G83-04 • Ordinance No.G83-04
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY
IN THE PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(Randall Crossing Business Park—2610 Alft Lane)
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, after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated July 19, 2004, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding
thereto the following paragraph:
"The boundaries herein before 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 northwest '/4 of section 31, township 42 north, range 8, east of the Third
Principal Meridian, except that part described as follows: commencing at the southeast
corner of said northwest '/4; thence west along the south line of said northwest '/4, 2166.70
feet for the point of beginning; thence west along the south line of said northwest ''/4,484.30
feet to the southwest corner of said northwest '/4; thence north along the west line of said
northwest '/4, 647.87 feet; thence easterly along a line forming an angle of 87 degrees 43
minutes 57 seconds to the right with the prolongation of the last described course, 473.17
feet; thence southerly along a line forming an angle of 91 degrees 23 minutes to the right
with the prolongation of the last described course, 647.53 feet to the point of beginning, also
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except that part of the south %2 of the northwest '/4 of said section 31, described as follows:
Beginning at the southeast corner of said northwest '/4; thence west along the south line of
said northwest '/4463.01 feet; thence northerly parallel to the east line of the northwest '/4 of
said section 31, a distance of 1.06 feet to a point of curvature; thence northerly along a curve
to the right of the last described course extended and having a radius of 1497.00 feet, a
distance of 457.35 feet to the point of intersection with a curve that is described as follows:
Beginning at a point on the east line of the northwest '/4 of said section 31, that is 3.00 feet
southerly of the southwest corner of lot 27 in Westfield Business Park Plat Number 2, and
recorded as Document Number 2012687, said point being the easterly end of a curve concave
to the north having a radius of 1552.97 feet and is tangent to a line that is parallel to the
southerly line of said lot 27;thence easterly along said curve to the east line of said northwest
'/4; thence southerly along the east line of the northwest '/4 of said section 31, 400.02 feet to
the point of beginning, in the Township of Dundee, Kane County, Illinois (property
commonly known as 2610 Alft Lane).
Section 3. That the City Council of the City of Elgin hereby classifies the subject property in
the PORI Planned Office Research Industrial District 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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• a. Municipal Services Division.
Public parks, recreation, open space (UNCL) on a"zoning lot" containing
less than two acres of land.
b. Offices Division.
"Offices" (UNCL).
C. Finance, Insurance, and Real Estate Division.
"Development sales offices" (UNCL).
Finance, insurance, and real estate (H). Services Division.
d. Services Division.
Advertising (731).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Commercial, economic, sociological, and educational research (8732).
Commercial physical and biological research
(8731).
Computer programming, data processing, and other computer related
• services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management, and related services (87).
Home health care services (808).
"Hotels and motels" (701).
Job training and vocational rehabilitation services (833).
Legal services (811).
Libraries (823).
Linen supply (7213).
Mailing, reproduction, commercial art and photography, and stenographic
services (733).
Management and public relations services (874).
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• Medical and dental laboratories (807).
Membership organizations (86).
Motionpicture distribution and allied services (782).
Motion picture production and allied services (781).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy(803).
Offices and clinics of other health practitioners (804).
Other schools and educational services (829).
Outdoor advertising services (7312).
Personnel supply services (736).
Photofinishing laboratories (7384).
Physical fitness facilities (7991).
• Professional sports operators and promoters (7941).
Refrigerator and air conditioning service and repair(7623).
Reupholster and furniture repair (764).
Security systems services (7382).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Vocational schools (824).
Watch, clock, and jewelry repair(763). Retail Trade Division.
e. Retail Trade Division.
Automatic merchandising machine operators (5962).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
f. Agricultural Division.
Interim agricultural production - crops for land not located on a Portion of
a zoning lot for which a building permit has been issued (01).
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• Crop services (072).
Farm labor and management services (076).
Landscape counseling and planning (0781).
Soil preparation services (071). Construction Division.
"Contractor's office and equipment areas" (UNCL).
g. Manufacturing Division.
Apparel and other finished products made from fabrics and similar materials
(23).
Computer and office equipment (357).
Electronic and other electrical equipment and components (36).
Fabricated metal products (34).
Furniture and fixtures (25).
Industrial and commercial machinery and equipment (35).
Leather and leather products (31).
Measuring, analyzing, and controlling instruments; photographic, medical,
and optical goods; and watches and clocks (38).
• Primary metal industries (33).
Printing, publishing, and allied industries (27).
Rubber and miscellaneous plastics products (30).
Stone, clay, glass and concrete products (32).
Tobacco products (21).
Transportation equipment (37).
h. Wholesale Trade Division.
