G68-07 Ordinance No. G68-07
AN ORDINANCE
CLASSIFYING PREVIOUSLY ANNEXED TERRITORY IN THE
PORI-PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(Randall Rose Auto Mall Subdivision)
WHEREAS,the real property herein described(the"Subject Property")has previously been
annexed to the City of Elgin,Illinois(the "City") and classified in the City's ORI-Office,Research,
Industrial District; and
WHEREAS,the Subject Property is the subject of a certain Development Agreement dated
December 5, 2007 (the "Development Agreement") between Randall 90, LLC, an Illinois limited
liability company (the "Owner") and the City; and
WHEREAS,written application has been made to reclassify the Subject Property in a PORI-
Planned Office Research Industrial District as created in this Ordinance; and
WHEREAS,after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Development Commission and has reviewed the findings and
recommendations of the Community Development Group.
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 of
the Community Development Group, a copy of which is attached hereto and made a part hereof by
reference as Exhibit A.
Section 2. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding
thereto the following paragraph:
"The boundaries herein before laid out in the `Zoning District Map', as
amended, be and are hereby altered by including, in the PORI- Planned Office
Research Industrial District, the following described property (the "Subject
Property"):
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re- THAT PART OF THE SOUTH HALF OF SECTION 30,TOWNSHIP 42 NORTH,RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE EAST HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 30; THENCE NORTH 88°43'36" EAST
ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30, A
DISTANCE OF 2,116.34 FEET TO AN INTERSECTION WITH A LINE DRAWN
NORTHEASTERLY,PERPENDICULAR TO THE NORTHEASTERLY LINE OF STATE
TOLL HIGHWAY COMMISSION PARCEL NUMBER N-4D-56, FROM A POINT
1,576.63 FEET, MEASURED ALONG SAID NORTHEASTERLY LINE AND THE
NORTHEASTERLY LINE OF STATE TOLL HIGHWAY COMMISSION PARCEL
NUMBER N-4D-55, SOUTHEAST OF THE WEST LINE OF SAID EAST HALF OF THE
SOUTHWEST QUARTER OF SECTION 30,SAID INTERSECTION BEING THE POINT
OF BEGINNING; THENCE CONTINUING NORTH 88°43'36" EAST ALONG THE
NORTH LINE OF THE SOUTH HALF OF SAID SECTION 30,A DISTANCE OF 805.40
FEET TO A LINE 1,050.00 FEET, MEASURED AT RIGHT ANGLES, WEST OF AND
PARALLEL WITH THE EAST LINE OF SAID SECTION 30;THENCE SOUTH 00°25'35"
EAST ALONG SAID PARALLEL LINE, 700.08 FEET TO A LINE 700.00 FEET,
MEASURED AT RIGHT ANGLES, SOUTH OF AND PARALLEL WITH THE NORTH
LINE OF THE SOUTH HALF OF SAID SECTION 30;THENCE NORTH 88°43'36"EAST
ALONG SAID PARALLEL LINE, 963.87 FEET TO THE WEST LINE OF LAND
DEEDED TO THE COUNTY OF KANE BY DOCUMENT 96K070347;THENCE SOUTH
"k 00°16'28" WEST ALONG SAID WEST LINE, 600.00 FEET TO THE SOUTH LINE OF
SAID LAND DEEDED TO THE COUNTY OF KANE;THENCE NORTH 88°43'36"EAST
ALONG SAID SOUTH LINE, 15.01 FEET TO THE WEST LINE OF ILLINOIS STATE
TOLL HIGHWAY AUTHORITY PARCEL NO.N-4D-56.2;THENCE SOUTH 00°16'28"
WEST ALONG SAID WEST LINE, 557.98 FEET TO THE NORTHEAST CORNER OF
ILLINOIS STATE TOLL HIGHWAY AUTHORITY PARCEL NO.N-4D-56.12;THENCE
SOUTH 00°16'15"WEST ALONG THE EAST LINE OF SAID PARCEL NO.N-4D-56.12,
A DISTANCE OF 33.00 FEET; THENCE CONTINUING ALONG THE EAST LINE OF
SAID PARCEL NO. N-4D-56.12, SOUTH 02°45'03" WEST, 249.66 FEET; THENCE
CONTINUING ALONG THE WEST LINE OF LAND TAKEN BY ILLINOIS STATE
TOLL HIGHWAY AUTHORITY, SOUTH 08°29'28" WEST, 295.11 FEET; THENCE
NORTH 74°05'37"WEST ALONG THE NORTHERLY LINE OF ILLINOIS STATE TOLL
HIGHWAY AUTHORITY TAKING 96EDKA0012, A DISTANCE OF 725.45 FEET;
THENCE SOUTH 29°19'07" WEST ALONG THE WESTERLY LINE OF ILLINOIS
STATE TOLL HIGHWAY AUTHORITY TAKING 96EDKA0012, A DISTANCE OF
46.83 FEET; THENCE NORTH 63°51'40" WEST ALONG THE NORTHEASTERLY
LINE OF THE ILLINOIS STATE TOLL HIGHWAY, 876.35 FEET; THENCE NORTH
60°40'53" WEST ALONG THE NORTHEASTERLY LINE OF THE STATE TOLL
HIGHWAY COMMISSION PARCEL NO.N-4D-56,A DISTANCE OF 1097.40 FEET TO
A POINT 1,576.63 FEET, MEASURED ALONG SAID NORTHEASTERLY LINE AND
THE NORTHEASTERLY LINE OF STATE TOLL HIGHWAY COMMISSION PARCEL
r NUMBER N-4D-55,SOUTHEAST OF THE WEST LINE OF SAID EAST HALF OF THE
C SOUTHWEST QUARTER OF SECTION 30;THENCE NORTH 29°19'07"EAST ALONG
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ribk A LINE DRAWN NORTHEASTERLY,PERPENDICULAR TO THE NORTHEASTERLY
LINE OF STATE TOLL HIGHWAY COMMISSION PARCEL NUMBER N-4D-55 A
DISTANCE OF 1,503.82 FEET TO THE POINT OF BEGINNING,ALL IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
(Property commonly known as N-W corner of Randall Rd. and I-90 Toll Way,Elgin,
Kane County, Illinois).
