G26-01 Ordinance No. G26-01
AN ORDINANCE
REPEALING ORDINANCE NO. G54-00 AND RECLASSIFYING PROPERTY
IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(Northwest Business Park)
WHEREAS, the territory herein described has been annexed to the
City of Elgin; and
WHEREAS, written application has been made to reclassify said
territory in the PORI Planned Office Research Industrial District;
and
WHEREAS, the Planning and Development Commission has conducted
a public hearing concerning said application and has submitted its
written findings and recommendation that the subject property be
classified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS :
Section 1 . That Ordinance No. G54-00, entitled "An Ordinance
Classifying Newly Annexed Territory in the PORI Planned Office
Research Industrial District (Northwest Business Park) " , passed
September 27, 2000, be and hereby is repealed.
Section 2 . That Chapter 19 . 07, Section 19 . 07 . 600 entitled
"Official 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 ' Official
Zoning District Map ' , as amended, be and are hereby
altered by including in the PORI Planned Office Research
Industrial District, the following described property:
LOTS 1 THROUGH 68 , INCLUSIVE IN NORTHWEST BUSINESS
PARK, BEING A SUBDIVISION OF THAT PART OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP
42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT NUMBER
2001K004159, IN KANE COUNTY, ILLINOIS .
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AND ALSO
THAT PART OF PARCEL "A" IN NORTHWEST BUSINESS PARK,
BEING A SUBDIVISION OF THAT PART OF THE SOUTHWEST QUARTER
AND THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT NUMBER
2001K004159, IN KANE COUNTY, ILLINOIS, DESCRIBED AS
FOLLOWS :
BEGINNING AT THE NORTHWEST CORNER OF LOT 20 IN SAID
NORTHWEST BUSINESS PARK; THENCE NORTH 46 ° 32 ' 43 " WEST,
A DISTANCE OF 77 . 90 FEET; THENCE NORTH O1 ° 37 ' 51" WEST,
A DISTANCE OF 242 . 94 FEET TO AN ANGLE POINT IN THE
WESTERLY LINE OF LOT 43 IN SAID NORTHWEST BUSINESS PARK;
THENCE SOUTHERLY ALONG SAID WESTERLY LINE FOR THE
FOLLOWING TWO (2) COURSES; (1) THENCE SOUTH 46 ° 37 ' 51"
EAST, A DISTANCE OF 77 . 78 FEET; (2) THENCE SOUTH O1 ° 37 '
51" EAST, A DISTANCE OF 243 . 10 FEET TO THE POINT OF
BEGINNING.
AND ALSO
THAT PART OF PARCEL "B" IN NORTHWEST BUSINESS PARK,
BEING A SUBDIVISION OF THAT PART OF THE SOUTHWEST QUARTER
AND THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 42
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT NUMBER
2001K004159, IN KANE COUNTY, ILLINOIS, DESCRIBED AS
FOLLOWS :
BEGINNING AT THE NORTHEAST CORNER OF SAID PARCEL "B" ;
THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID PARCEL
"B" FOR THE FOLLOWING TWO (2) COURSES; (1) THENCE SOUTH
O1 ° 37 ' 51" EAST, A DISTANCE OF 367 . 53 FEET; (2) THENCE
SOUTH 43 ° 22 ' 09" WEST, A DISTANCE OF 77 . 78 FEET; THENCE
NORTH O1 ° 37 ' 51" WEST, A DISTANCE OF 66 . 35 FEET; THENCE
NORTH 46 ° 37 ' 51" WEST, A DISTANCE OF 106 . 07 FEET; THENCE
NORTH O1 ° 37 ' 51" WEST, A DISTANCE OF 281 . 19 FEET TO THE
NORTH LINE OF SAID PARCEL "B" ; THENCE NORTH 88 ' 22 ' 20"
EAST ALONG SAID NORTH LINE, A DISTANCE OF 130 . 00 FEET TO
THE POINT OF BEGINNING. THE COMBINED NET AREA OF THE ABOVE
DESCRIBED PARCELS CONTAINING 66 . 397 ACRES OF LAND MORE OR
LESS . "
Section 3 . That the City Council of the City of Elgin hereby
adopts the Findings of Fact made by the Planning and Development
Commission, and dated April 16, 2001, a copy of which is attached
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., hereto as Exhibit A and incorporated herein by reference, and grants
the classification of PORI Planned Office Research Industrial
District at 2575 State Route 72 in accordance with the following
provisions :
A. Purpose and Intent. The purpose of the PORI Office
Research Industrial District is to provide a planned
industrial environment that fosters a sense of place and
destination within a coordinated campus or park setting,
subject to the provisions of Chapter 19 . 60, Planned
Developments . A PORI zoning district is most similar to,
but departs from the standard requirements of the ORI
zoning district .