Apparel piece goods and notions (513).
Beer, wine and distilled alcoholic beverages (518).
Drugs, drug proprietary and druggists' sundries (512).
Chemicals and allied products (516).
Electrical goods (506).
Farm product raw materials (515).
Furniture and home furnishings (502).
Groceries and related products (514).
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• Hardware, and plumbing and heating equipment and supplies (507).
Lumber and other construction materials (503).
Machinery, equipment, and supplies (508).
Metals and minerals, except petroleum (505).
Motor vehicles and motor vehicle parts and supplies (501).
Paper and paper products (511).
Petroleum and petroleum products (517).
Professional and commercial equipment and supplies (504).
i. Transportation, Communication and Utilities Division.
"Amateur radio antennas" (UNCL).
Arrangement of passenger transportation (472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operator's offices (414).
Cable and other pay television services (484).
• Communication services not elsewhere classified (489).
"Commercial antennas and antenna structures mounted on existing
structures" (UNCL).
"Commercial Antenna Tower" (UNCL).
Courier services (4215).
Freight forwarding in general (4731).
Intercity and rural bus transportation operators' offices (413).
Local and suburban passenger transportation operators' offices (411).
Natural gas transmission and distribution (4922) (4924).
Packing and crating (4783).
Public warehousing and storage (422).
"Radio and television antennas" (UNCL).
Radio and television broadcasting stations (483).
Railroad operators' offices (401).
"Satellite dish antennas" (UNCL).
School bus operators' offices (415).
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• Taxicab operators' offices (412).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains and valves" (UNCL).
J. Miscellaneous Uses Division.
"Fences and walls" (UNCL).
"Loading facilities" [ (UNCL), exclusively"accessory" [ to a permitted use
allowed in this PORI zoning district, subject to the provisions of Chapter
19.47, Of f Street Loading.
"Parking lots" [ (UNCL), exclusively "accessory" [ to a permitted use
allowed in this PORI zoning district, subject to the provisions of Chapter
19.45, Of f Street Parking.
"Parking structures" [ (UNCL), exclusively"accessory" [ to a permitted use
allowed in this PORI zoning district, subject to the provisions of Chapter
19.45, Of f Street Parking.
"Refuse collection area" [SR]
• "Signs" (UNCL), subject to the provisions of Chapter 19.50, Signs.
"Storage Tanks" (UNCL).
"Temporary uses" (UNCL).
"Accessory structures" (UNCL) to the permitted uses allowed in this PORI
zoning district, subject to the provisions of Section 19.12.500, Accessory
Structures and Buildings.
"Accessory uses"(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:
a. Municipal Services Division.
"Municipal facilities" (UNCL) on a zoning lot containing less than two
acres of land.
b. Public Administration Division.
Public administration (J) on a zoning lot containing less than two acres of
land.
C. Services Division.
• Armored car service (7381).
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• Carpet or rug cleaning, dying, or repairing plants (7217).
Child day care services (835).
Dry cleaning plants (7216).
Individual and family social services (832).
Industrial launderers (7218).
Power laundries (7211).
Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212).
d. Retail Trade Division.
Carryout restaurants (5812).
Drinking places (alcoholic beverages) (5813).
Eating places (5812).
"Outdoor eating and drinking facilities" (UNCL).
e. Mining Division.
"Temporary mining" (UNCL).
f. Manufacturing Division.
• Chemicals and allied products (28).
Food and kindred products (20).
Lumber and wood products (24).
Paper and allied products (26).
Petroleum refining and related industries (29).
Textile mill products (22).
g. Transportation, Communication and Utilities Division.
"Commercial antennas and antenna structures" (UNCL).
Heliports (458).
Natural gas storage.
"Other radio and television antennas" (UNCL).
"Other satellite dish antennas" (UNCL).
Pipelines, except natural gas (461).
Railroad tracks (401).
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"Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" (UNCL).
Water transportation (44).
h. Miscellaneous Uses Division.
"Commercial operations yard" (UNCL).
"Master signage plan" subject to the provisions of Chapter 19.50, Signs.
"Parking lots" (UNCL), subject to the provisions of Chapter 19.45, Off—
Street Parking.
"Parking structures" subject to the provisions of Chapter 19.45, Off Street
Parking.
"Planned developments" [ (UNCL) on a zoning lot containing less than
two acres of land, subject to the provisions of Chapter 19.60, Planned
Developments.
"Accessory structures" (UNCL)) to the conditional uses allowed in this
PORI zoning district, subject to the provisions of Section 19.12.500,
Accessory Structures and Buildings.
