G61-06 Ordinance No. G61-06
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM ORI OFFICE RESEARCH INDUSTRIAL
DISTRICT TO PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(925 South McLean Boulevard)
WHEREAS, written application has been made to reclassify certain property located at
925 South McLean Boulevard 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 17, 2006, 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 is hereby further amended by including in the
PORI Planned Office Research Industrial District the following described property:
That part of the North Half of Section 27, Township 41 North, Range 8 East of the
Third Principal Meridian, described as follows: Commencing on the West Line of
the Northeast Quarter of said Section 27,6.50 chains South of the Northwest Corner
of said Northeast Quarter;thence East 5.20 chains;thence South 13.50 chains;thence
West 17.73 chains to the center of the highway;thence North along the center of the
highway to a point 6.50 chains due south of the North line of Said Section 27;thence
East 11.24 chains to the place of beginning(excepting therefrom the North 10 acres
thereof and also excepting that part dedicated to the People of the State of Illinois by
instrument dated May 27, 1932 and recorded November 9, 1932 as
Document 360847 in Book 923, Page 593, and also except that part, if any, lying
within the South half of the North half of said section), and also except that part
described as follows: Commencing at the Southwest corner of the above described
Parcel being the intersection of the centerline of McLean Boulevard with the South
line of said Northeast Quarter of the Northwest Quarter;thence North 83 degrees 55
minutes 14 seconds East, along the said South Line, 33.10 feet to the East right of
way line of McLean Boulevard per Document 360847, for the point of beginning;
thence Northerly along said right of way line,being along a curve to the right having
elk a radius of 34,344.50 feet and a chord bearing of North 01 degrees 11 minutes 00
seconds West, 505.57 feet to the North line of the above described property(being
the South line of the North 10 acres);thence North 83 degrees 55 minutes 14 seconds
East,along said North line 12.05 feet to a line that is 45.0 feet Easterly of and parallel
with the centerline of Mclean Boulevard; thence Southerly, along said parallel line
being along a curve to the left having a radius of 34,332.50 feet and a chord bearing
of South 00 degrees 56 minutes 43 seconds East, 222.88 feet; thence North 88
degrees 42 minutes 06 Seconds East, 15.0 feet to a line that is 65.0 feet Easterly of
and parallel with the centerline of Mclean Boulevard; thence Southerly along said
parallel line, being along a curve to the left having a radius of 34,312.50 feet and
chord bearing of South 01 degrees 21 minutes 59 seconds East, 280.96 feet to the
aforesaid South line of the Northeast Quarter of the Northwest Quarter;thence South
83 degrees 55 minutes 14 seconds West, along said South line 32.1 feet to the point
of beginning;in the City of Elgin,Kane County,Illinois(Property commonly known
as 925 South McLean Boulevard).
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 925
South McLean Boulevard, and legally described above, which shall be designed, developed, and
operated subject to the following provisions:
fro' 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 Elgin Municipal
Code. 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 Elgin
Municipal Code, 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 Elgin
Municipal Code, as may be amended from time to time.
E. Location and Size of Districts. Planned industrial districts should be located in substantial
/w` conformance to the official comprehensive plan. The amount of land necessary to constitute
a separate planned industrial district exclusive of rights of way,but including adjoining land
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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 use and development of land and structures shall be
subject to the provisions of Chapter 19.10 of this Title. 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 Office Research Industrial District, as
amended.
A. Permitted Uses: The following enumerated land uses shall be the only land uses
allowed as a permitted use in this PORI Office Research Industrial 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).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Colleges, universities, professional schools, and junior colleges (822).
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).
Dance studios and schools (791).
Detective and guard services(7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management, and related services (87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home furniture, furnishings, and equipment stores (57).
Home health care services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
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Laundry collecting and distributing outlets (7211).
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).
Membership organizations (86).
Miscellaneous equipment rental and leasing(735).
Miscellaneous repair shops and related services (769).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
Motor vehicle top, body, and upholstery repair, and paint shops [SR]
(753).
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).
Photographic studios, portrait (722).
Physical fitness facilities (7991).
Professional sports operators and promoters (7941).