Section 3. That the City Council of the City of Elgin hereby classifies the subject property in
the PORI Planned Office Research Industrial District in accordance with the following provisions:
A. Purpose and Intent.The purpose of the PORI Office Research Industrial District is
to provide a planned industrial environment that fosters a sense of place and
destination within a coordinated campus or park setting, subject to the provisions of
Chapter 19.60,Planned Developments(except Section 19.60.090 shall not apply). A
PORI zoning district is most similar to,but departs from the standard requirements of
the ORI zoning district.
B. Supplementary Regulations.Any word or phrase contained herein,followed by the
symbol "(SR)", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90, Supplementary Regulations, of the Elgin
Municipal Code, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PORI zoning district,the use and development of land
and structures shall be subject to the provisions of Chapter 19.05,General Provisions,
of the Elgin Municipal Code, as amended, except as may be otherwise provided in
this section.
D. Zoning Districts-Generally.In this PORI zoning district,the use and development
of land and structures shall be subject to the provisions of Chapter 19.07, zoning
Districts, of the Elgin Municipal Code, as amended, except as may be otherwise
provided in this section.
E. Land Use. In this PORI zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.10 Land Use, of the Elgin
Municipal Code, as amended, except as may be otherwise provided in this section.
1. New Vehicle Sales Uses:
a. Prior to the time, if ever, as the Owner may elect to make use
of the Subject Property for any one or more of the ORI Land Uses(as defined
in paragraph 2 of this Section E)the Subject Property may be used for,and at
all times (if ever) after the date that the Owner shall have received from the
City either (i) any incentive payments to Honda, (ii) the Development
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Assistance-Part A or Part B, (as defined in the Development Agreement for
the Subject Property between the City of Elgin and Randall 90,L.L.C.,dated
December 5,2007,the"Development Agreement"),or(iii)any Tax Rebates
(as defined in the Development Agreement), or after the Auto Mall
Development Contingency is fulfilled (as defined in the Development
Agreement), the Subject Property shall be used exclusively for New Motor
Vehicle Dealers (5511). New Motor Vehicle Dealers (5511) is further
defined as the indoor and outdoor retail principal use of the sale of new
automobiles and uses customarily accessory to such new automobile retail
sales, including without limitation: the sale of used automobiles;the sale of
automobile parts and tires; the performance of automobile service, repairs
and maintenance; the operation of a car wash for dealership and customer
vehicles; In-house financial services pertaining to automobile sales; Food
sales/service/cafes for use by employees and customers; beauty shops and
barber shops for use by employees and customers; above-ground gasoline
storage tanks not exceeding one storage tank up to 2,500 gallons per
dealership for the fueling of dealership and customer automobiles installed,
constructed, maintained and utilized pursuant to all applicable laws
(excluding any City of Elgin code that otherwise purports to prohibit such
above-ground tanks).
As used in this paragraph E.1.a., the term "automobile" shall be defined to
include passenger vehicles,sport utility vehicles,vans and pickups. As used
in this paragraph E.1.a,the term"sale"shall be broadly defined to include all
types of transactions with customers, including, without limitation, leasing
and trade transactions. (The New Motor Vehicle Dealers (5511) use of the
Subject Property as defined above including the principal use of new
automobile sales and the accessory uses described in the preceding portion of
this paragraph E.l.a shall hereinafter be called "New Vehicle Sales".)
b. In connection with a building in which New Vehicle Sales occur on
any lot, accessory structures on that same lot for such accessory uses
as parking structures,car wash facilities,and for other accessory uses
shall be permitted.
c. In connection with any New Vehicle Sales on the Subject Property,
the Subject Property shall be subdivided in substantial conformance
with the Auto Mall Plat more fully described in Section F-1 below.
However, portions of lots may be conveyed between adjoining lot
owners under the provisions of the Illinois Plat Act without the
necessity of having a resubdivision of plat approved by the City as
long as each lot remains a buildable lot for the purpose of New
Vehicle Sales and no lot is reduced by any such conveyance to a size
of less than 4.5 acres.
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2. Other Uses.
a. Prior to (but not after) such time (if ever) as the Owner shall have
received from the City Development Assistance-Part A, or
Development Assistance-Part B, or any of the incentives in
connection with the proposed the Honda Dealership(as defined in the
Development Agreement) in connection with the use of the Subject
Property for New Vehicle Sales, the Owner shall have the right to
implement upon the Subject Property within this PORI District the
"ORI Land Uses", as identified in this section, below, as"permitted
uses" (SR) or as "conditional uses" (SR), subject, however, to the
succeeding provisions of this ordinance.
(i) The only land uses allowed as a permitted use in this
PORI zoning district shall be the enumerated land uses listed
in Section 19.40.130A of the Elgin Municipal Code, 1976,as
amended,the provisions of which are incorporated herein by
reference.
(ii) Conditional Uses. The only land uses allowed as a
conditional use in this PORI zoning district shall be the
enumerated land uses listed in Section 19.40.130B of the
Elgin Municipal Code, 1976, as amended, the provisions of
which are incorporated herein by reference.
F. Site Design. In this PORI zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.12, Site Design, of the
Elgin Municipal Code, as amended, except as may be otherwise provided in this
section. In this PORI zoning district, the site design regulations shall be as follows:
1. General Conditions.
a. Provided the Owner proceeds to develop and use the Subject Property
for New Vehicle Sales as permitted in section E-1 above, then the
following general conditions will apply to the development of land
and structures within this PORI zoning district:
(i). Substantial conformance to the preliminary plat of
subdivision and associated preliminary engineering for
Randall Rose Subdivision prepared by Cowhey,
Gudmundson,Leder Ltd.,dated June 4,2007,and last revised
October 31, 2007 (collectively the "Preliminary Plat").
