G13-06 Ordinance No. G13-06
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(2675 Big Timber Road)
WHEREAS,the territory herein described has been annexed to the City of Elgin;and
WHEREAS, written application has been made to classify said territory to a PGI
Planned General Industrial District; and
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted public hearings concerning said applications 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 September 6,2005 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 19.07,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 PGI Planned General
Industrial District, the following described property:
Parcel One: The East Half of the West Half of the Southwest Quarter of
Section 31, Township 42 North, Range 8 East of the Third Principal
Meridian, lying South of the Center Line of Big Timber Road, •in the
Township of Dundee,Kane County,Illinois,excepting therefrom that part of
the East Half of the West Half of the Southwest Quarter of Section 31,
Township 42 North, Range 8 East of the Third Principal Meridian, lying
South of the center line of Big Timber Road and lying North of a straight line
bounded on the East by a point 300.0 feet South as measured on the East line
of said East half of the West half of the Southwest Quarter and bounded on
rik the West by a point 300.0 feet South as measured on the West line of said
East half of the West half of the Southwest Quarter, in the Township of
f'
Dundee, Kane County, Illinois
Parcel Two: That part of Fractional Section 5,Township 41 North,Range 8
East of the Third Principal Meridian, described as follows: Beginning at a
point on the North line of said Section, 1.87 chains East of the Northeast
corner of the West half of the Northeast Fractional Quarter of said section;
thence West on the North line of said Section to a point 505 feet West from
the Southeast corner of the West half of the West half of the Southwest
Quarter of Section 31, Township 42 North Range 8 East of the Third
Principal Meridian; thence South at right angles to said North line of said
Section 5, 774 feet;thence South 86 degrees 50 minutes West to the Easterly
line of the right of way of the Chicago and Northwestern Railway Company;
thence Southeasterly along said Easterly right of way line to the Northerly
right of way of the Chicago, Milwaukee and St. Paul Railway Company;
thence Easterly along the Northerly right of way line to the East line of the
Southwest Quarter of said section; thence North along said East line to the
center of said section;thence East along the center line of said section to the
Southeast corner of the West half of the Northeast Fractional Quarter of said
section;thence Northerly to the point of beginning;in the Township of Elgin,
Kane County,Illinois,except that part conveyed to the Northern Illinois Gas
Company by warranty deed Document 1068124, recorded April 26, 1966.
Parcel Three: That part of the East half of the Southwest Quarter and part of
the Southeast Quarter of Section 31,Township 42 North,Range 8 East of the
Third Principal Meridian, described as follows: Commencing at the
Northwest corner of the Southwest Quarter of the Southeast Quarter of said
Section 31;thence North along the East line of the Southwest Quarter of said
Section 255.29 feet;thence West parallel with the South line of said Section
200 feet; thence South parallel with the East line of the Southwest Quarter,
498.86 feet to the center line of Big Timber Road;thence Southeasterly along
said center line, 386.97 feet; thence continuing a long said center line, 32.6
feet for the point of beginning; thence South 19 degrees 0 minutes West,
899.01 feet to a point on the South line of the Southwest Quarter of Section
31; thence West along said South line, 1213.08 feet to the West line of the
East half of said Southwest Quarter; thence North along said West line to a
point 569.40 feet South of the center line of Big Timber Road; thence
Easterly at right angles to said West line, 549.88 feet; thence North parallel
with the West line of said East Half, 228.46 feet to the center line of Big
Timber Road; thence Southerly along said center line to the point of
beginning,all in Township of Dundee,Kane County,Illinois.EXCLUDING
THEREFROM the following:That part of the South half of the South half of
Section 31, Township 42 North, Range 8 East of the Third Principal
Meridian,described as follows: Commencing at a point on the South line of
the Southeast Quarter of the Southwest Quarter said Section 31 (being a point
p` on the town line between Elgin and Dundee Townships) 1180.08 feet East
from the Southwest corner of said Southeast Quarter of the Southwest
Quarter of said Section 31 thereof, for a point of beginning; thence West
along the South line of the Southeast Quarter of the Southwest Quarter, a
distance of 80.12 feet;thence North along a line parallel with the East line of
the Southwest Quarter of said Section 31, a distance of 1106.75 feet to the
center line of Big Timber Road (as now constructed); thence Southeasterly
along the said center line of Big Timber Road, a distance of 423.75 feet;
thence South 18-1/4 degrees West,a distance of 917.45 feet;more or less,to
the point of beginning, in Dundee Township, Kane County, Illinois and
ALSO EXCLUDING THEREFROM that part of the Southwest Quarter of
Section 31, Township 42 North, Range 8 East of the Third Principal
