G50-05 Ordinance No. G50-05
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM ORI OFFICE RESEARCH INDUSTRIAL
DISTRICT TO PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2401 Westfield Drive)
WHEREAS, written application has been made for a map amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District; and
WHEREAS, the Planning and Development Commission conducted a public hearing after
due notice by publication and has submitted its Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the Findings and
Recommendation 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 April 4, 2005, 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 19.08, Section 19.08.020 entitled Zoning District map of the
Elgin Municipal Code, as amended,be and the same I is hereby further amended by adding thereto
the following paragraph:
Lot 21 and part of lot 18 in Westfield Business Park, according to a plat thereof
recorded on September 9, 1988 as document number 1931202,together with part of
lots 23 and 24 in Westfield Business Park plat no. 2, according to a plat thereof
recorded on December 6, 1989 as document number 2012687,being a subdivision of
part of the northeast quarter of section 31 township 42 north,range 8 east of the third
principal meridian, in Kane County, Illinois, described as follows: beginning at
northeast corner of said lot 24, said corner also being along the westerly line of
Illinois State Toll Highway Authority per document number 1934642 recorded
September 29, 1988 in Kane County, Illinois; thence southerly along said westerly
line for the following three (3) courses: 1) thence south 00 degrees 46 minutes 46
seconds west, 285.07 feet; 2) thence south 01 degrees 25 minutes 56 seconds east,
402.00 feet; 3)thence south 00 degrees 21 minutes 10 seconds east, 170.48 feet to the
northerly line of Alft Lane (formerly known as Fox Lane) dedicated by document
number 95k030210;thence westerly along said northerly line for the following four
(4) courses: 1) thence south 44 degrees 31 minutes 50 seconds west, 34.91 feet; 2)
thence north 89 degrees 59 minutes 23 seconds west, 100.00 feet;3)thence south 86
ralh degrees 09 minutes 43 seconds west, 253.30 feet; 4) thence north 89 degrees 59
minutes 23 seconds west, 160.68 feet;thence north 00 degrees 03 minutes 57 seconds
rik east, 130.43 feet to the point of curvature; thence northerly, 133.48 feet, along a
curve concave easterly,having a radius of 333.00 feet,chord distance of 132.58 feet
and bearing north 11 degrees 32 minutes 56 seconds east to the point of tangency;
thence north 23 degrees 01 minutes 54 seconds east, 314.66 feet to the point of
curvature; thence northerly, 263.69 feet, along a curve concave westerly, having a
radius of 267.00 feet, chord distance of 253.11 feet and bearing north 05 degrees 15
minutes 41 seconds west to the point of tangency; thence north 33 degrees 33
minutes 17 seconds west, 78.64 feet to the northerly line of said lot 24; thence
easterly along the northerly line of said lot 24 for the following five (5) courses: 1)
thence easterly, 189.61 feet, along a curve concave southerly, having a radius of
267.00 feet, chord distance of 185.65 feet and bearing north 69 degrees 41 minutes
24 seconds east to the point of tangency; 2) thence south 89 degrees 57 minutes 57
seconds east, 72.26 feet; 3) thence south 88 degrees 49 minutes 28 seconds east,
100.75 feet; 4) thence south 79 degrees 26 minutes 16 seconds east, 54.70 feet; 5)
thence south 66 degrees 11 minutes 41 seconds east, 51.02 feet to said point of
beginning, Kane County, Illinois (property commonly known as 2401 Westfield
Drive).
Section 3.That the City Council of the City of Elgin hereby grants the rezoning from ORI
Office Research Industrial District to PORI District for the property commonly known as 1701-1715
North Randall Road,and legally described above,which shall be designed,developed,and operated
subject to 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 within this ordinance
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 EMC. The exclusion of such symbol shall not exempt such word or phrase from
the applicable supplementary regulation.
C. General Provisions. In this PORI District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05,General Provisions,of
the EMC, as may be amended from time to time.
D. Zoning Districts Generally. In this PORI District,the use and development of land
and structures shall be subject to the provisions of Chapter 19.07,Zoning Districts of
the EMC, as may be amended from time to time.
ribk E. Location and Size of Districts. Planned industrial districts should be located in
substantial conformance to the official comprehensive plan. The amount of land
14' 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.
F. Land Use. In this PORI District,the only land uses allowed shall be those land uses
allowed as permitted and conditional uses in the ORI Office Research Industrial
District, pursuant to Chapter 19.40.130 Land Use, of the EMC, as amended.
G. Site Design. In this PORI District,the site design regulations shall be as required in
the ORI Office Research Industrial District, pursuant to Chapter 19.40.135 Site
Design,of the EMC,as may be amended from time to time.Departures from the site
design requirements of the ORI District may be needed to facilitate an efficient
design of the future right-of-way. Additionally, the development of land and
structures shall be in substantial conformance with the following:
1. Substantial conformance to the General Info Cover Sheet, prepared by
Monarch Design and Construction, LLC, and dated March 10, 2005, with
revisions as required by the Community Development Group.
