a street. The applicant proposes a
standard setback of 20 feet for all lots.This proposal is consistent with the setbacks approved
-6-
Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999
for phases I and II.
8. Elgin Zoning Ordinance, 19.40.130 A., Permitted Uses. The applicant has added two
conditional uses, Rubber and Miscellaneous plastic products and Public warehousing and
storage, to the permitted uses list. This proposal is consistent with the allowable uses
approved for phases I and II.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
A majority of the Planning and Development Commission have made the following findings:
A. Summary of Findings.
1. Surrounding Land Use and Zoning. The proposed PORI Planned Office Research
Industrial District is compatible with the surrounding land use and zoning
classifications. The area to the north of the subject property is a PORI Planned Office
Research Industrial District, and is currently being developed with office, research,
and industrial uses. The Village of Gilberts is located to the west of the subject
property and is currently zoned and developed as residential. The area to the south
of the subject property is the site for the proposed Motorola facility. Randy's fruit and
vegetable market, located in Sleepy Hollow, is at the southeast comer of the subject
property. The Village of Sleepy Hollow is located to the east of the subject property,
across Randall Road, and is zoned and developed as single family residential.
2. Trend of Development. The subject property is located within a major developing
office, research, and industrial area, benefitting from the accessibility of the I-90 /
Randall Road interchange and the Randall Road Corridor.
3. Comprehensive Plan. The property is subject to the objectives and policies of the
Far West Area Plan,an amendment to the Official Comprehensive Plan of Elgin. The
subject property is designated as "office, research, and industrial" by the Official
Comprehensive Plan of Elgin, as amended.
B. Summary of Unresolved Issues.
There are no unresolved issues.
B. Summary of Alternatives.
The are no substantive alternatives to the proposal other than an approval, denial, or approval
with conditions.
-7-
Findings of Fact Planning and Development Commission
Petition 58-99 December 6, 1999
RECOMMENDATION =�
On a motion to recommend approval of Petition 58-99, subject to the following conditions,the vote
was seven(7)yes and zero (0) no:
1. Substantial conformance to the Statement of Purpose, Conformance and Departures,
prepared by Wispark Corporation and submitted with application on November 1,
1999.
2. Revisions to the Draft PORI Planned Office, Research Industrial Ordinance, dated
November 6, 1999 per the Code Administration Department, the Engineering
Division, and the Planning Department.
3. Revisions to the Preliminary Development Plan for the Northwest Corporate Park
prepared by Cowey Gudmunson Leder, Ltd., dated May 28, 1999 per the Code
Administration Department,the Engineering Division,the Planning Department, and
the Water Department.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 58-99 passed.
rge Wdft ChairmakIg
Planning and Development Commission
27A-4 -f Y ��A
r .
rry De g, Secretary
Planning and Development ommission
-8- �.
63
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LOCATION MAP / EXHIBIT A
DEVELOPMENT SERVICES
CITY OF ELGIN
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495 0 990 DEVELOPMENT SERVICES
CITY OF ELGIN
SCALE IN FEET
(scale is approximate)
LEGEND
RESID NCE�DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
SFRI SINGLE FAMILY RESIDENCE i RS RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AS AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY t PORI PLANNED OFFICE RESEARCH
PSFRI PLANNED SINGLE FAMILY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PQ PLANNED GENERAL INDUSTRIAL
PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAS PLANNED AREA BUSINESS CONSERVATION DISTRICTS
PCC PLANNED CENTER CITY RCI RESIDENCE CONSERVATION I
COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2
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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DEVELOPMENT SERVICES
NO SCALE CITY OF ELGIN
LEGEND
SUBDMSION NAME REFERENCE -A- INTERSTATE O RIGHT F BOUNDARY COUNTY =�
SUBDMSION BLOCK NO. 5 U.S. O RIGHT OF WAY TOWNSHIP
SUBDIVISION LOT NO. ° WATER COURSE OR EDGE/". / CORPORATE LIMITS-�}—
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PERMANENT PARCEL NO. 0040400-000 COUNTY 0 PARCEL DETAIL PAGE ----
INDIVIDUAL PARCEL Number -001
ACREAGE 40.00
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