Without limiting the generality of the foregoing,the driveway
access points and widths from each lot to the adjacent
subdivision streets are hereby expressly approved.
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(ii). Substantial conformance to the Special Signage District for
Randa11/90 Auto Mall prepared by Heitman Architects last revised on
October 16, 2007 (the "Signage Plan"), a copy of which is attached
hereto as Exhibit B, and subject to the provisions of the ordinances
designating the Subject Property as an area of special character
pursuant to Chapter 19.50,of the Elgin Municipal Code,as amended,
and the ordinance adopting a program for graphics for the Subject
Property.
b. If the Owner proposes to develop and use the Subject Property for the
Other Uses as listed in section E-2 above,the site design regulations
for this PORI Zoning District shall be the regulations otherwise
applicable to the ORI Office Research Industrial District as provided
in the Elgin Municipal Code, 1976, as amended. In such event,
Owner shall,if requested by the City's Zoning Administrator,submit
to the City an application for the approval of a plat of resubdivision of
the Subject Property in accordance with all applicable legal
requirements (with such procedure being called a "Resubdivison
Process", it being understood, however, such Resubdivison Process
(if required)shall not require an amendment to this PORI Ordinance.
2. Special Design Standards Applicable to New Vehicle Sales. If the Subject
Property is developed and used for New Vehicle Sales, then the following design
standards shall prevail over any ordinance to the contrary:
a. Zoning Lots. In this PORI zoning district, "zoning lots" shall be subject to
the provisions of Section 19.12.300, zoning Lots - Clarifications and
Exceptions, of the Elgin Municipal Code, as amended.
b. Lot Area. In this PORI zoning district, there shall be no minimum required
"zoning lot area".
c. Lot Width.In this PORI zoning district,there shall be no minimum required
lot width for a zoning lot.
d. Intentionally Omitted.
e. Setbacks by Lot Line. In this PORI zoning district, the minimum required
"building" setbacks" and "vehicle use area setbacks" from a"lot line" for a
zoning lot used in connection with New Vehicle Sales shall be as follows:
1. Building Setbacks. In this PORI zoning district, the minimum
required"building setbacks" for a zoning lot shall be as follows:
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(1) Street Setback. The minimum required building setback from
the Randall Road "street lot line", from the Interstate 90
"street lot line" and from an interior subdivision road "street
lot line" [SR] shall be as follows:
A. From Randall Road 70 feet
B. From Interstate 90
(following the conveyance of
Outlot C to the City of Elgin
for the proposed expansion of the
Interstate 90 right-of-way) 30 feet
C. From an interior subdivision street 30 feet
(2) Interior Setback. The minimum required building setback
from an "interior lot line" [SR] shall be 20 linear feet.
Because the right-of-way Auto Mall Drive narrows adjacent
to all or portions of lots 5, 8 and 9, the building setback on
said lots 5, 8 and 9 from Auto Mall Drive shall be measured
as though there had been no such narrowing of said right-of-
way.
2. Vehicle Use Area Setbacks by Lot Line. In this PORI zoning
district, the minimum required "vehicle use area setbacks" for a
zoning lot shall be as follows:
(1) Street Setback. The minimum required vehicle use area
setback from Randall Road shall be 40 linear feet; but with
the right of each dealership whose lot abuts Randall Road to
establish up to three (3) concrete, masonry or bituminous
"auto display pads"with a diameter not to exceed 22 feet each
within such Randall Road vehicle use setback.
(2) The minimum required vehicle use area setback from
Interstate 90 shall be 6 linear feet,.
(3) The minimum required vehicle use area setback from an
internal subdivision road shall be 10 linear feet but with the
right of each dealership whose lot abuts an internal
subdivision road to establish up to three (3) concrete or
bituminous"auto display pads"to within 5 feet of the lot line.
Because the right-of-way Auto Mall Drive narrows adjacent
to all or portions of lots 5, 8 and 9, the vehicle use area
setback on said lots 5, 8 and 9 from Auto Mall Drive shall be
measured as though there had been no such narrowing of said
right-of-way.
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(4) The minimum required vehicle use area setback from an
interior lot line shall be 6 linear feet.
(s) The minimum required vehicle use area setback from any
detention lot shall be 6 linear feet.
f. Accessory Structures and Buildings. In this PORI zoning district,
"accessory structures and buildings" shall be subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
g. Yards-Generally.In this PORI zoning district while the Subject Property is
used in connection with New Vehicle Sales, a "street yard" [SR], a "side
yard" [SR], and a"rear yard" [SR] shall be coextensive with the vehicle use
setback yards, and there shall be no required "transition yard" [SR],
h. Landscape Yards. In this PORI zoning district, landscape yards shall be as
follows:
1. Landscaping - Generally. All "yards" [SR] shall be landscaped
with grass, shrubs, or other suitable pervious groundcover.
Additionally:
(a) Foundation Yards. A minimum 5 linear foot wide landscaped
area shall be provided along the front of a building. These
planting areas need not be uniform in shape so long as the
required amount of space is landscaped.
Sidewalks shall be located outside of required foundation yard
areas, with the exception of direct building access or
courtyard use.
(b) 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.
(c) Irrigation.Irrigation requirements for landscape yards shall be
as follows: only street yards shall be fully irrigated.
2. Parking Lot Landscaping. A curbed island, planted with
landscaping materials shall be required for every 20 parking spaces in
customer parking areas but not in vehicle storage areas. The island
must measure at least 4-1/2 feet by 18 feet.