Radio and television repair shops (7622).
Refrigerator and air-conditioning service and repair(7623).
Reupholstery and furniture repair(764).
Services to dwellings and other buildings (734).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212).
Videotape rental (784).
Welding repair(7692).
Vocational schools (824).
Watch, clock, and jewelry repair(763).
5. Retail Trade Division:
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Automatic merchandising machine operators (5962).
Building materials, hardware and garden supply(52).
Catalog and mail-order houses (5961).
Direct selling establishments (5963).
Florists (5992).
General merchandise stores (53).
News dealers (5994).
Optical good stores (5995).
6. Agricultural Division:
Crop services (072).
Dog grooming(0752).
Farm labor and management services (076).
Landscape counseling and planning(0781).
Lawn and garden services (0782).
Soil preparation services (071). Veterinary services and household pets
(0742).
7. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
8. Manufacturing Division:
Apparel and other finished products made from fabrics and similar
materials (23).
,, Commercial printing occupying less than five thousand (5,000) square feet
of gross floor area(2752).
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).
Miscellaneous manufacturing industries (39).
Primary metal industries (33).
Printing,publishing, and allied industries(27).
Stone, clay, glass and concrete products (32).
Tobacco products (21).
Transportation equipment(37).
9. Wholesale Trade Division:
Apparel piece goods and notions (513).
Beer,wine and distilled alcoholic beverages (518).
Drugs, drug proprietaries and druggists' sundries (512).
Chemicals and allied products (516).
Electrical goods (506).
Farm product raw materials (515).
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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).
Miscellaneous durable goods (509).
Miscellaneous non-durable goods (519).
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).
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
te" 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 (4783).
Public warehousing and storage (422).
"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).
11. Miscellaneous Uses Division:
"Accessory structures" [SR] (UNCL) to the permitted uses allowed in the
ORI Office Research Industrial District, subject to the provisions of
Section 19.12.500 of this Title.
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"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the ORI
Office Research Industrial District to the provisions of Section 19.10.400
of this Title.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively"accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.47 of this Title.
"Parking lots" [SR] (UNCL), exclusively"accessory" [SR] to a permitted
use allowed in the ORI Office Research Industrial District, subject to the
provisions of Chapter 19.45 of this Title.
"Parking structures" [SR] (UNCL), exclusively"accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.45 of this Title.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of this
Title.
"Storage tanks" [SR] (UNCL).
"Temporary uses" [SR] (UNCL).
B. Conditional Uses: The following enumerated land uses shall be the only land uses
allowed as a conditional use in this PORI Office Research Industrial District:
1. Municipal Services Division:
el,,• "Municipal facilities" [SR] (UNCL) on a zoning lot containing less 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:
Carpet or rug cleaning, dying, or repairing plants (7217).
Child daycare services (835).
Dry-cleaning plants (7216).
Individual and family social services (832).
Industrial launderers (7218).
Power laundries (7211).
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).
Lumber and wood products (24).
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Paper and allied products (26).
Petroleum refining and related industries (29).
Rubber and miscellaneous plastics products (30).
Textile mill products (22).
7. 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).
Natural gas storage.
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Pipelines, except natural gas (461).
Railroad tracks (401).
"Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
Water transportation(44).
8. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL) to the conditional uses allowed in the
ORI Office Research Industrial District, subject to the provisions of
,,, Section 19.12.500 of this Title.
"Accessory uses" [SR] (UNCL) to the conditional uses allowed in the ORI
Office Research Industrial District, subject to the provisions of Section
19.10.400 of this Title.
"Commercial operations yard" [SR] (UNCL).
"Master signage plan" [SR], subject to the provisions of Chapter 19.50 of
this Title.
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45 of
this Title.
"Parking structures" [SR], subject to the provisions of Chapter 19.45 of
this Title.
"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 this
Title.
C. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in this PORI Office
Research Industrial District or in a less restrictive zoning district, pursuant to
subsection 19.10.400H of this Title:
1. 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).
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Services not elsewhere classified (899).
Social services not elsewhere classified(839).
2. Manufacturing Division:
Miscellaneous Manufacturing industries (39).