Meridian,described as follows: Commencing at the Southwest corner of the
Southeast Quarter of the Southwest Quarter of said Section 31; thence
Easterly along the South line of said Southeast Quarter of the Southwest
Quarter a distance of 1089.96 feet to the place of beginning; thence
continuing Easterly along said South line a distance of 10.0 feet; thence
Northerly along a line parallel with the East line of the Southwest Quarter of
said Section 31 a distance of 1106.75 feet to the center line of Big Timber
Road; thence Northwesterly along said center line a distance of 11.92 feet;
thence Southerly along a line parallel with the East line of the Southwest
elk Quarter of said Section 31 to the point of beginning. Also excepting
therefrom that part of the East half of the Southwest Quarter of Section 31,
Township 42 North, Range 8 East of the Third Principal Meridian, lying
South of the center line of Big Timber Road, lying North of a straight line
bounded on the East by a point 300.0 feet South as measured on a line
1089.96 feet East of the Southwest corner of said East half of the Southwest
Quarter and parallel with the East line of said East half of the Southwest
Quarter and bounded on the West by a point 300.0 feet South as measured on
the East line of Lot 2 in Schick's Subdivision and the Southerly extension
thereof, in the Township of Dundee, Kane County, Illinois
Section 3. That the City Council of the City of Elgin hereby grants the PGI Planned
General Industrial District which shall be designed, developed, and operated subject to the
following provisions:
A. Purpose and Intent. The purpose and intent of this PGI Planned General
Industrial District is to provide an alternate planned industrial environment
for those industrial uses that do not require the location or environment of an
ORI Zoning District. A PGI Zoning District is most similar to, but departs
from the standard requirements of, the GI General Industrial Multiple
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, 1976,as amended.
The exclusion of such symbol shall not exempt such word or phrase from the
applicable supplementary regulation.
C. General Provisions. In this PGI 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, 1976, as amended.
D. Zoning Districts -Generally. In this PGI 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, 1976, as
amended.
E. Location and Size of District. This PGI Zoning District should be located
in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PGI zoning 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.
F. Land Use. In this PGI Zoning District,the use of land and structures shall be
subject to the provisions of Chapter 19.10,Land Use,of the Elgin Municipal
Code, 1976, as amended. The following enumerated"land uses"[SR] shall
be the only land uses allowed as a"permitted use"[SR] in this PGI District:
1. Municipal Services Division:
Public parks, recreation, open space(UNCL)on a"zoning lot" [SR]
containing less than two (2) acres of land.
2. Offices Division:
"Offices" [SR] (UNCL).
3. Finance, Insurance,And Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance and real estate (H).
4. Services Division:
Advertising(731).
Armored car service (7381).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Carpet or rug cleaning, dying, and/or repairing plants (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).
Dry-cleaning plants (7216).
Electrical and electronic repair shops (7622).
Engineering,accounting,research,management,and related services
(87).
Home health care services (808).
"Hotels and motels" [SR] (701).
Industrial launderers (7218).
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).
Medical and dental laboratories (807).
elk Membership organizations (86).
Miscellaneous equipment rental and leasing(735).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
Motor vehicle repair shops [SR] (753).
Motor vehicle top,body and upholstery repair shops,and paint shops
[SR] (7532).
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).
Power laundries (7211).
Professional sports operators and promoters (7941).
Refrigerator and air-conditioning service and repair(7623).
•. Rental of dogs for protective service (7381).
Reupholstery and furniture repair(764).
Security systems services(7382).
Services to dwellings and other buildings (734).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Truck route laundry and dry cleaning not operated by laundries or
cleaners(7212).
Vocational schools (824).
Watch, clock, and jewelry repair(763).
Welding repair(7692).
5. Retail Trade Division:
Auction rooms (5999).
Automatic merchandising machine operators (5962).
Catalog and mail-order houses (5961).
Direct selling establishments (5963).
6. Agricultural Division:
Crop services(072).
Farm labor and management services(076).
Landscape counseling and planning(0781).
Lawn and garden services (0782).
Ornamental shrub and tree services(0783).
Soil preparation services (071).
7. Construction Division:
Building construction - general contractors and operative builders
(15).
Construction- special trade contractors (17).
"Contractor's office and equipment areas" [SR] (UNCL).
Heavy construction- contractors (16).
8. 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).
Lumber and wood products(24).
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).
