G98-07 t •
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Ordinance No. G98-07
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM ORI OFFICE RESEARCH INDUSTRIAL
DISTRICT TO PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2000 Galvin Drive-Randall Point West)
WHEREAS, written application has been made to reclassify certain property located at
2000 Galvin Drive 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 November 19,2007,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 South Half Of Section 30,Township 42 North,Range 8 East Of The Third
Principal Meridian Described As Follows:
Beginning 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;
Thence South 29°19'07" West Along Said Perpendicular Line, 1,503.82 Feet To Said
Northeasterly Line Of State Toll Highway Commission Parcel Number N-4d-56; Thence
North 60°40'53" West Along Said Northeasterly Line And Said Northeasterly Line Of State
Toll Highway Commission Parcel Number N-4d-55, A Distance Of 1,576.63 Feet To The
West Line Of The East Half Of The Southwest Quarter Of Section 30, Aforesaid; Thence
North 00°33'17" West Along Said West Line,492.17 Feet To The Point Of Beginning,All In
The City Of Elgin,Kane County,Illinois(Property commonly known as 2000 Galvin Drive).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from
ORI Office Research Industrial District to PORI District for the property commonly known as 2000
Galvin Drive,and legally described above,which shall be designed,developed,and operated subject
to the following provisions:
A. Purpose and Intent. The purpose of the PORI Office Research Industrial District is to
provide a planned industrial environment that fosters a sense of place and destination within
a coordinated campus or park setting, subject to the provisions of Chapter 19.60, Planned
Developments. A PORI zoning district is most similar to, but departs from the standard
requirements of the ORI zoning district.
B. Supplementary Regulations. Any word or phrase contained within this ordinance followed
by the symbol "[SR]" shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90, Supplementary Regulations,of the 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
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
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 the ORI Office Research Industrial District:
1. Municipal services division:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
e' containing less than two (2) acres of land.
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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).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Commercial, economic, sociological, and educational research(8732).
Commercial physical and biological research (8731).
Computer programming, data processing, and other computer related
services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management, and related services (87).
Home healthcare services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Legal services (811).
Linen supply (7213).
Mailing, reproduction, commercial art and photography, and stenographic
services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy(803).
Offices and clinics of other health practitioners (804).
Other schools and educational services (829).
Outdoor advertising services (7312).
Personnel supply services (736).
Photofinishing laboratories (7384).
Professional sports operators and promoters (7941).
Refrigerator and air conditioning service and repair (7623).
�.. Reupholstery and furniture repair(764).
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Security systems services (7382).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Vocational schools (824).
Watch, clock, and jewelry repair(763).
5. Retail trade division:
Automatic merchandising machine operators (5962).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
6. Agricultural division:
Crop services (072).
Farm labor and management services (076).
Landscape counseling and planning (0781).
Soil preparation services (071).
7. INTENTIONALLY OMITTED.
8. Manufacturing division:
Apparel and other finished products made from fabrics and similar
materials (23).
Computer and office equipment (357).
Electronic and other electrical equipment and components (36).
rk Furniture and fixtures (25).
Fabricated metal products (34).
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).
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).
Chemicals and allied products (516).
Drugs, drug proprietaries and druggists' sundries (512).
Electrical goods (506).
Furniture and home furnishings (502).
Groceries and related products (514).
Hardware, and plumbing and heating equipment and supplies (507).
Machinery, equipment, and supplies (508).
Motor vehicles and motor vehicle parts and supplies (501).
Paper and paper products (511).
egi•. Professional and commercial equipment and supplies (504).
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10. Transportation, communication and utilities division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation(472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operators offices (414).
Cable and other pay television services (484).
"Commercial antenna tower" [SR] (UNCL).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Communication services not elsewhere classified (489).
Courier services (4215).
Freight forwarding in general (4731).
Intercity and rural bus transportation operators' offices (413).
Local and suburban passenger transportation operators' offices (411).
Natural gas transmission and distribution (4922) (4924).
Packing and crating (4783).
"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.
"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.
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"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 the ORI office research industrial district:
1. Municipal services division:
"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:
Armored car service (7381).
Carpet or rug cleaning, dying, or repairing plants (7217).
Child daycare services (835).
Dry cleaning plants (7216).
Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212).
4. Retail trade division:
Carryout restaurants (5812).
Drinking places (alcoholic beverages) (5813).
Eating places (5812).
"Outdoor eating and drinking facilities" [SR] (UNCL).
5. INTENTIONALLY OMITTED.
6. Manufacturing division:
Food and kindred products (20).