3. Storage Lot Landscaping. No curbed islands or internal
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landscaping shall be required in Vehicle Storage Areas.
4. Street Trees. Street trees shall be planted at the rate of one for every
eighty(80)feet of street frontage with an additional forty(40)trees to
be planted in the outlot for the southwest detention area. The
required number of trees (determined in accordance with the
preceding sentence) may be planted in clusters or spaced so as to
avoid or minimize the blocking of sight lines to retail auto display
areas, subject to the approval by the Development Administrator
(which approval shall not be unreasonably withheld, conditioned or
delayed.
5. Vehicle Use Area Trees. Vehicle use area trees shall be planted at
the rate of one for every 100 feet of interior lot lines. Bushes shall be
planted in vehicle use areas at the rate of the product of lineal feet of
the parameter of a vehicle use area times .07, it being acknowledged
that between the perimeters of vehicle use areas on adjacent lots,such
calculation of bushes shall be made so as not to duplicate the
calculation for the same any common perimeter length. The required
number of trees and / or bushes (determined in accordance with the
preceding sentence) may be planted in clusters or spaced so as to
avoid or minimize the blocking of sight lines to retail auto display
riuk areas, subject to the approval by the Development Administrator
(which approval shall not be unreasonably withheld, conditioned or
delayed.
Floor Area: Building Height. In this PORI 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. "Floor area" shall not include the
"floor area" of parking structures.
j. Building Coverage.In this PORI District,the maximum"building coverage"
[SR] for a zoning lot shall not exceed 70%of the zoning lot area,except if a
multistory parking structure exists on a zoning lot,the"Building Coverage"
may exceed 70%of the zoning lot area but may not exceed 85%of the zoning
lot area.
k. Off Street Parking. In this PORI zoning district,off street parking shall be
subject to the provisions of Chapter 19.45, Off-street Parking, of the Elgin
Municipal Code, 1976, as amended, and the following:
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:
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For New Vehicle Sales facilities, three (3) parking stalls for each 1,000
square feet of showroom space defined as interior auto display areas
excluding administrative and sales office areas.
2. Auto Inventory Storage Areas. In Vehicle Storage Areas paved
parking surfaces need not be striped or marked and there shall be no
required size for inventory parking stalls or aisles. Vehicle Storage
Areas may be used for employee parking and for storage of vehicles
awaiting service or awaiting customer pickup.
3. Striping and Markings. All required parking lot striping and other
markings shall be white.
4. Landscape Islands. Landscaped islands shall be 4%2 linear feet wide
and provided every 20 parking spaces in retail parking areas for retail
purchase customers (but not in Vehicle Storage Areas).
1. Fencing of Vehicle Storage Areas. Vehicle Storage Areas shall be fenced
with ornamental and not chain link fencing except that interior lot lines
thereof not located in a street yard and not visible from Randall Road or an
interior subdivision street may also be fenced with black vinyl covered chain
link up to six feet in height.
m. Parking Lot and Storage Area Lighting. There shall be no limitation on
the intensity or"spill"with respect to any lighting on any lot installed to light
parking or vehicle inventory storage areas; provided that such lighting shall
not be such as to pose a traffic safety risk on adjacent public roads.
3. Site Design Standards Applicable to Uses Other Than New Vehicle Sales.If the Subject
Property is proposed to be developed and used for uses other than New Vehicle Sales, then the
design standards for the Subject Property shall be the regulations otherwise applicable to the ORI
Office Research Industrial Zoning District set forth in the Elgin Municipal Code, 1976,as amended,
the provisions of which are incorporated herein by reference.
G. Off Street Loading. In this PORI zoning district, off street loading shall be subject
to the provisions of Chapter 19.47,Off Street Loading,of the Elgin Municipal Code,
as may be amended. Notwithstanding the foregoing,temporary on street off loading
of automobile trailers shall be permitted not to exceed two (2) hours and only on
Auto Circle Drive.
H. Signs.
a. In this PORI zoning district, signs shall be subject to the provisions of
/ Chapter 19.50, Signs,of the Elgin Municipal Code,as may be amended,and
as follows:
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b. Notwithstanding the foregoing,if the Subject Property is developed and used
for New Vehicle Sales, then Signage for the New Vehicle Sales auto mall
development of the Subject Property shall be in substantial conformance to
the Randall/90 Auto Mall Signage prepared by Heitman Architects, last
revised on October 16, 2007 ("the Signage Plan"), a copy of which is
attached hereto as Exhibit B, and in conformance with the provisions of the
ordinance designating the Subject Property as an area of special character
pursuant to Chapter 19.50 of the Elgin Municipal Code, 1976, as amended,
and the ordinance adopting a program for graphics for the Subject Property.
Additionally,New Vehicle Sales Dealers may install up to two(2)temporary
signs on the Subject Property of a size not to exceed 80 square feet and a
height not to exceed 20 feet announcing the future opening of a Dealership on
the Subject Property at such time as the Owner may consent to such action
and after such Dealership commences construction of its Dealership on the
Subject Property and until the City issues an occupancy permit for such
Dealership.
Nonconforming Uses and Structures.In this PORI zoning district,nonconforming
uses and structures shall be subject to the provisions of Chapter 19.52,
Nonconforming Uses and Structures, of the Elgin Municipal Code, as may be
amended.
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J. Planned Developments.This PORI zoning district shall be subject to the provisions
of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, as may be
amended. A conditional use for a planned development may be requested by an
individual property owner for a zoning lot without requiring an amendment to this
PORI zoning district and without necessitating that all other property owners
authorize such an application.
K. Conditional Uses. In this PORI zoning district, conditional uses shall be subject to
the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal Code, as
may be amended. A conditional use may be requested by an individual property
owner for a zoning lot without requiring an amendment to this PORI zoning district
and without necessitating that all other property owners authorize such an
application.