"Accessory uses" (UNCL) to the conditional uses allowed in this PORT
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:
i. Services Division.
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified (809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
j. Manufacturing Division.
Miscellaneous manufacturing industries (39).
k. Transportation, Communication and Utilities Division.
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• 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" shall be
subject to the provisions of Section 19.12.300, zoning Lots - Clarifications
and Exceptions, of the Elgin Municipal Code, as amended.
2. Lot Area. In this PORI zoning district, the minimum required "zoning lot
area" shall be 43,560 square feet.
3. Lot Width. In this PORI zoning district, the minimum required width for a
zoning lot shall be 200 linear feet.
4. Setbacks-Generally. In this PORI zoning district,"setbacks"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" setbacks" and "vehicle use area setbacks" from a "lot line" for a
zoning lot shall be as follows:
a. Building Setbacks. In this PORI zoning district, the minimum
required "building setbacks" for a zoning lot shall be as follows:
(1) Street Setback.The minimum required building setback from
the Tyrrell Road street lot lines shall be 50 linear feet. The
minimum required building setback from all other street lot
lines shall be 35 linear feet, except the building setback from
Madeline Lane, which shall be 40 feet.
(2) Interior Setback. The minimum required building setback
from an "interior lot line" shall be 20 linear feet.
b. Vehicle Use Area Setbacks by Lot Line. In this PORI zoning district,
the minimum required "vehicle use area setbacks" for a zoning lot
shall be as follows:
(1) Street Setback. The minimum required vehicle use area
setback from the Tyrrell Road street lot lines shall be 40
linear feet. The minimum required vehicle use area setback
from all other street lot lines 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.
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6. Accessory Structures and Buildings. In this PORI zoning district,"accessory
structures and buildings" 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"a"side yard"a
"rear yard" [ or a "transition yard" [ 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.
8. Landscape Yards. In this PORI zoning district, landscape yards shall be as
follows:
a. Transition Landscape Yards. A "transition landscape yard" shall be
provided adjoining the entire length of a transition lot line.Transition
landscape yards shall be subject to the provisions of Section
19.12.700. Landscaping. The depth of the transition landscape yard
shall be one half of the required transition setback calculated in
Section 19.40.135, E., 1., c. Transition Setback.
b. Vehicle Use Area Landscape Yards. The yards established by vehicle
use area setbacks shall be used as"vehicle use area landscape yards"
with the exception of access driveways as provided in Section
19.45.100, Access Driveways to a Public Right of Way and Section
19.45.110, Size of Driveways. Vehicle use area landscape yards shall
be subject to the provisions of Section 19.12.700, Landscaping.
C. Interior Landscape Yards."Interior landscape yards"shall be installed
on a zoning lot featuring a "vehicle use area" which exceeds 5,000
square feet in area, subject to the provisions of Section 19.12.700,
Landscaping.
9. Floor Area. In this PORI zoning district, the maximum "floor area" for a
zoning lot shall not exceed 100 percent of the zoning lot area.
10. Building Coverage. In this PORI zoning district, the maximum "building
coverage" [for a zoning lot shall not exceed 70 percent of the zoning lot area.
G. Off Street Parking. In this PORI zoning district, of f 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 exception concerning the required number of
parking stalls:
The required number of parking stalls shall be subject to the provisions of Chapter
19.45, Off Street Parking, of the Elgin Municipal Code, except for manufacturing,
warehousing, and storage, which shall be as follows:
There shall be one parking stall for each one and one half employees base on peak
demand shift,or from 0 to 20,000 square feet of floor area,there shall be one parking
stall per 1,500 square feet, from 20,001 to 50,000 square feet of floor area,there shall
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• be one parking stall per 1,750 square feet, from 50,001 to 75,000 square feet of floor
area,there shall be one parking stall per 2,000 square feet, from 75,001 square feet of
floor area and greater, there shall be one parking stall per 2,500 square feet;
whichever is greater.
H. Of f 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,signs shall be subject to the provisions of Chapter
19.50, Signs, of the Elgin Municipal Code, as may be amended.
I 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 PORT 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.
0. 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 maybe specifically provided otherwise in this planned industrial
district ordinance.
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The final plats and the final engineering plans and specifications shall be in
• substantial conformance with this PORI district and the Preliminary Plat for Elgin
Business Park (Randall Crossing), prepared by Kimley-Horn and Associates, dated
May 17, 2004.
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 exception that a 60 linear foot right of way shall
be allowed. Additionally, all utilities shall be located under the street pavement, as
required by the City Engineer.
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 exception that public sidewalks
shall be required only on one side of the street.