B. Supplementary Regulations. Any word or phrase contained
herein, followed by the symbol " (SR) " , shall be subject
to the definitions and the additional interpretive
requirements provided in Chapter 19 . 90, Supplementary
Regulations, of the Elgin Municipal Code, as amended. The
exclusion of such symbol shall not exempt such word or
phrase from the applicable supplementary regulation.
C. General Provisions. In this PORI zoning district, the use
and development of land and structures shall be subject
to the provisions of Chapter 19 . 05, General Provisions,
of the Elgin Municipal Code, as amended.
D. Zoning Districts - Generally. In this PORI zoning
district, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 07,
Zoning Districts, of the Elgin Municipal Code, as amended.
E. Land Use. In this PORI zoning district, the use and
development of land and structures shall be subject to the
provisions of Chapter 19 . 10 Land Use, of the Elgin
Municipal Code, as amended. The following enumerated
"land uses" (SR) shall be the only land uses allowed as
a "permitted use" (SR) , as a "conditional use" (SR) , or
as a "similar use" (SR) in this PORI district .
Permitted Uses. The following enumerated land uses shall
be the only land uses allowed as a permitted use in this
PORI zoning district :
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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) .
31 . Offices and clinics of doctors of medicine (801) .
32 . Offices and clinics of doctors of osteopathy(803) .
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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 (Ol) .
52 . Crop services (072) .
53 . Farm labor and management services (076) .
54 . Landscape counseling and planning (0781) .
55 . Soil preparation services (071) .
Construction Division.
56 . "Contractor' s office and equipment areas"
[SR] (UNCL) .
Manufacturing Division.
57 . Apparel and other finished products made from
fabrics and similar materials (23) .
58 . Computer and office equipment (357) .
59 . Electronic and other electrical equipment and
components (36) .
60 . Fabricated metal products (34) .
61 . Furniture and fixtures (25) .
62 . Industrial and commercial machinery and equipment
(35) .
63 . Leather and leather products (31) .
64 . Measuring, analyzing, and controlling instruments;
photographic, medical, and optical goods; and
watches and clocks (38) .
65 . Primary metal industries (33) .
66 . Printing, publishing, and allied industries (27) .
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.,, 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) .
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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 :
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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) .
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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
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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 State Route 72
"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 .
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(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 State
Route 72 "street lot line" [SR] shall be
30 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" [SR] , a "rear
yard" [SR] , or a "transition yard" [SR] established
by a required building setback or by the actual
location of a building shall be subject to the
provisions of Section 19 . 12 . 600 , Obstructions in
Yards 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 .
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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
r 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 .
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r. 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 State Route 72 , there
shall be a continuous berm constructed at
a minimum of 4 feet in height at a maximum
slope of 3 : 1 . This berm may undulate
slightly, and shall be landscaped with
that minimum number of trees and shrubs
that is 50% percent greater than that
required by Section 19 . 12 . 700 C. of the
Elgin Municipal Code . The required number
of trees shall be comprised of both
deciduous and coniferous trees . 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) .
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w 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
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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 .
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 .
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?w. 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 with B6 : 12 curb and gutter.
9 . Paving. Vehicular access to or from 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.
16
e,,' I . Signs. In this PORI zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs, of the
Elgin Municipal Code, as may be amended.
J. Nonconforming Uses and Structures. In this PORI zoning
district, nonconforming uses and structures shall be
subject to the provisions of Chapter 19 . 52 , Nonconforming
Uses and Structures, of the Elgin Municipal Code, as may
be amended.
K. Planned Developments. This PORI zoning district shall
be subject to the provisions of Chapter 19 . 60, Planned
Developments, of the Elgin Municipal Code, as may be
amended. A conditional use for a planned development may
be requested by an individual property owner for a zoning
lot without requiring an amendment to this PORI zoning
district and without necessitating that all other property
owners authorize such an application.
L. Conditional Uses. In this PORI zoning district,
conditional uses shall be subject to the provisions of
Chapter 19 . 65 Conditional Uses, of the Elgin Municipal
Code, as may be amended. A conditional use may be
requested by an individual property 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 .
17
., 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.