L. Variations. Any of the requirements of this ordinance may be varied, subject to the
provisions of Section 19.70, Variations, of the Elgin Municipal Code, as may be
amended.A variation may be requested by an individual property owner for a zoning
lot without requiring an amendment to this PORI zoning district and without
necessitating that all other property owners authorize such an application.
M. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provision of this ordinance may be appealed
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r' subject to the provisions of Chapter 19.75,Appeals,of the Elgin Municipal Code,as
may be amended.
N. Subdivisions-Generally.In this PORI zoning district,subdivisions shall be subject
to the provisions of Title 18, Subdivisions, of the Elgin Municipal Code,as may be
amended,except as may be specifically provided otherwise in this planned industrial
district ordinance or in the preliminary plat approved by the corporate authorities as
part of the annexation of the subject property.
O. Building and Construction-Generally.In this PORI zoning district,building and
construction shall be subject to the provisions of Title 16,Building and Construction,
of the Elgin Municipal Code, as may be amended, except as may be specifically
provided otherwise in this planned industrial district ordinance.
1. Design Guidelines.
a. For any ORI Land Use, the Design Guidelines attached hereto as
Exhibit C shall be applicable to the development of the Subject
Property. No buildings (or structures ancillary thereto) proposed to
be constructed on the Subject Property in substantial conformance
with such Design Guidelines and other applicable requirements of
law(as reasonably determined by the City's Zoning Administrator or
by the corporate authorities)shall require any public hearing,whether
under the City's ARC-Arterial Road Corridor Overlay provisions(as
currently contained in section 19.15.500 of the City's Municipal
Code) or otherwise.
b. Any proposed building or other structure that (i) is intended to be
used in connection with New Vehicle Sales and(ii)is proposed to be
constructed in substantial conformance with the New Vehicle Sales
Facility Design Guidelines set forth on Exhibit D attached hereto(as
reasonably determined by the City's Zoning Administrator or by the
corporate authorities) shall be permitted and shall not require any
public hearing,whether under the City's ARC-Arterial Road Corridor
Overlay provisions(as currently contained in Section 19.15.500 of the
City's Municipal Code) or otherwise.
2. Overhead Sewers. All sanitary sewers shall be overhead sewers.
3. Sump Lines. 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. If any express provision of this PORI Ordinance conflicts with any other City
ordinance,the provisions of this PORI Ordinance shall be controlling.
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Section 5. That this ordinance shall be in full force and effect from and after its passage in
the manner provided by law.
E Schock, Mayor
Presented: December 5, 2007
Passed: December 5, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 6, 2007
Published:
Attest:
Diane Robertson, CI Clerk
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EXHIBIT A
FINDINGS OF FACT
September 4, 2007
FINDINGS OF FACT
Planning and Development CommissionCity of Elgin,Illinois
SUBJECT
Consideration of Petition 47-07 Requesting Approval of a Map Amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District, and Preliminary
Plat Approval, to Develop the Site as Motor Vehicle Dealership Park in the ARC Arterial Road
Corridor Overlay District; by Randall 90, LLC, as Applicant and Owner.
GENERAL INFORMATION
elk 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: Motor Vehicle Dealers
Office/Retail/Commercial Center
Property Location: 2000 North Randall Road
Applicant and Owner: Randall 90, LLC
Staff Coordinator: Sarosh Saher, Urban Design & Preservation Specialist
LIST OF EXHIBITS
/!► A. Location Map(see attached)
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B.
A. Zoning Map(see attached)
B. Parcel Map(see attached)
C.
D. Aerial Map(see attached)
E.
F. Environmental Map(see attached)
G.
H. Site Photos(see attached)
I.
J. Petitioner's Statement and Referenced Attachments(see attached)
K.
L. Related Correspondence(see attached)
M.
BACKGROUND
An application has been filed by Randall 90, LLC,requesting approval of a map amendment from
ORI Office Research Industrial District to PORI Planned Office Research Industrial District, and
preliminary plat approval. The property is located at 2000 North Randall Road(reference Exhibits A
through F).
The subject property is currently vacant. The applicant is proposing to rezone and subdivide the
86.17 acre site to allow for its development as a motor vehicle dealership park in the ARC Arterial
Road Corridor Overlay District. The development will comprise of 9 lots ranging in size from 5.01
to 8.91 acres (reference Exhibits G and H).
In the event the property does not develop as a motor vehicle dealership park, the applicant has
requested a provision in the proposed PORI ordinance to allow for the property to develop with a
combination of uses consistent with the AB Area Business District in the easterly portion of the
property, and the ORI Office Research Industrial District in the westerly portion of the property.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 47-07 on August 6, 2007. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors to the petition
were present. The Community Development Group submitted a Map Amendment Review, dated
August 1, 2007.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
N. A. Site Characteristics Standard. The suitability of the subject property for the
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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 contains approximately 86.17 acres and is located at the northwest
corner of the I-90/Randall Road interchange. The property has gently rolling topography.
There is a grove of oak trees located central to the south side of the property. Several ponds
have been constructed on the property for stormwater management purposes.
0. 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 applicant intends to connect to municipal sanitary sewer and water mains that are
currently present at the subject property. Stormwater management will be provided on site in
accordance with the Elgin and Kane County stormwater management ordinances.
P. 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.
Q.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property has frontage along the Northwest Tollway (1-90) and Randall Road.
Interstate-90 operates as a toll road and is a part of the interstate highway system. Randall
Road functions as a major arterial road serving communities in Kane and McHenry counties.
There is no direct access from the subject property to I-90.
Access to Randall Road would remain located at an existing intersection which aligns with
the Saddle Club Parkway/Randall Road intersection in the neighboring Village of Sleepy
Hollow.