R. Building and Construction - Generally. In this PORI zoning district, building and
construction shall be subject to the provisions of Title 16,Building and Construction,
of the Elgin Municipal Code, as may be amended, except as may be specifically
provided otherwise in this planned industrial district ordinance.
1. Stop Work Orders. 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.
2. 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, and appurtenances
thereto within 14 calendar days of the date of application,as maybe 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
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• 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.
3. 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 notwithstanding 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.
S. Exterior Building Materials. No metal shall be used as an exterior wall surface.
T. Site Lighting. Site lighting shall be controlled to prevent excessive spill and glare
onto adjoining properties. This is to be accomplished by use of boxed fixtures or by
fixtures of reduced height, as may be approved by the Planning Department.
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• 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: September 22, 2004
Passed: September 22, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 23, 2004
Published:
Attest: I]n
Dolonna Mecum, City Clerk
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July 19, 2004
• ' FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 42-04 Requesting Annexation, PORI Planned Office Research Industrial
District Zoning, and Preliminary Plat Approval for a Subdivision to be Known as Randall Crossing
Business Park; Property Located at 2610 Alfl Lane, by Ryan Companies.US Inc., as Applicant, and
CWM Real Estate LP, as Owners.
GENERAL INFORMATION
Requested Action: Annexation
PORI Planned Office Research Industrial District Zoning
PCF Planned Community Facility District Zoning, and
Preliminary Plat Approval
Current Zoning: Kane County F Farming District
•� Existin g €�Use: Agricultural
-Property Location: 2610 AIR Lane
Applicant: Ryan Companies US, Inc.
Owner: CWM Real Estate LP
Staff Coordinator: Todd Wyatt, Associate Planner
r
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
iE. Environmental Map (see attached)
Exhibit A
"i
Findings of Fact Planning and Development Commission
Petition 42-04 July 19, 2004
F. Site Photos (see attached)
G. Draft Zoning Ordinance (see attached)
H. Development Plan (see attached)
BACKGROUND
An application has been filed by Ryan Homes requesting annexation, PORT Planned Office Research
Industrial District zoning, and preliminary plat approval. The property is located at.2610 Alft Lane
(reference Exhibits A, B, C, D, E and F).
The applicant proposes to annex approximately 70 acres of land to the City of Elgin- and create 6
developable lots, ranging in size from 5.5 to 25 acres of land. The City entered into an annexation
agreement regarding the subject property in November of 1998, as part of the Chicago White Metal
subdivision. The applicant is proposing several changes to the site plan, including the provision of
access to the subdivision from AIR Lane and Madeline Lane,with no access to Tyrell Road.The current
annexation agreement must be amended to allow for the annexation and zoning of the subject property
• as proposed (reference Exhibits G and H). -
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 42-04 on July 19, 2004. The applicant testified at the public hearing and
presented documentary evidence in support of the application. Objectors spoke at the public hearing.
The Community Development Group submitted an Annexation,Zoning and Preliminary Plat Review,
dated July 6, 2004.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed planned
development, with respect to its size, shape and any existing improvements.
Findings:The subject property is suitable for the proposed planned development with respect to
the site characteristics standard.
The subject property is an irregularly shaped parcel containing 69.44 acres of land. Elevations
range from a low point of approximately 882 feet located near the western portion of the site,to
a high point of 904 feet.located near the northern portion of the site,for a maximum relief of 22
feet. There are no existing improvements on the subject property.A 0.3 acre farmed wetland has
been identified near the northeast portion of the subject property.
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Findings of Fact Planning and Development Commission
Petition 42-04 July 19, 2004
B. Sewer and Water Standard. The suitability of the subject property for the proposed planned
development with respect to the availability of adequate water, sanitary treatment and
stormwaier control facilities.
Findings: The-subject property is suitable for the proposed planned development with respect to
the sewer and water standard.
The property will be served by municipal sanitary sewer, storm sewer, and water services.
C. Traffic and Parking Standard.The suitability of the subject property for the proposed planned
development with respect to the provision of safe and efficient on site and off site vehicular
circulation designed to minimize traffic congestion.
Findings: The subject property may be suitable for the proposed planned development with
respect to the traffic and parking standard.
The subject property has frontage along Tyrell Road and Alft Lane. Tyrell Road is a collector
Road which serves the residential and commercial areas to the north and west of the subject
property.AIR Lane is a collector road which serves the industrial park located to the east of the
subject property. The applicant is proposing to provide access to the site via the extension of
•.1 Alff Lane,and from a new road,Madeline Lane,which is to be extended north from Big-Timber
Road. No access from the subject property to Tyrell Road is proposed.