The final plat of subdivision shall be in
substantial conformance with the Preliminary Plat of
Subdivision, prepared by Cowhey Gudmunson Leader, Ltd. ,
dated 08/07/00 .
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 1/2 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
18
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
19
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 .
20
00011, 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
fob, 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
21
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.
Section 4 . 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: May 9, 2001
Passed: May 9, 2001
Omnibus Vote : Yeas 6 Nays : 0
Recorded: May 10, 2001
Published:
Attest :
Dolonna Mecum, City Clerk
22
/�• April 16, 2001
f FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 17-01 Requesting Preliminary Plat of Subdivision Approval and an
Amendment to a Previously Approved PORI Planned Office Research Industrial District and a
Previously Approved PCF Planned Community Facility District,to Permit the Resubdivision of a
Previously Approved Preliminary Plat; Property Located at 2575 State Route 72, by Mark A.
Ebascher, as Applicant, and Northwest L.L.C., as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: PORI Planned Office Research Industrial District
PCF Planned Community Facility District
Intended Use: Office, Research, and Industrial
Property Location: 2575 State Route 72
Applicant: Mark A. Ebascher
Owner: Northwest L.L.C.
Staff Coordinator: Lauren Kieck
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Aerial Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
�mk Petition 17-01 April 16, 2001
D. Proposed Development Plan, encompassing a Statement (see attached)
of Purpose and Conformance, the Preliminary Plat,
and the Master Storm Sewer and Drainage Plan.
E. Previously Approved Final Plat of Subdivision (see attached)
F. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Mark A. Ebascher requesting an amendment to a previously
approved planned development. The subject property is located at 2575 State Route 72 (reference
Exhibits A and B).
The subject property was annexed, granted preliminary plat approval, and zoned PORI Planned
Office Research Industrial District and PCF Planned Community Facility District in September of
2000. The original design of the proposed subdivision was partially based on certain wetland design
standards required by the U.S. Army Corps of Engineers. After a U.S. Supreme Court decision in
January 2001, the Army Corps no longer has jurisdiction over the wetlands located on the subject
property.
The applicant would now like to include areas in the PORI District that were originally zoned PCF
District. This proposed change will reduce the previously approved PCF Districts by 1.36 acres.
These areas will then be developed under the PORI District regulations governing the subject.
property. It should also be noted that the areas to be included in the PORI District do not contain
any wetlands. Accordingly, the applicant is requesting approval of a modified preliminary plat.
Previous Army Corps regulations required developers to provide mitigation for any destroyed
wetlands, either on site or off site. The Supreme Court decision has nullified this requirement for
certain types of wetlands. Additionally,because Elgin's ordinances required compliance with the
Army Corps regulations,the Supreme Court decision also nullified the City's regulations. It should
also be noted that the applicant is proposing modifications to the previously approved engineering
plans for the subject property. The proposed changes include additional impacts to small portions
of the wetlands as a result of the introduction of best management practices and alterations to the size
of the retention basins. The site currently contains 8.15 acres of wetlands. The proposed
engineering plans currently impact 1.63 acres of wetland, rather than 0.95 acres as previously
approved (a total change of 0.68 acres). The applicant proposes to preserve and maintain the
remaining 6.52 acres of wetlands, and create a new wetland area on site containing 1.01 acres of
area. This will result in a total of 7.53 acres of wetlands located on site that will wither be preserved,
maintained, or created (reference Exhibits C, D, E, F and G).
Findings of Fact Planning and Development Commission
Petition 17-01 April 16, 2001
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 17-01 on April 2, 2001. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors spoke at
the public hearing. Written correspondence has been submitted with respect to the requested map
amendment. The Community Development Group submitted an Map Amendment Review,dated
March 21, 2001.
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 intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable,for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 91.7 acres of
land. The site contains approximately 8 acres ofwetlands and is currently in agricultural use.
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.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property may be served by connecting to existing municipal water lines and
sanitary sewers. Stormwater control facilities for the subject property shall be designed in
accordance with all applicable codes and ordinances.
C. Traffic and Parking 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.
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Findings of Fact Planning and Development Commission
• Petition 17-01 April 16,2001
The subject property is located south of State Route 72 and west of Galvin Drive. State
Route 72 is a regional arterial street. Galvin Drive is a collector street which serves
Northwest Corporate Park.
The subject property will be served by a cul-de-sac extended westerly into the site from
Galvin Drive. Off street parking will be provided in conformance with the Off Street
Parking Ordinance.
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 has been zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
1992 Out of City
Present PORI Planned Office Research Industrial District
PCF Planned Community Facility District
The subject property was annexed and zoned PORI and PCF District in 2000. The property
is currently undeveloped.