2. Substantial conformance to the Landscape Plan prepared by Walsh Landscape
Construction, Inc., and dated March 10, 2005,with revisions as required by
the Community Development Group.
3. Substantial conformance to the Floor Plans,prepared by Monarch Design and
Construction,LLC, and dated March 10,2005,with revisions as required by
the Community Development Group.
4. Substantial conformance to the Building Elevations (sheets A.3.1, A3.2,
A5.3),prepared by Monarch Design and Construction,LLC,and dated March
10,2005,with revisions as required by the Community Development Group.
5. Substantial conformance to the Horizontal Layout and Site Plan,prepared by
Kimley Horn and Associates,Inc.,and dated March 4,2005,with revisions as
required by the Community Development Group.
6. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PORI District, off street parking shall be subject to the
provisions of Chapter 19.45, Off Street Parking, of the EMC, as amended.
Off-Street Loading. In this PORI District,off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PORI District,signs shall be subject to the provisions of Chapter 19.50,
Signs of the Elgin Municipal Code, 1976, as amended. The development
administrator may require,and may approve signs not otherwise provided by this title
in support of the development.
K. Amendments. In this PORI District,application for text and map amendments shall
be subject to the provisions of Chapter 19.55, Amendments. A text and map
amendment may be requested by an individual lot or property owner for a zoning lot
without necessitating that all other property owners in this PORI zoning district
authorize such an application.
L. Planned Developments. . In this PORI zoning district, the use and development of
the land and structures shall be subject to the provisions of Chapter 19.60, Planned
Developments of the Elgin Municipal Code, 1976, as amended. A conditional use
for a planned development may be requested by an individual lot or property owner
for a zoning lot without requiring an amendment to this PORI zoning district and
without necessitating that all other property owners in this PORI zoning district
authorize such an application.
M. Conditional Uses. In this PORI zoning district,the use and development of the land
and structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of
the Elgin Municipal Code, 1976,as amended.A conditional use may be requested by
an individual lot or property owner for a zoning lot without requiring an amendment
to this PORI zoning district and without necessitating that all other property owners
in this PORI zoning district authorize such an application.
N. Variations. In this PORI District,the use and development of the land and structures
shall be subject to the provisions of Chapter 19.70,Variations of the Elgin Municipal
Code, 1976,as amended.Any of the requirements of this ordinance maybe varied by
petition of a lot or property owner for a zoning lot without requiring an amendment to
this PORI zoning district and without necessitating that all other property owners in
this PORI zoning district authorize such an application.
O. Subdivisions—Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city,as amended,and the
Plat Act of the State of Illinois.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code,
1976, as amended.
Section 4. That this ordinance shall be in full force and effect immediately after
its passage in the manner provided by law.
Ed Schock, Mayor
Presented: May 11, 2005
Passed: May 11, 2005
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: May 12, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
rik
April 4, 2005
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 13-05 Requesting a Map Amendment from ORI Office Research Industrial
District to PORI Planned Office Research Industrial District,to Allow for the Construction of a New
Medical Office Building in the ARC Arterial Road Corridor Overlay District; Property Located at
2401 Westfield Drive, by Monarch Design and Construction, LLC, as Applicant, and Randall
M.O.B. as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: ORI Office Research Industrial District
ARC Arterial Road Corridor District
elk Proposed Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
Intended Use: Offices and Clinics of Doctors of Medicine
Property Location: 2401 Westfield Drive
Applicant: Monarch Design and Construction, LLC
Owner: Randall M.O.B.
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
F. Site Photos (see attached)
G. Draft PORI Ordinance (see attached)
H. Development Application Submittal (see attached)
BACKGROUND
An application has been filed by Monarch Design requesting a map amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District. The property is
located at 2401 Westfield Drive (see Exhibits A, B, C, D, E, and F).
The applicant is proposing to construct a new medical office condominium building on a portion of
the site, which contains 9.3 acres of land. The 3-story building will contain approximately 70,223
square feet of floor area.The applicant is proposing to use pre-cast concrete panels for the exterior of
the building. A new 385 car parking lot is also proposed for the site (see Exhibits G and H).
The property lies within the ARC Arterial Road Corridor Overlay District. Therefore,the proposed
building requires planned development approval.The applicant does not have specific development
elk plans for the southern portion of the subject property at this time and has the intention of obtaining
planned development approval at a future date.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 13-05 on April 4, 2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No public testimony was
presented.The Community Development Group submitted a Map Amendment Review,dated March
24, 2005.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, 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 Yis an irregularly sha p ed, vacant parcel containing approximately 9.33
acres of land. Topography on the site ranges from a high point of 895 feet near the center of
the property, to a low point of 886 feet near the southeast portion of the property, for a
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Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
maximum relief of 9 feet. There are no significant natural features located on the subject
property.