Parking will be provided in conformance with the Off Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the proposed planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings: The subject property is suitable for the proposed planned development with respect to
`.the zoning history standard.
The subject property is located within an unincorporated portion of.Kane County, and is
currently in agricultural use.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the
proposed planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings: The subject property is suitable for the proposed planned development with respect
to the surrounding land use and zoning standard.
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Findings of Fact Planning and Development Commission
• Petition 42-04 July 19, 2004
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The areas to the north and southwest of the subject property are located in unincorporated Kane
County and are in agricultural use.
The area located to the west of the subject property is located in unincorporated Kane County
and is in residential use.
The Westfield Business Park, zoned ORI Office Research Industrial District, is located east of
the subject property, and is developed with an industrial park.
The Chicago White Metal subdivision,zoned PORI Planned Office Research Industrial District,
is located to the southeast of the subject property.
F. Trend of Development Standard. The suitability of the subject property for the proposed
planned development with respect to its consistency with an existing.pattern of development or
an identifiable trend of development in the area.
Findings:The subject property is suitable for the proposed planned development with respect to
the trend of development standard.
The subject property is located within a developing office, research,. and industrial area,
• benefiting from the accessibility of the I-90/Randall Road interchange and the Randall Road }
corridor.
G. Zoning Districts Standard. The.suitability of the subject property for the proposed planned
development 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 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.
In general;the purpose and intent of the provision for planned developments is to accommodate
unique development situations. For planned development districts, the planned development
should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to
the types of environment available to the public that would not be possible under
the strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities.
• 3. The preservation of significant. natural features including topography,
watercourses, wetlands, and vegetation.
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Findings of Fact Planning and Development Commission
Petition 42-04 July.19, 2004
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 PORI
Planned Office Research Industrial District.
The proposed development of the subject property will add to Elgin'.s inventory of state of the
art business parks located within the Randall Road/I90 corridor.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
planned development with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings: The-subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as"Office,Research and Light Manufacturing,"by the 1983
Comprehensive Plan. The proposed planned development is in conformance with this
designation.
I. Natural Preservation Standard. The suitability of the subject property for the proposed
• 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 proposed planned development with
regard to the natural preservation standard.
The subject property contains no significant natural features, with the exception of a .3 acre -
farmed wetland near the northeast portion of the property. The, applicant is not proposing to
preserve the wetland.
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 proposed planned development with regard to
the internal land use standard.
No evidence has been found that the proposed planned development will be located,designed,
and 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 42-04 July 19, 2004
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. Section 19.40.135(C)—Lot Width.In the ORI zoning district,where a zoning lot has frontage
on a local street, the. minimum required.lot width is 160 feet. The developer is proposing
approximately 100 feet of lot width for lot 3.
2. Section 19.40.135 (E) — Street Setback. In the ORI District, a building must be setback a
minimum of 38 feet from a street lot line of a local street. The applicant is proposing a 35 foot
building setback from a local street lot line, which is consistent with the required building
setback for properties in the Westfield Business Park. The applicant will provide a 40 foot
building setback for properties facing Madeline Lane, which is consistent with the required
building setback in the Chicago White Metal subdivision.
• SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed -or identified the following findings,
unresolved.issues, and alternatives:
A. Summary of Findings.
Positive Attributes. - The proposed development.of the subject property will add to-Elgin's
inventory of state of the art business parks located within the Randall Road/190 corridor.
B. Unresolved Issues
There are no unresolved issues.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval,denial,or approval
with conditions.
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Findings of Fact Planning and Development Commission
Petition 42-04 July 19, 2004
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 42-04. On a
motion to recommend approval, subject to the following conditions, the.vote was six (6)yes and zero
(0) no:
1. Revisions to the annexation agreement as required by the Community Development Group,
Corporation Counsel, and Engineering Division.
2. Substantial conformance to the Preliminary Plat prepared byKimley—Horn and Associates,and
dated May 17,2004,subject to revisions as required by the Community Development Group and
the Engineering Division.
3. Substantial conformance to the Preliminary Grading and Drainage Plan prepared by Kimley—
Horn and Associates, and dated May 26, 2004, subject to revisions as required by the
Community Development Group and the Engineering Division..
4. Substantial conformance to the Preliminary Utility Plan prepared by Kimley — Horn and
Associates, and dated May 26, 2004, subject to revisions as required by the Community
Development Group and the Engineering Division.
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5. Madeline Lane is to be constructed during Phase 1 of the development.
6. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 42-04 was adopted.
Jo Hurlbui, Chairman
PI ing and Development Commission
Je Deering, cretary
Planning and Yevelopment Co ssion
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