Chemicals and allied products (28).
Lumber and wood products (24).
Paper and allied products (26).
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).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Pipelines, except natural gas (461).
Public warehousing and storage (422), but not including self
storage/leasable storage facilities.
"Treatment, transmission and distribution facilities: equipment, equipment
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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 the ORI 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).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
2. Manufacturing division:
Miscellaneous manufacturing industries (39).
3. Transportation, communication and utilities division:
Transportation services not elsewhere classified (4789). (Ord. G65-05 § 7,
2005; 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:
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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 October 10, 2007, and ensuing"Rider."
2. Substantial conformance to the Engineering Improvement Plans titled"Randall Point
West"prepared by Cowhey Gudmundson Leder, Ltd., dated TBA.
3. Substantial conformance to the Final Plat of Subdivision of Randall Point West
prepared by Cowhey Gudmundson Leder,Ltd.,dated October 4,2007 with revisions
per the Community Development Group, Engineering Division, and Legal
Department.
4. 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.
I. 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.
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. Notwithstanding the foregoing, should the City Council
of the City of Elgin designate the subject property as an Area of Special Character pursuant to
Chapter 19.50 of the Elgin Municipal Code, 1976,as amended,and in the event the City Council of
the City of Elgin adopts an ordinance establishing special regulations for street graphics on the
subject property then any such ordinance establishing special regulations for street graphics for the
subject property shall also govern and control the use of signs.
J. 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.
K. 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.
L. Conditional Uses. In this PORI zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976,as amended.A conditional use may be requested by an individual lot
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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. 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.
N. 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.
0. 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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Ed Schock, Mayor
Presented: December 19, 2007
Passed: December 19, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 20, 2007
Published:
Attest:
Diane Robertson, City lerk
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November 19, 2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 66-07 Requesting Approval of a Map Amendment from ORI Office Research
Industrial District to PORI Planned Office Research Industrial District, and Final Plat Approval, to
Develop the Site as an Office, Research and Industrial Subdivision; by Randall Point West, LLC., a
Delaware Limited Liability Corporation, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Final Plat Approval
Current Zoning: ORI Office Research Industrial District
Proposed Zoning: PORI Planned Office Research Industrial District
EF Intended Use: Office/Retail/Commercial Center
Property Location: 2000 Galvin Drive
Applicant and Owner: Randall Point West, LLC.
Staff Coordinator: Sarosh Saher, Urban Design &Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
EXHIBIT
G. Petitioner's Statement and Referenced Attachments I (see attached)
Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
BACKGROUND
An application has been filed by Randall Point West,LLC.,requesting approval of a map amendment
from ORI Office Research Industrial District to PORI Planned Office Research Industrial District,and
final plat approval. The property is located at 2000 Galvin Drive (reference Exhibits A through F).
The subject property is currently vacant. The applicant is proposing to rezone and subdivide the 39.17
acre site to allow for its development as an office,research and industrial subdivision.The development
will comprise of 6 lots ranging in size from 4.4 to 7.3 acres. No construction of buildings is being
proposed at this time (reference Exhibits G and H).
FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 66-07 on November 19,2007. The applicant testified at the public hearing
and presented documentary evidence in support of the application. No objectors to the petition were
present. The Community Development Group submitted a Map Amendment Review,dated November
14, 2007. .4")
The Planning and Development Commission has made the following findings concerning the standards
for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended zoning
district with respect to its size, shape, significant natural features (including topography,
watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property contains approximately 39.17 acres and is located at the southern end of
Galvin Drive. The property has gently rolling topography.Topography on the site ranges from a
high point of 931 feet near the southwest corner of the property, and a low of 911 feet at the
northwest corner of the site,for a maximum relief of 20 feet.Two ponds have been constructed
at the southeast portion of the property for stormwater management purposes.
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.
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Findings of Fact Planning and Dc relopment Commission
Petition 66-07 November 19, 2007
BACKGROUND
An application has been filed by Randall Point West,LLC.,requesting apprc val of a map amendment
from ORI Office Research Industrial District to PORI Planned Office Resear;h Industrial District,and
final plat approval. The property is located at 2000 Galvin Drive(reference Exhibits A through F).
The subject property is currently vacant.The applicant is proposing to rezonr,and subdivide the 39.17
acre site to allow for its development as an office,research and industrial subdivision.The development
will comprise of 6 lots ranging in size from 4.4 to 7.3 acres. No construct.on of buildings is being
proposed at this time(reference Exhibits G and H).