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 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 intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located on the west side of Randall Road,between Westfield Drive
on the north,and Alft Lane on the south. Randall Road is a regional arterial road serving the
west side of Elgin and the surrounding communities. Westfield Drive and Alft Lane are
collector roads serving the adjacent office and industrial land uses.
Access to the subject property will be provided via Westfield Drive and Alft Lane.It should
be noted that the city intends on constructing a right-of-way in the future which will extend
Capital Street northward from Alft Lane through the west portion of the subject property to
Wesfield Drive. Capital Street will then connect with a realigned Mason Road to the north.
The reconfiguration of this road network will provide for a more efficient roadway network,
and improved access to the undeveloped farm land to the north.
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
1950: Out
1960: Out
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Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
1962: Out
1992: M2 General Manufacturing District
Present: ORI Office Research Industrial District
ARC Arterial Road Corridor District
The subject property was annexed in 1988 and zoned M2 General Manufacturing District.
The subject property is located in the Westfield Business Park, and is one of the last
remaining undeveloped parcels of land within the business park.
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 areas to the north, south, east, and west are zoned ORI Office Research Industrial
District, and have developed with office and manufacturing uses.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within the north Randall Road corridor,in an area which has
primarily developed with office and industrial 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 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.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the City of Elgin
Comprehensive Plan. The ARC zoning district is a zoning overlay district,and accordingly,
a property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
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Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
elk
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.
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 subject property is ideally suited for the proposed use due to its location on a regional
transportation network. The new medical office building will provide an increased level of
service to the surrounding community. This new building, as proposed, will enhance the
image of the highly traveled gateway into the city.
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 subject property is designated as"Light Industrial,Warehouse/Distribution,Office,"by
the 2005 Comprehensive Plan. The proposed planned development is in conformance with
this designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography,watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no significant natural features located 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.
5
Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
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.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the
following departures from the standard requirements of the PORI Planned Office Research Industrial
District:
1. 19.40.135(E.1.a)—Building Setback. For a zoning lot of the size of the subject property in
the ORI District, a building is required to be setback a minimum of 40 feet from a local
street. Currently, the applicant meets all required building setbacks. However, the city
intends on establishing a right-of-way adjacent to the western property line of the subject
property.Departures from this requirement may be needed to facilitate an efficient design of
the future right-of-way.
2. 19.40.135 (E.2.a)—Vehicle Use Area Street Setback. For a zoning lot of the size of the
subject property in the ORI District, a vehicle use area is required to be setback a minimum
of 38 feet from a local street. Currently, the applicant meets all required building setbacks.
However,the city intends on establishing a right-of-way adjacent to the western property line
of the subject property. Departures from this requirement may be needed to facilitate an
efficient design of the future right-of-way.
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.
1. Positive Attributes. The new medical office building represents a significant
investment in the North Randall Road corridor. This new building will enhance the
image of the highly traveled gateway into the city.
6
Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
2. Zoning District. The subject property is ideally suited for the proposed use due to its
location on a regional transportation network. The new medical office building will
provide an increased level of service to the surrounding community.Additionally,the
building will conform to the standards for planned developments and the ARC
Arterial Road Corridor Overlay District.
B. Summary of Unresolved Issues.
The are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 13-05. On
a motion to recommend approval, subject to the following conditions,the vote was five(5)yes and
zero (0)no:
1. Substantial conformance to the General Info Cover Sheet,prepared by Monarch Design and
Construction,LLC,and dated March 10,2005,with revisions as required by the Community
Development Group.
2. Substantial conformance to the Landscape Plan prepared by Walsh Landscape Construction,
Inc., and dated March 10,2005,with revisions as required by the Community Development
Group.
3. Substantial conformance to the Floor Plans,prepared by Monarch Design and Construction,
LLC,and dated March 10,2005,with revisions as required by the Community Development
Group.
4. Substantial conformance to the Building Elevations(sheets A.3.1,A3.2,A5.3),prepared by
Monarch Design and Construction, LLC, and dated March 10, 2005.
5. Substantial conformance to the Horizontal Layout and Site Plan,prepared by Kimley Horn
and Associates,Inc.,and dated March 4,2005,with revisions as required by the Community
k. Development Group.
6. Compliance with all other applicable codes and ordinances.
7
Findings of Fact Planning and Development Commission
Petition 13-05 April 4, 2005
Therefore, the motion to recommend approval of Petition 13-05 was adopted.
Respectfully submitted:
John Hurlbut, Chairman
Planning and Development Commission
Lauren Pruss, Secretary
Planning and Development Commission
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