3. Transportation, Communication and Utilities Division:
Transportation services not elsewhere classified(4789). (Ord. G44-96 §
10, 1996; Ord. G81-95 § 1, 1995; Ord. G9-95 § 1, 1995; Ord. G23-94 §§
2-5, 1994; Ord. G45-92 § 2, 1992)
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 ELGIN
MUNICIPAL CODE, as may be amended from time to time. The development of land and
structures shall also be in substantial conformance with the following:
1. Substantial conformance to the Statement of Purpose submitted by Huron Investment
and Development Company LLC submitted on September 23, 2005.
2. Substantial conformance to the Preliminary Plat of Subdivision for the McLean
Boulevard Commercial Development Prepared by Larson Engineering of Illinois
dated April 6, 2006, Existing Conditions Plan (C-1) and Preliminary Site
Development Plan(C-2)prepared by Larson Engineering of Illinois,dated June 22,
2005 and revised April 6, 2006.
3. Substantial conformance to the Conceptual Landscape Plan, Sections, Details and
Notes,(L-1 &L-2)prepared by Ives/Ryan Group,Inc. dated December 19,2005 and
revised on April 19, 2006.
4. Substantial conformance to the building elevations for the Flex Industrial Buildings
titled Concept Elevation, Scheme 3a,prepared by Ware Malcomb Architects dated
January 18, 2006, and revised May 24, 2006, elevations for the public self storage
facility titled Building 1 Elevations(A-2),prepared by Benedetto Reitan Architects,
LLC dated October 28,2005 and revised January 17,2006,elevations for the Moose
Lodge Facility prepared by Ware Malcomb Architects dated September 22,2005,and
revised May 24, 2006.
5. Color of the exterior materials of the flex industrial buildings and the self storage
buildings to be approved by the Community Development Department.
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 ELGIN MUNICIPAL CODE, as
amended.
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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
elk 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 may be 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.
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/
d Schock, Mayor
Presented: July 12, 2006
Passed: July 12, 2006
Vote: Yeas: 6 Nays: 0
Recorded: July 13, 2006
Published:
Attest:
t
Dolonna Mecum, City Clerk
e`
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11^ April 17, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 42-05 Requesting Preliminary Plat Approval and a Map Amendment from
ORI Office Research Industrial District to PORI Planned Office Research Industrial District and
Preliminary Plat Approval, to Permit the Construction of a New Commercial Subdivision in the
ARC Arterial Road Corridor Overlay District;Property Located at 925 South McLean Boulevard,by
Huron Investment and Development Company LLC,as Applicant,and Loyal Order of Moose,Elgin
Lodge 799, as Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: ORI Office Research Industrial District
ARC Arterial Road Corridor District
Proposed Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
Intended Use: Commercial and Industrial Uses, Public Self Storage and
Membership organization
Property Location: 925 South McLean Boulevard
Applicant: Huron Investment and Development Company, LLC
Owner: Loyal Order of Moose, Elgin Lodge 799
Staff Coordinator: Sarosh Saher, Urban Design &Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
e" B. Zoning Map (see attached)
C. Parcel Map (see attached)
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Findings of Fact Planning and Development Commission
Petition 42-05 April 17, 2006
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Draft PORI Ordinance (see attached)
H. Development Plan (see attached)
I. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by Huron Investment and Development Company LLC,requesting a
Map Amendment from ORI Office Research Industrial District to PORI Planned Office Research
Industrial District and Preliminary Plat Approval. The subject property is located at 925 South
'"" McLean Boulevard(reference Exhibits A,B, C, D,E, and F).
Huron Investment and Development Company LLC proposes to rezone and subdivide the 14.45 acre
parcel for a commercial subdivision.The applicant proposes to develop the subject property with
43,200 square feet of flex industrial buildings containing a combination of office, research and
development, retail sales, as well as industrial, warehouse and distribution uses in the westerly
portion of the site, 107,100 square feet of public self storage facilities in the central portion, and a
10,800 square foot building in the easterly portion of the site to be used as a lodge by the Loyal Order
of the Moose(reference Exhibits G, H, I and J).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 42-05 on April 17, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Additional public
testimony was presented. The Community Development Group submitted a Map Amendment
Review,dated April 12, 2006.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
teb A. Site Characteristic 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.