Textile mill products (22).
Tobacco products (21).
Transportation equipment(37).
9. Wholesale Trade Division:
Apparel piece goods and notions (513).
Beer,wine and distilled alcoholic beverages (518).
Chemicals and allied products (516).
Drugs,drug proprietaries and druggists' sundries (512).
Electrical goods (506).
Farm product raw materials (515).
Furniture and home furnishings(502).
Groceries and related products (514).
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).
"Recycling collection center" [SR] (5093).
10. Transportation, Communication And Utilities Division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation(472).
Arrangement of transportation of freight and cargo(473).
Branch United States post offices(4311).
Bus charter service operators offices(414).
Cable and other pay television services (484).
"Commercial antenna tower" [SR] (UNCL).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Communication services not elsewhere classified(489).
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(474).
Public warehousing and storage(422),also including so-called"mini-
warehousing".
"Radio and television antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators'offices (415).
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" [SR]
(UNCL).
Trucking services (421).
11. Miscellaneous Uses Division:
"Accessory structures" [SR](UNCL)to the permitted uses allowed in
the PGI Planned General Industrial District,subject to the provisions
of Section 19.12.500 of the Elgin Municipal Code.
"Accessory uses" [SR] (UNCL)to the permitted uses allowed in the
PGI-Planned General Industrial District to the provisions of Section
19.10.400 of the Elgin Municipal Code.
"Commercial operations yards" [SR] (UNCL).
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL),exclusively"accessory" [SR]to a
permitted use allowed in the PGI Planned General Industrial District,
subject to the provisions of Chapter 19.47 of the Elgin Municipal
rk. Code.
f "Motor vehicle impoundment yard" [SR] (UNCL).
"Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the PGI Planned General Industrial District,
subject to the provisions of Chapter 19.45 of the Elgin Municipal
Code.
"Parking structures"[SR](UNCL),exclusively"accessory"[SR]to a
permitted use allowed in the PGI Planned General Industrial District,
subject to the provisions of Chapter 19.45 of the Elgin Municipal
Code.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of
the Elgin Municipal Code.
"Storage tanks" [SR] (UNCL).
Temporary modular buildings not requiring the installation of
municipal water and sanitary sewer services.
"Temporary uses" [SR] (UNCL).
The following enumerated "land uses" [SR] shall be the only land uses
allowed as a"conditional use" [SR] in this PGI District:
1. Municipal Services Division:
"Municipal facilities" [SR] (UNCL) on a zoning lot containing less
e than two (2)acres of land.
2. Public Administration Division:
Public administration(J)on a zoning lot containing less than two(2)
acres of land.
3. Services Division:
Automobile proving and testing grounds (8734).
Child daycare services(835).
Individual and family social services(832).
4. Retail Trade Division:
Carryout restaurants(5812).
Drinking places(alcoholic beverages) (5813).
Eating places(5812).
"Outdoor eating and drinking facilities" [SR] (UNCL).
5. Mining Division:
"Temporary mining" [SR] (UNCL).
6. Manufacturing Division:
Chemicals and allied products (28).
Food and kindred products (20).
Paper and allied products(26).
Petroleum refuting and related industries(29).
7. Wholesale Trade Division:
"Motor vehicle recycling facility" [SR] (5093).
"Motor vehicle recycling yard" [SR] (5093).
"Recycling center" [SR] (5093).
"Recycling center yard" [SR] (5093).
8. Transportation,Communication And Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
Heliports (458).
Mixed, manufactured or liquefied petroleum gas production or
distribution(4925).
Natural gas storage.
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Pipelines, except natural gas(461).
Railroad tracks (401).
Refuse systems (4953).
Terminal maintenance for motor freight transportation(423).
"Treatment, transmission and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators"[SR]
(UNCL).
Water transportation(44).
9. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR](UNCL)to the conditional uses allowed
in the PGI Planned General Industrial District, subject to the
provisions of Section 19.12.500 of the Elgin Municipal Code.
"Accessory uses"[SR](UNCL)to the conditional uses allowed in the
PGI Planned General Industrial District, subject to the provisions of
Section 19.10.400 of the Elgin Municipal Code.
"Master signage plan" [SR], subject to the provisions of Chapter
19.50 of the Elgin Municipal Code.
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45 of the Elgin Municipal Code.
"Parking structures" [SR],subject to the provisions of Chapter 19.45
of the Elgin Municipal Code.
"Planned developments"[SR](UNCL)on a zoning lot containing less
than two(2)acres of land,subject to the provisions of Chapter 19.60
of the Elgin Municipal Code.
Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the PGI Planned
General Industrial District or in a less restrictive zoning district,pursuant to
subsection 19.10.400H of the Elgin Municipal Code:
1. Services Division:
Automotive services(7549).
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).
2. Manufacturing Division:
Miscellaneous manufacturing industries (39).
3. Wholesale Trade Division:
Miscellaneous durable goods (509).
Miscellaneous nondurable goods (519).
4. Transportation,Communication And Utilities Division:
Special warehousing and storage not elsewhere classified(4226).
Transportation services not elsewhere classified(4789).
G. Site Design.In this PGI 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 Zoning Ordinance. In this PGI Planned General Industrial District,
the use and development of land and structures,and the location of land uses
shall be subject to the following conditions:
rak
1. General Conditions. The following general conditions shall apply to
the development of land and structures within this PGI zoning
district:
a. Substantial conformance to the Preliminary Plat for Randall
Pointe Business Park, prepared by Jacob and Heffner
Associates,P.C.,dated July 8,2005,with a final revision date
of September 26, 2005.
b. Substantial conformance to the Master Site Plan for Randall
Point Business Park, prepared by Pancor Construction and
Development,dated June 10,2005,with a final revision date
of August 1, 2005.
c. Substantial conformance to the Preliminary Engineering Plan
for Randall Pointe Business Park, prepared by Jacob and
Heffner Associates, P.C., dated July 8, 2005 with a final
revision date of September 27, 2005.
d. Substantial Conformance to the landscape plan prepared by
Monarch Nurseries,dated July 31,2005,with a final revision
date of August 9,2005.
2. Zoning Lots- Generally. In this PGI zoning district, "zoning lots"
[SR] shall be subject to the provisions of Section 19.12.300,Zoning
Lots-Clarifications and Exceptions.More than one building may be
located on a zoning lot. One building may be located on more than
one zoning lot or lot of record.
3. Lot Area. In this PGI zoning district,the minimum required"zoning
lot area" [SR] shall be 40,000 square feet.
4. Lot Width. In this PGI District,there shall be no minimum required
lot width for a zoning lot.
5. Setbacks-Generally. In this PGI District,"setbacks" [SR] shall be
subject to the provisions of Section 19.12.400, Setbacks -
Clarifications and Exceptions.
6. Setbacks by Lot Line. In this PGI 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 PGI zoning district,the minimum
required "building setbacks" for a zoning lot shall be as
follows:
(1) The minimum required building setbacks as set forth
in this section 5a with respect to any zoning lot shall
be increased by 1 linear foot for each 1 linear foot of
building height on such zoning lot in excess of 35
feet.
(2) Street Setback. The minimum required building
setback from the Big Timber Road "street lot line"
[SR] shall be 50 linear feet. The minimum required
building setback from all other"street lot lines"shall
be 40 linear feet.
(3) Interior Setback. The minimum required building
setback from an "interior lot line" [SR] shall be 20
linear feet.
(4) Additional Setbacks.The minimum required building
setback from (A) the right-of-way lines of Northern
Illinois Gas or(B) any railroad right-of-way shall be
zero (0)linear feet.
(5) Transition Setback. No transition building setback
from a "transition lot line" [SR] shall be required for
any of the following adjoining properties:
(a) any adjoining property located outside the
corporate limits of the City of Elgin.
(b) The Boy Scout property located immediately
west of the Subject Property and generally
identified as by Kane County Property Tax
Identification Number 03-31-300-030;
(c) Any of the following properties having the
following 2004 Kane County real estate tax
parcel identification numbers:
03-31-300-004
03-31-300-017
03-31-300-012
03-31-300-022
The minimum required building from a
"transition lot line" with respect to property
within the corporate limits of the City of Elgin
shall be calculated as follows:
Transition setback (TS) in linear feet shall
equal the area of a zoning lot(ZLA)in square
feet minus 40,000 square feet; the difference
times.000023169;the product plus 100 linear
feet. Minimum transition setback can be
expressed by the following "site capacity
formula" [SR]: TS = [(ZLA - 40,000) x
.000023169] + 100. Additionally, for each
linear foot of"building height" [SR] over 20
linear feet, two linear feet shall be added to
the minimum required building setback from a
transitional lot line, but in any event not
greater than 100 feet.
b. Vehicle Use Area Setbacks by Lot Line. In this PGI
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 Big Timber Road shall be 30 linear
feet, and 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.