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
consistency and compatibility'with surrounding land use and zoning.
The area to the north of the subject property is located in unincorporated Dundee Township
and is developed with a school.
The area located to the east of the subject property is zoned AB Area Business District and
is currently undeveloped.
r
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Findings of Fact Planning and Development Commission
Petition 17-01 April 16, 2001
The area located to the south of the subject property is zoned ORI Office Research Industrial
District and is undeveloped.
The area west of the subject property is located within the Village of Gilberts. The majority
of this area is currently undeveloped; however, the area to the southwest of the subject
property is developed with residences.
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 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 the Randall Road corridor. The area is developing
with office, research, and industrial land uses.
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. A PORI zoning district is most similar to, but departs from the
standard requirements of the ORI Office Research Industrial District.
The purpose of the PCF Planned Community Facility District is to provide a planned
environment for various types of community facilities. In general, community facilities
provide governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for profit or a not for profit basis.
Planned industrial districts should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate planned
industrial district exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the required
minimum size of a planned industrial district shall be granted by the City Council.
Findings. The 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 and community facility district.
f
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Findings of Fact Planning and Development Commission
.. Petition 17-01 April 16, 2001
k
The applicant is not proposing any modifications to the previously approved PORI and PCF
District ordinances. The proposed zoning district modification is in substantial conformance
with the previously approved final plat of subdivision.
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 the
Comprehensive Plan Standard.
The Far West Area Plan,an amendment to the Official Comprehensive Plan,designates the
subject property for office,research, and industrial uses.
I. 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 may be suitable for the intended planned development with
respect to the Natural Preservation Standard.
The subject property contains 8.15 acres of wetlands. The applicant proposes to preserve
and maintain 6.52 acres of wetlands, and create a new wetland area on site containing 1.01
acres of wetlands,for a total of 7.53 acres of wetlands on site. There are no other significant
natural features present on the subject property.
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 is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
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Findings of Fact Planning and Development Commission
Petition 17-01 April 16, 2001
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. The applicant is requesting no departures
from the standard requirements of the PORI Planned Office Research Industrial District and PCF
Planned Community Facility District ordinances governing the subject property.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Community Development Group has developed or identified the following findings,unresolved
issues, and alternatives:
A. Summary of Findings.
1. Standards for Map Amendments. The proposed modification to the previously
approved final plat of subdivision and zoning district boundaries is in substantial
conformance with the standards for map amendments. The proposed zoning district
modification is in substantial conformance with the previously approved final plat
of subdivision,and the applicant is not proposing any modifications to the previously
approved PORI and PCF District ordinances. Additionally, it should be noted that
the area to be included within the PORI District does not contain any land considered
wetlands.
2. General. Due to a recent U.S. Supreme Court decision regarding Army Corps
jurisdiction over wetlands, the applicant is proposing to modify the previously
approved engineering plans. These modifications will result in some additional
impacts to small portions of the wetlands located on site than what was previously
approved by the Army Corps. The applicant proposes to preserve and create a total
of 7.53 acres of wetlands located on site. This proposal represents a compromise
between the interests of economic development and natural preservation.
B. Summary of Unresolved Issues.
Staff remains concerned regarding the additional impact of the altered engineering plans on
the existing wetlands,and suggests that the applicant continue to work with the engineering
department to agree to a plan that minimizes the development's effect on the wetlands.
Additionally, as required for the previously, approved plans, the applicant is no longer
required by the Army Corps to mitigate any wetlands destroyed by the proposed
development. Staff has identified this as a point of concern, however, there currently is no
policy or regulation in place to require any mitigation of the wetlands to be destroyed.
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Findings of Fact Planning and Development Commission
... Petition 17-01 April 16, 2001
C. Summary of Alternatives.
The Planning and Development Commission has the option of an approval, a denial,or an
approval with some combination of conditions.
RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 17-01. On a
motion.to recommend approval, subject to the following conditions,the vote was five (5)yes and
two (2)no:
1. Substantial conformance with the Preliminary Plat for Northwest Business Park,
dated March 12, 2001, prepared by Cowhey, Gudmunson, Leder, Ltd.
2. Satisfactory resolution of engineering concerns and approval of the final engineering
plans.
Therefore, the motion to recommend approval of Petition 17-01 was adopted.
Ao�
A
George Wolff, Chairman
Planning and Development Commission
David Sundland, Secretary
Planning and Development Commission
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