Future access to the property is also provided from the west and north via Galvin Drive and
Vantage Drive. These are local streets which serve the companies,commercial services and
retailers locating in the neighboring business parks and commercial area located to the north
of the subject property.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
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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 was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: Out of City Limits
1961: Out of City Limits
1962: Out of City Limits
1992: M-2 General Manufacturing District
Present: ORI Office Research Industrial District
ARC Arterial Road Corridor Overlay District
The subject property was annexed into the City of Elgin on September 12, 1990, as part of
the Heinkel Farm annexation and was zoned M-2 General Manufacturing District. The
property was rezoned to ORI Office Research Industrial District in 1992 with the
comprehensive amendment to the Elgin zoning ordinance and official zoning map.
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 located to the north of the subject property are developing with office, research,
industrial,and commercial uses. The commercial development is oriented along the Randall
Road corridor, with the office, research and industrial uses located in adjoining business
parks. Zoning districts include a PAB Planned Area Business District (The Grove) and a
PORI Planned Office Research Industrial District (Northwest Corporate Park).
A 16 acre commercial parcel located at the northeast corner of the subject property is now
located within the village limits of Sleepy Hollow. This property(Randy's Pumpkin Farm)
is intended to be de-annexed from Sleepy Hollow and annexed to Elgin pursuant to the terms
and conditions of a jurisdictional boundary agreement between the two communities.
The areas located to the east of the subject property are developed with a residential
subdivision in the Village of Sleepy Hollow, and commercial and office uses in Elgin.
Zoning districts include single family zoning(Walnut Hill of Sleepy Hollow)and ORI Office
Research Industrial District (Randall Point Executive Center).
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The areas located to the south of the subject property are located in unincorporated Kane
County, and are in agricultural and residential use. Interstate-90 is located to the immediate
south of the subject property.
The areas to the west are developed with a residential subdivision in the Village of Gilberts.
The area is zoned for and developed with single family homes (Wedgewood Acres
Subdivision). The area located to the immediate west of the subject property is annexed to
the City of Elgin and is currently vacant.
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 along I-90 and Randall Road, which are developing as
business and commercial corridors.
G. Planned Development Districts 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 applicant is proposing to rezone the property to PORI Planned Office Research Industrial
District. The purpose of the ORI Office Research Industrial District is to provide an
industrial environment that fosters a sense of place and destination within a coordinated
campus or park setting through the applicable site design regulations. A PORI zoning district
is most similar to, but departs from the standard requirements of the ORI zoning district.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings.The subject property is not 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.
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elk The Program for Graphics as proposed by the developer is not suitable with regards to the
Planned Development District Standards.The development proposes the construction of two
subdivision signs each up to 100 feet in height. Each sign will contain an electronic message
graphic in addition to the logos of dealers within the subdivision.These signs are proposed to
be located along I-90 and Randall Road respectively.Additionally,each dealership proposes
the construction of two monument signs of 450 square feet in area and 30 feet in height for
new car sales, and one monument sign of 200 square feet in area and 20 feet in height for
used car sales. Wall signs are proposed to be located on at least three sides of each building.
The maximum height allowed for a monument graphic in the PORI district is 10 feet.
Additionally,electronic message board graphics are prohibited under the zoning ordinance.
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 not suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
Portions of the subject property are designated as "Highway Commercial" and
"Office/Research/Industrial"on the Land Use exhibit in the Elgin Comprehensive Plan and
Design Guidelines. The development in suitable for the highway commercial land use
designation which includes commercial areas serving surrounding residential areas and larger
trade areas connected by the arterial street system.
The development is not suitable for the office/research/industrial land use designation which
provides for a wide range of business uses and limited commercial service uses to support the
employment area. These activities typically locate in business parks.
The design guidelines, which are a part of the Elgin Comprehensive Plan and Design
Guidelines,recommend that signage for industrial areas should be in scale with the buildings
and,wherever possible, should be located low to the ground,in the pedestrian or driver's line
of vision, and reflect the viewing distance for pedestrians and drivers. The two subdivision
signs proposed for the development do not meet these guidelines.
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.
The subject property contains a woodland area and several constructed ponds. The applicant
is proposing to incorporate portions of these natural and constructed features into the layout
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and design of the project.
R. Internal Land Use. 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 motor vehicle dealership park will be designed in general conformance with the
applicable zoning and subdivision standards, in particular, those standards specifically
outlined in the draft PORI District Ordinance. The zoning and subdivision standards are
intended to 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 Elgin Zoning and Subdivision Ordinances. This planned
development is proposed to be zoned PORI District. The applicant is requesting certain departures
from the normal standards,regulations, and requirements of the zoning ordinance. For the purposes
of this section, the most similar zoning district is the ORI Office Research Industrial District.
The applicant is requesting the following departures from the ORI Office Research Industrial District
Ordinance:
1. Section 19.40.130 Land Use. The applicant is proposing to include within the list of
permitted and conditional uses several land uses from the AB Area Business District
which are not typically permitted in the ORI Office Research Industrial District.
2. Section 19.40.135.E.1.(a).2. Building Setbacks from Local Street. In the ORI
District, the minimum Zoning District Street setback from a Local Street is 35 feet.
The applicant is proposing a building setback of 30 feet from the streets within the
subdivision.
3. Section 19.40.135.E.1.(b). Interior Setbacks. In the ORI District, the minimum
Interior setback is 30 feet. The applicant is proposing an interior building setback of
20 feet from the interior lot line.
4. Section 19.40.135.E.2.a.Vehicle Use Area Street Setbacks In the ORI District,the
minimum Vehicle Use Area Street Setback from a limited access arterial street is 35
r feet. The applicant is proposing a vehicle use area street setback of 10 feet from the
streets within the subdivision.
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5. 19.12.720.B. Vehicle Use Area Landscape Yards. In the ORI District, only plant
materials, berms, fences or walls are permitted to be installed. The applicant is
proposing to install up to three pads per dealership measuring approximately 22 feet
in diameter for the display of motor vehicles.