(3) Additional Setbacks. The minimum required vehicle
use area setback from (A) the right-of-way lines of
Northern Illinois Gas or(B)any railroad right-of-way
shall be zero (0) linear feet.
7. Accessory Structures and Buildings. In this PGI District,
"accessory structures and buildings" [SR] shall be subject to the
provisions of Section 19.12.500,Accessory Structures and Buildings.
8. Yards-Generally. In this PGI 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 exceptions:
Within a zoning lot,parking facilities shall be allowed to be located
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 are
setbacks.
9. Landscape Yards. In this PGI 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. Not applicable.
(2) Street Yard. Street yards shall be fully landscaped.
(3) Side and Rear Yard. Side and rear yards shall be fully
landscaped.
(4) Foundation Yards. A minimum 10 linear foot wide
landscaped area shall be provided along the front of a
building, and a minimum 5 linear foot wide landscaped area
shall be provided along the sides and rear of 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 ofrequired foundation yard
areas, with the exception of direct building access or
courtyard use.
No foundation yard shall be required at loading and services
entries to a building.
(5) Parking and Drives. With the exception of entrance
drives and motor vehicle overhangs,no parking or drive shall
be located within any required landscaped area.
b. Landscaping.Landscaping within the aforesaid setback areas
shall satisfy the following minimum requirements:
(1) Transition Landscape Yard. Not applicable.
(2) Parking Landscape Area. Where a parking lot is
elbk located adjacent to Big Timber Road, the Vehicle Use
e'rn' Setback 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 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 a 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).
10. Floor Area: Building Height. In this PGI District, the maximum
"floor area" for a zoning lot shall not exceed 100%of the zoning lot
area. There shall be no maximum building height.
11. Building Coverage. In this PGI District, the maximum "building
coverage" [SR] for a zoning lot shall not exceed 70%of the zoning
lot area.
H. Off-street Parking. In this PGI zoning district, off street parking shall be
subject to the provisions of Chapter 19.45, Off-street Parking, of the Elgin
Municipal Code, 1976, as amended.
1. Required Number of Parking Stalls. The required number parking
stalls shall be subject to 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:
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Area in Square Feet Parking Stalls
Required
1 to 20,000 1 stall per 1,500/SF
20,001 to 50,000 1 stall per 1,750/SF
50,001 to 75,000 1 stall per 2,000/SF
75,001 and over 1 stall per 2,500/SF
2. Land Reservation for Parking Not Provided. For zoning lots
where the initial occupant can document that the land use requires
less parking than required in this subsection,only the number of stalls
required by the occupant shall be required to be constructed,provided
that this number is not less than 1/3 of the total required number of
parking stalls. Adequate land area for the required number of off
street parking stalls in accordance with this subsection shall be
designated and reserved for off street parking purposes. A written
covenant agreeing to construct the additional required parking stalls
shall be submitted to the zoning officer.
Such covenant shall be reviewed by the Zoning Officer,approved as
to content and form by the Corporation Counsel, and filed by the
p". 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 sum"land use" [SR],and if all the regulations
governing the location of accessory off street facilities in relation to
the use served are observed. The off street parking facilities may be
provided jointly or collectively within the property or on contiguous
properties controlled by the owners of the zoning lots by written
covenant or agreement between the owners of such zoning lots and
adjacent properties.
4. Stalls and Aisles. "Parking aisles" [SR] shall be a minimum of 24
linear feet in width, or an equivalent for angle parking. "Parking
stalls" [SR] shall be a minimum of 9 linear feet in width by 18 linear
feet in length, or an equivalent for angle parking.
Parking spaces for the physically handicapped shall be provided in
proximity to building entrances. The parking requirements and
related curb cuts and ramps for the physically handicapped shall
comply with the Illinois Handicapped Accessibility Code.
There shall be a back of curb parking lot dimension of 43 feet for
single loaded aisles and 61 feet for double loaded aisles. Where there
is a landscaped area immediately adjacent to the parking lot, a
deduction of 1.5 foot per car for overhang shall be allowable.
5. Striping and Markings. All parking lot striping and other markings
shall be white.
6. Landscape Islands. Landscaped islands shall be 9 linear feet wide
and provided every 20 parking spaces.
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.
elk 8. Curb. All landscaped 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 driveway 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 maybe substituted for
gravel provided that the total pavement thickness is a minimum often
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
riL concrete may be substituted for gravel provided that the total
pavement thickness is a minimum of eight inches.
Service areas are 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.
Off-street Loading. In this PGI zoning district, off street loading shall be
subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin
Municipal Code, 1976, as amended.