FINDINGS
After due notice,as required by law,the Planning and Development Commis:;ion held a public hearing
in consideration of Petition 66-07 on November 19,2007. The applicant test:fled at the public hearing
and presented documentary evidence in support of the application. No objet tors to the petition were
( present. The Community Development Group submitted a Map Amendment Review,dated November -
14, 2007.
The Planning and Development Commission has made the following finding;concerning the standards
for map amendments:
A. Site Characteristics Standard. The suitability of the subject proper y for the intended zoning
district with respect to its size, shape, significant natural feature:, (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 39.17 acres and is local ed at the southern end of
Galvin Drive. The property has gently rolling topography.Topography on the site ranges from a
high point of 931 feet near the southwest corner of the property, an(E a low of 911 feet at the
northwest corner of the site,for a maximum relief of 20 feet.Two por ds have been constructed
at the southeast portion of the property for stormwater management_,urposes.
B. Sewer and Water Standard. The suitability of the subject propert;r for the intended zoning
district with respect to the availability of adequate municipal water,v'astewater treatment,and
storm water control facilities.
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Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
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.
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 has frontage along the Northwest Tollway(I-90). There is no direct access
from the subject property to I-90.
Access to the property will be provided from the north via Galvin Drive. Galvin Drive is a local
street which serves the companies,commercial services and retailers locating in the neighboring
business park and commercial area located to the north of the subject property.
Access to the property from the east will be provided by Automall Drive that will extend
through the subject property. Automall Drive serves as a local road connecting lots within the
subdivision being developed to the east with Randall Road at an existing intersection which
aligns with the Saddle Club Parkway/Randall Road intersection in the neighboring Village of
Sleepy Hollow.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in its
current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: Out of City Limits
(16* 1961: Out of City Limits
1962: Out of City Limits
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Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
1992: M-2 General Manufacturing District
Present: ORI Office Research Industrial District
The subject property was annexed into the City of Elgin on September 12, 1990, as part of the
Bartels West and Heinkel Farm annexations 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 and east of the subject property are zoned PORI Planned Office
Research Industrial District and are developed with office,research and industrial uses.The area
to the east is proposed to be developed with an automobile dealership park.
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 area to the immediate west is 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 proposal is in conformance with the existing land use and zoning requirements of the area.
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. The proposed development will continue to be consistent with the
development trend in the area.
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.
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Findings of Fact Planning and Development Commission
fir.,. Petition 66-07 November 19,2007
1992: M-2 General Manufacturing District
Present: ORI Office Research Industrial District
The subject property was annexed into the City of Elgin on Septembe r 12, 1990,as part of the
Bartels West and Heinkel Farm annexations 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 officio l zoning map.
E. Surrounding Land Use and Zoning Standard. The suitability of th a subject property for the
intended zoning district with respect to consistency and compatibility,vith 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 and east of the subject property are zor ed PORI Planned Office
Research Industrial District and are developed with office,research an i industrial uses.The area
to the east is proposed to be developed with an automobile dealershi;)park.
elk 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 :ocated to the immediate
south of the subject property.
The area to the immediate west is developed with a residential subcivision in the Village of
Gilberts. The area is zoned for and developed with single family ho nes (Wedgewood Acres
Subdivision).
The proposal is in conformance with the existing land use and zoning requirements of the area.
F. Trend of Development Standard. The suitability of the subject uroperty for the intended
zoning district with respect to consistency with an existing patter z of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zonin€ 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 ai e developing as business
and commercial corridors. The proposed development will continue to be consistent with the
development trend in the area.
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.
4
Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
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.
ra4' 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 applicant is currently requesting final plat and zoning approval to develop the subject
property with 6 lots containing office, research or industrial uses. No site specific plans or
buildings are being proposed at this time.
The development proposes the construction a single new 24'x7'-9" monument sign located
along I-90 that will contain an electronic message board(LED)that will be designed as a regular
monument sign. The message on the sign will be programmed to change at predetermined
intervals.The base will be constructed in aluminum designed to look like stone.The design and
operation of the sign will not detract from the character of the surrounding area or of the
development.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the goals, objectives, and policies of the official
comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
5
Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
4e/
The property is designated as"Office/Research/Industrial"in the Elgin Comprehensive Plan and
Design Guidelines. The office/research/industrial land use designation provides for a wide
range of business uses and limited commercial service uses to support the employment area.
I. 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 does not contain any significant vegetation. There are two constructed
ponds on the southeast portion of the property.
J. 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. 411)
No evidence has been submitted or found that the proposed planned development will be
located, designed, or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the Elgin Zoning 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 19.40.135.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.