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. Planned Development District Standard: The subject property is not 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 Program for Graphics as proposed by the developer is not suitable with regards
to the Planned Development District Standards. The development proposes the
construction of two subdivision signs each up to 100 feet in height. Each sign will
contain an electronic message graphic in addition to the logos of dealers within the
subdivision. These signs are proposed to be located along I-90 and Randall Road
respectively. Additionally, each dealership proposes the construction of two
monument signs of 450 square feet in area and 30 feet in height for new car sales,and
one monument sign of 200 square feet in area and 20 feet in height for used car sales.
Wall signs are proposed to be located on at least three sides of each building.
The maximum height allowed for a monument graphic in the PORI district is 10 feet.
Additionally, electronic message board graphics are prohibited under the zoning
ordinance.
2. Comprehensive Plan Standard: The development is not suitable for the
office/research/industrial land use designation which provides for a wide range of
business uses and limited commercial service uses to support the employment area.
These activities typically locate in business parks.
The design guidelines,which are a part of the Elgin Comprehensive Plan and Design
Guidelines,recommend that signage for industrial areas should be in scale with the
buildings and, wherever possible, should be located low to the ground, in the
pedestrian or driver's line of vision, and reflect the viewing distance for pedestrians
and drivers. The two subdivision signs proposed for the development do not meet
these guidelines.
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B. Summary of Unresolved Issues.
There 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 recommends denial of Petition 47-07. On a motion to
recommend approval,subject to conformance with all applicable codes and ordinances,the vote was
one (1) yes, and three (3) no.
1. Substantial conformance to the Statement of Purpose and Conformance, submitted by the
applicant,represented by Peter C. Bazos, Esq., of Schnell, Bazos, Freeman, Kramer,
Schuster &Vanek, dated July 17, 2007, titled"Rider," along with the following
attachments (all subject to review by the City's Community Development Group,
Engineering Division and Legal Department):
a. Randall/90 Automall Site Plan,prepared by Heitman Architects Incorporated,not dated.
b. Site Plans titled Randall Rose Subdivision,Elgin Illinois,Existing Conditions Page 1 of
2, and Development Design Features Page 2 of 2, prepared by Cowhey Gudmundson
Leder, Ltd., dated June 4, 2007 and last updated on July 13, 2007.
c. Landscape Plans titled Auto Mall Preliminary Landscape Concept, and Prototype Lot
Landscape Concept—Lot 1, prepared by Hitchcock Design Group, not dated.
d. Applicant's Draft Ordinance titled Exhibit C — An Ordinance Classifying Newly
Annexed Territory in the PORI Planned Office Research Industrial District(Randall Rose
Subdivision).
e. Building elevations, views and signs titled Honda Dealership Image Program Gen II
option, sheets titled Exterior Renderings, Pylon Monument Sign, Used Car and
Directional Signs,and Interstate Sign,prepared by Design Forum dated October 2003,to
December 2003.
f. A Program for Graphics proposal titled"Sign Program Review—Randa1ll90 Auto Mall,"
prepared by Heitman Architect Incorporated, not dated.
2. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 47-07 was denied.
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Respectfully submitted:
Robert Siljestrom, Chairman Pro Tem
Planning and Development Commission
Tom Armstrong, Secretary
Planning and Development Commission
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EXHIBIT C
NON-AUTO DESIGN GUIDELINES
Design Guidelines for Randall Rose Subdivision: Building and Construction - General
At Randall Rose Subdivision, building and construction (other than buildings and structures not
primarily used in connection with New Vehicle Sales) shall be subject to the provisions of Title 16,
Building and Construction, of the Elgin Municipal Code, as may be amended, except as otherwise
specifically provided herein or in the Annexation Agreement or Planned Development Ordinance
adopted with respect to Randall Rose Subdivision by the Elgin City Council.
Design Guidelines for Randall Rose Subdivision
The following shall constitute the Randall Rose Subdivision - Architectural Design
Guidelines for uses not primarily involving New Vehicle Sales. It is also recognized that
these Design Guidelines may not be practical or appropriate for certain types of
retail/restaurant/hotel—motel uses(collectively"Special Development"),and that the City's
Zoning Administrator shall have the right to agree to variations in such Design Standards in
connection with any such Special Development without thereby necessitating any
amendment to the Annexation Agreement or Planned Development Ordinance previously
approved by the Elgin City Council as to the Subject Property.
Should the Developer propose any material deviation from these Design Guidelines and/or
variations with respect to Special Development that are not acceptable to the City's Zoning
Administrator, then at the request of the Developer, the matter shall be brought before the
Elgin City Council for final resolution,but without any further public hearings,and without
the need to amend the Annexation Agreement or Planned Development Ordinance. In no
event shall the provisions of the ARC Arterial Road Corridor Overlay District be applicable
to the development of the Subject Property.
Guidelines
• Buildings shall conform to the following "ARC Arterial Road Corridor Overlay District"
standards without thereby imposing any requirement that any proposed project be subject to
the procedural / public hearing process applicable to property within an arterial road
corridor):
The exterior building materials that are acceptable for use on buildings are:
• Traditional building materials such as brick,natural stone,natural stucco/plaster,
terra cotta, tile and glass.
• Composite building materials such as cultured stone, cast stone and precast
concrete panels designed to look like brick or stone, or imprinted with
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rk architectural features such as lintels, window sills and cornices.
• Artificial building materials such as Exterior Insulation and Finish Systems
("EIFS", commonly referred to by its brand name "Dryvit") and Architectural
Metal shall be restricted to use in design accent features such as cornices,soffits
and fascia, window trim and hood molding, corner boards, sign bands, quoins,
and other design elements as determined by the Development Administrator.The
materials shall not be used in high traffic, or high abuse areas, so as to protect
them from wear and tear and vandalism
• All of the facades of any buildings fronting on(abutting)Randall Road or on
Interstate 90 shall be designed to look the same as the front elevation of the
building. Any proposed loading docks shall be oriented to the interior lot
lines and not facing Randall Road or Interstate 90.