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Findings of Fact Planning and Development Commission •
Petition 42-05 April 17, 2006
esk
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel containing approximately 14.45 acres and is
improved with a single family residence located at the northwest corner of the property.
Vegetation on the property comprises of a group of trees located around the residence,along
the north property line,and at the southwest corner of the property.Elevations range from a
high point of 828 feet at the northwestern portion of the property;to a low point of 792 feet
at the southeastern portion of the property, for a maximum relief of 36 feet.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems. The design
of stormwater management systems will be in compliance with the Kane County Stormwater
Ordinance.
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 along South McLean Boulevard,an arterial street serving the
west portion of the city.
Vehicular access to the property will be provided at two locations along South McLean
Boulevard. A road stub will be provided to provide a connection for any future development
that is proposed north of the subject property.
Parking for this subdivision will be provided in conformance with the requirements of 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
e" its current zoning district.
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Findings of Fact Planning and Development Commission
Petition 42-05 April 17, 2006
•
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 property was annexed to the City of Elgin in 1972 as part of the Bueche Property
annexation. The property was zoned R4 General Residence District until 1992,when it was
reclassified to ORI Office Research Industrial District as a part of the most recent
comprehensive amendment to the zoning ordinance.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The area located to the north of the subject property is zoned ORI Office Research Industrial
District, and is improved with mobile homes. The area to the east is zoned CF Community
Facility District, and is improved with the City of Elgin's lime residue storage facility. The
area to the south is zoned GI General Industrial District and is improved with industrial uses.
eabh The areas to the west are zoned PNB,NB and RC1 and are improved with commercial and
residential uses. The proposed planned development is compatible with these 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 in an area developed primarily with industrial and commercial
uses. The proposed planned development is compatible with this trend of development.
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 and intent of the provisions of the planned developments is to accommodate
unique development situations, 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,
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Findings of Fact Planning and Development Commission
Petition 42-05 April 17, 2006
a property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
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 proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions.This proposal represents a creative approach to the use
of this property resulting in a commercial subdivision which will be compatible with the
commercial and industrial developments to the west and south.The subject property will be
sufficiently landscaped in order to minimize the effects of the dissimilar land uses to the
north.
The facades of the flex industrial buildings and the public self storage buildings are proposed
to be enhanced with the use of natural building materials such as brick with wainscoting in
concrete masonry units and architectural accents in pre-cast concrete. The elevations of the
public self storage buildings that will not be readily visible from McLean Boulevard will be
constructed in insulated metal panel systems with a stucco-like finish and painted to match
the brick on the street facing elevations.
The facades of the lodge building located towards the rear of the property will be constructed
in cement board siding and stucco wainscoting around the base of the building.The proposed
hipped roof will give the building a smaller residential scale.
Departures from Section 19.40.135.E.2.a, Vehicle Use Area Street Setbacks of the
Subdivision Ordinance are being requested.
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.
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Findings of Fact Planning and Development Commission
Petition 42-05 April 17, 2006
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated"Light Industrial, Warehouse/Distribution and Office."
This designation allows for a variety of light assembly,warehouse,distribution,research and
development,technology,corporate and support office,and limited employee-serving retail
uses. These activities typically locate in business parks,often times developed in a campus-
like setting.Appropriate locations offer direct access to the arterial street system, and are in
close proximity to the freeway system and interchanges.The proposed planned development
is in substantial 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.
Existing trees and understory plant material located along the north,south and east property
lines will be preserved to the greatest extent possible. The trees located around the
40106. southwesterly corner of the property will be removed to allow the construction of the
detention area.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
The proposed land plan features a commercial,light industrial and public self storage facility
along with a building for the Moose Lodge located towards the rear.
The commercial subdivision is designed in general conformance with the applicable zoning
and subdivision standards. The proposed planned development is designed and will be
operated in a manner that will prevent undue detrimental influence on the proposed internal
land uses and on surrounding properties.
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
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