6
Findings of Fact Planning and De relopment Commission
Petition 66-07 November 19, 2007
The property is designated as"Office/Research/Industrial"in the Elgin Comprehensive Plan and
Design Guidelines. The office/research/industrial land use designa Lion provides for a wide
range of business uses and limited commercial service uses to support the employment area.
I. 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 de relopment with respect to
the Natural Preservation Standard.
The subject property does not contain any significant vegetation. There are two constructed
ponds on the southeast portion of the property.
J. Internal Land Use. The suitability of the subject property fcr the intended planned
development with respect to the land uses permitted within the deg elopment being located,
designed, and operated so as to exercise no undue detrimental influl:nce on each other or on
surrounding property.
Findings. The subject property is suitable for the intended planned de relopment with respect to
the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located, designed, or operated in a manner that will exercise undue letrimental influence on
itself or surrounding property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the norms I 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 requestir g 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 Industria 1 District.
The applicant is requesting the following departures from the ORI Office Re search Industrial District
Ordinance:
1. Section 19.40.135.E.1.(b). Interior Setbacks. In the ORl District, the minimum
Interior setback is 30 feet.The applicant is proposing an interi' r building setback of 20
feet from the interior lot line.
e
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Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
2. Section 19.40.135.C.4. Lot Width. In the ORI District, the minimum required lot
width for a property with frontage on a local street is 160 feet. The applicant is
proposing a minimum lot width of 111 feet on Lot 1 of the subdivision.
3. Section 19.50.110.Q. Electronic Message Graphics. The Street Graphics ordinance
lists electronic message graphics as a prohibited graphic.The applicant is proposing the
construction of one electronic message board sign(LED graphic)within the subdivision
to be placed along I-90.
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 applicant is currently requesting final plat
and zoning approval to develop subject property w containing fice,
rik research or industrial uses.No site the specific plans or buildings ith are 6 lots being proposed at of this
time.
2. Comprehensive Plan Standard: The property is designated as
"Office/Research/Industrial"on the Land Use exhibit in the Elgin Comprehensive Plan
and Design Guidelines. The office/research/industrial land use designation provides for
a wide range of business uses and limited commercial service uses to support the
employment area.
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.
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Findings of Fact Planning and Development Commission
Petition 66-07 November 19, 2007
Ai")
RECOMMENDATION
The Planning and Development Commission recommends approval of Petition 66-07. On a motion to
recommend approval,subject to conformance with all applicable codes and ordinances,the vote was six
(6) yes, and zero (0) 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 October 10, 2007, and ensuing"Rider."
2. Substantial conformance to the Engineering Improvement Plans titled "Randall Point West"
prepared by Cowhey Gudmundson Leder, Ltd., dated September 27, 2007.
3. Substantial conformance to the Final Plat of Subdivision of Randall Point West prepared by
Cowhey Gudmundson Leder, Ltd., dated October 4, 2007 with revisions per the Community
Development Group, Engineering Division, and Legal Department.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 66-07 was approved.
Respectfully submitted:
k I7 l
Robert Siljestrom, Chairma4
J Tern
Te
Planning and Development Commission
Jm
Tom ArmstrSecretary
Planning and Development Commission
8
Findings of Fact Planning and De,'elopment Commission
■,, Petition 66-07 November 19,2007
RECOMMENDATION
The Planning and Development Commission recommends approval of Petitic m 66-07. On a motion to
recommend approval,subject to conformance with all applicable codes and or finances,the vote was six
(6)yes, and zero(0)no.
1. Substantial conformance to the Statement of Purpose and Conforr iance, submitted by the
applicant,represented by Peter C.Bazos,Esq.,of Schnell,Bazos,Freeman,Kramer,Schuster&
Vanek,dated October 10, 2007, and ensuing"Rider."
2. Substantial conformance to the Engineering Improvement Plans titli,d "Randall Point West"
prepared by Cowhey Gudmundson Leder,Ltd.,dated September 27, 2007.
3. Substantial conformance to the Final Plat of Subdivision of Randall Point West prepared by
Cowhey Gudmundson Leder, Ltd., dated October 4, 2007 with revis ions per the Community
Development Group, Engineering Division, and Legal Department.
4. Compliance with all other applicable codes and ordinances.
/ft. Therefore, the motion to recommend approval of Petition 66-07 was approv.:d.
Respectfully submitted:
ki kit 1 bRobert Siljestro Charm Tern I
Planning and Development Commission
Ttoeft
Tom Annstron ,Secretary
Planning and Development Commission
eimik
8