• Each building facade (all 4 sides) shall contain a minimum of five (5)
Architectural Features except for buildings fronting on (abutting) Randall
Road of Interstate 90, which shall require six (6) Architectural Features.
• Roof mounted equipment shall be fully screened from view by a uniform
parapet on all four sides of the buildings. The parapet height criteria shall
conform to the Screening of Mechanical Equipment standards guidelines
relating to the Chapter 19.15.500 of the Elgin Municipal Code as excerpted as
follows:.
"Section 1511.1 General. All rooftop mechanical
equipment,on buildings 30 feet(9.15 m)or under in height,
extending more than 36" (913 mm) above the roof,
including but not limited to heating, air conditioning,
ventilating or other mechanical equipment, shall be
screened or enclosed in a manner which masks the
equipment from view at a distance twice the height of
building at finished grade elevation."
• Lot 3
• Roof mounted equipment shall conform to the Screening of Mechanical
Equipment standards guidelines relating to the Chapter 19.15.500 of the Elgin
Municipal Code as excerpted as follows.
"Section 1511 Screening of Mechanical Equipment,shall be
created to read as follows:
o Section 1511.1 General. All rooftop mechanical
equipment,on buildings 30 feet(9.15 m)or under
in height, extending more than 36" (913 mm)
above the roof, including but not limited to
heating, air conditioning, ventilating or other
mechanical equipment, shall be screened or
enclosed in a manner which masks the equipment
from view at a distance twice the height of
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building at finished grade elevation.
o Section 1511.2 Construction. Construction of the
screening or enclosure shall comply with the
provisions of the building code,and shall be of the
same character and design as the building.
o Section 1511.3 Permits. A building permit shall
not be issued for any building unless the screening
or enclosure is included on plans submitted with
the building permit application."
• Loading docks on all lots shall be screened by a wall that is integral to the
building, is constructed of the same materials as the building, and is of
sufficient height so as to fully screen the docks. A 100%landscaping screen
should also be provided adjacent to that wall.
Specific Guidelines- Building and Construction
• Architectural Design.
At Randall Rose Subdivision, all buildings shall be designed in substantial conformance to the
following standard:
All projects shall demonstrate architectural excellence and demand high quality design and
materials.
• Architecture Features.
Each building façade (4 sides) shall contain the required number of"Architectural Features" as
required by the "Guidelines" and defined by the following list:
• Continuous or Repetitive Design Elements:
o Alternating masonry design, capstones, columns, cornices, enhanced window sills, lintels,
medallions, parapets, pilasters, reveals or watercourses.
• Specific Building Physical Features:
o Awnings/Canopies(fabric,metal or glass),building offsets,pediments,or recessed entries.
o Accent or Decorative Lighting. Parking and area lights cannot be counted.
Building Coloration will consist predominantly of a neutral overall color that compliments the
building's surroundings. Accent colors are encouraged.
• Building Facade Materials.
The following are acceptable materials.
• Traditional building materials such as brick, natural stone, natural
stucco/plaster, terra cotta, tile and glass.
• Composite building materials such as cultured stone,'cast stone and
precast concrete panels designed to look like brick or stone, or
imprinted with architectural features such as lintels,window sills and
cornices.
0.16, • Artificial building materials such as Exterior Insulation and Finish
Systems (E1FS, commonly referred to by its brand name "Dryvit")
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and Architectural Metal shall be restricted to use in design accent
features such as cornices, soffits and fascia, window trim and hood
molding, corner boards, sign bands, quoins, and other design
elements. The materials shall not be used in high traffic,or high abuse
areas, so as to protect them from wear and tear and vandalism.
• No building shall be constructed with metal exterior materials,
excepting miscellaneous metal appurtenances, without the approval
of the City Council. Notwithstanding the foregoing, the roof of any
building may be constructed with a co-called"standing seam"metal
roof(in addition to any other non-metal roofing system).
• All facade materials used will reflect a high degree of quality,
durability and craftsmanship.
• Loading Docks
• Loading docks on all lots shall be screened by a wall that is integral to the
building, is constructed of the same materials as the building, and is of
sufficient height so as to fully screen the docks. A 100%landscaping screen
should also be provided adjacent to that wall.
• Roof and Roof Accessories:
• Exterior gutters and downspouts will be permitted. All downspouts must connect
directly to storm drain system.
• Windows and Entryways.
• Windows and entryways shall be emphasized by utilizing a dominant architectural
feature.These features should be further highlighted through the use of window sills
and lintels and alternate brick design such as soldier course.
• Glass will be tinted glass (green, blue, bronze, or gray) or reflective glass (green, blue or
silver) with an outdoor reflectance of no more than 20%.
• Other Considerations and Site Layout
Drainage,utility and cross access easements must be maintained. Some of these easement areas can
be paved. These easements also reflect and engineered `water shed' and overland flow that must be
maintained
Specific Guidelines - Landscape
• Landscape Design.
At Randall Rose Subdivision, all developments shall provide for a quality landscape design
along all road frontages. In addition all landscaped areas must be in conformance to the City of
Elgin Municipal Code, Section 19.12.700: LANDSCAPING of the Zoning Ordinance.
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EXHIBIT D
NEW VEHICLE SALES FACILITY DESIGN GUIDELINES
The design and materials of the buildings constructed for use in connection with New Vehicle Sales
shall conform with the Chapter 19.15 ARC Arterial Road Corridor Overlay Districts with respect to
design and material except to the extent that departures are required to conform to an auto
manufacturer's imaging requirements,but such exception shall not be permitted if it exceeds 40%of
any one face of the building.
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