J. Signs. In this PGI zoning district,signs shall be subject to the provisions of
Chapter 19.50,Signs,of the Elgin Municipal Code, 1976,as amended. Any
signage located at Madeline Drive and Big Timber Road(otherwise known as
entryway signage)shall be subject to substantial conformance to the Master
Site Plan for Randall Point Business Park,prepared by Pancor Construction
and Development,dated June 10,2005,with a final revision date of August
1, 2005. Additionally, such signage shall be subject to the condition that
landscaping be installed in substantial conformance to the landscape plan
prepared by Monarch Nurseries, dated July 31, 2005, with a final revision
date of August 9, 2005.
K. Amendments. In this PGI zoning 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 PGI zoning district authorize such an application.
L. Planned Developments. In this PGI zoning district, application for a
planned development 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
PGI zoning district and without necessitating that all other property owners in
this PGI zoning district authorize such an application.
M. Conditional Uses. In this PGI zoning district, application for conditional
uses 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 PGI zoning district and without necessitating
that all other property owners in this PGI zoning district authorize such an
application.
!' N. Variations. Any of the requirements of this ordinance may be varied by
petition of a lot or property owner subject to this Ordinance,however, such
variation is subject to the provisions of Section 19.70,Variations,of the Elgin
Municipal Code, as may be amended. A variation may be requested by an
individual property owner for a zoning lot without requiring an amendment to
this POI zoning district and without necessitating that all other property
owners in this PGI 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. Prior to building permit
issuance, for each building or structure proposed to be built within the
planned development, a soils suitability and bearing capacity test shall be
performed as required by the City Engineer and the Development
Administrator, and the provisions of the Annexation Agreement.
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.
Q. Subdivisions-Design Standards. In this PGI 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 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 7
foot 6 inch wide unrestricted easement area shall be granted to the
City and to public utility companies.
The easements to be granted to the City shall be permanent and
exclusive easements with the grants of easements to further include
provisions whereby the grantors and their successors and assigns shall
not construct, install or maintain any buildings, structures or any
•
improvements of any type within the easement premises, nor
undertake any other activities in the easement premises which
unreasonably interfere with the City's intended use thereof.
3. Easements. The right of way shall be bounded by 20 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. The easements to be
granted to the City shall be permanent and exclusive easements with
the grants of easements to further include provisions whereby the
grantors and their successors and assigns shall not construct,install or
maintain any buildings, structures or any improvements of any type
within the easement premises, nor undertake any other activities in
the easement premises which unreasonably interfere with the City's
intended use thereof.
Said easement areas shall be seeded after utility construction and
installation is completed. Upon completion of construction and
development of the adjacent buildings upon a zoning lot, the
easement area within that zoning lot shall be planted according to the
landscape standards set forth in Subsection F. Site Design., 6.
Landscape Yards. Irrigation of such areas with sprinklers shall not be
required.
R. Subdivisions-Required Improvements. In this PGI 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 the 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.
S. Building and Construction - Generally. In this PGI zoning district,
building and construction shall be subject to the provisions of Title 16,
Building and Construction,of the Elgin Municipal Code,as may be amended,
except as may be specifically provided otherwise in this planned industrial
district ordinance.
1. Exterior Buildings Materials. No building shall be constructed with
any metal exterior materials, excepting miscellaneous metal
appurtenances,without the approval of the City Council. Instead,the
exterior walls of all buildings shall be composed of only concrete
panels, glass, brick, block and stone (or any combination of the
foregoing). Notwithstanding the foregoing,the roof of any building
may be constructed with a so-called"standing seam"metal roof(in
addition to any other non-metal roofing system).
2. All sanitary sewers shall be overhead sewers.
3. All structures containing sump pits and pumps shall have separate
lines connecting the sump pump to the storm sewer as required by the
City Engineer and the Development Administrator.
Section 4. That in the event the ownership of the Subject Property is at any time
hereafter divided into parcels of separate ownership,then the owner of each separate parcel
shall have the right to seek amendments to this ordinance without the consent of the owner(s)
of any other parcel, and any such amendment shall only apply to the parcel of the owner
seeking such amendment.
Section 5. That this ordinance shall be full force and effect immediately after its
passage in the manner provided by law.
d r,- /
d Schock, Mayor
Presented: March 8, 2006
Passed: March 8, 2006
Vote: Yeas: 7 Nays: 0
Recorded: March 9, 2006
Published:
Attest:
"'` Dolonna Mecum, City Clerk