G16-08 riK
Ordinance No. G16-08
AN ORDINANCE
AMENDING ORDINANCE NO. G50-05
GRANTING A MAP AMENDMENT TO A PORI PLANNED
OFFICE RESEARCH INDUSTRIAL DISTRICT
(Helen A. Tiballi Family Limited Liability Limited Partnership-2400 Alft Lane)
WHEREAS, the subject property referred to herein has previously been classified in the
PORI Planned Office Research Industrial District pursuant to Ordinance No. G50-05; and
WHEREAS, written application has been made for a map amendment to a portion of such
PORI Planned Office Research Industrial District so as to include certain uses from the AB Area
Business District to the list of permitted uses in the PORI Planned Office Research Industrial District
for the subject property; 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 February 4, 2008, 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 Ordinance No. G50-05 be and is hereby amended for the subject property
referred to herein as hereinafter set forth in this ordinance.
Section 3. 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 adding thereto the
following paragraph:
The boundaries hereinbefore 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 area:
That Part of Lots 18 and 21, Westfield Business Park, City of Elgin, Kane County,
Illinois described as follows:
Beginning at the Southeast corner of the Randall Road Medical Office Building
Condominium, City Of Elgin, Kane County, Illinois, by Document 2006K028931;
Thence South 0 Degrees 14 Minutes 23 Seconds East along the Easterly line and said
Lot 21, 137.61 Feet; thence South 0 Degrees 49 Minutes 25 Seconds East along an
Easterly line of said Lot 21, 170.47 Feet to a Northeast corner of a tract of land
conveyed to the County of Kane by Document 95K030210;thence South 46 Degrees
01 Minutes 00 Seconds West along said Northerly line 35.24 Feet; thence North 88
Degrees 47 Minutes 43 Seconds West along said Northerly line 100.00 Feet;thence
South 87 Degrees 20 Minutes 54 Seconds West along said Northerly line 252.81 Feet
to the Southeast corner of said Lot 18; thence North 88 Degrees 47 Minutes 45
Seconds West along the Southerly line of said Lot 18, 102.80 Feet to the Easterly line
of Capital Street established by Document 2006K078969;thence North 1 Degree 11
Minutes 38 Seconds East along an Easterly line of said Capital Street,83.57 Feet to a
point of curvature; thence Northerly along a Curve to the Right, tangent to the last
described course having a radius of 1003.00 Feet, 269.60 Feet to the Southwest
corner of said Randall Road Medical Office Building Condominium;thence South 88
Degrees 48 Minutes 29 Seconds East 439.32 Feet along a Southerly line of said
Randall Road Medical Office Building Condominium to a point of beginning in the
City of Elgin, Kane County, Illinois and containing 3,7 acres (Property commonly
known as 2400 Alft Lane).
Section 4. That the City Council of the City of Elgin hereby grants the PORI Planned Office
Research Industrial District for the property commonly known as2400 Alft Lane, 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 Planned 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 "[SRI" 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.
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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 Land Use,of the Elgin Municipal Code,as amended. The
following"PORI Land Uses",as identified in Section F.1.A&B,below,and the"AB Land Uses",as
identified in Section F.2.A,below,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 Planned Office Research Industrial
District, as amended.
1. PORI Land Uses. The following "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 Planned Office Research Industrial District, as amended.
A. Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in this PORI zoning district:
i. Municipal Services Division:
1) Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
containing less than two (2) acres of land.
ii. Offices Division:
2) "Offices" [SR] (UNCL).
iii. Finance, Insurance,And Real Estate Division:
3) "Development sales offices" [SR] (UNCL).
4) Finance, insurance, and real estate (H), including, without limitation,
financial institutions with drive-through windows.
iv. Services Division:
5) Advertising (731).
6) Armored car service (7381).
7) Barbershops (724)
8) Beauty shops (723).
9) "Bed and breakfast inns" [SR] (7011).
10) Carpet and upholstery cleaning agents without plants on the premises
(7217).
11) Child daycare services (835).
12) Colleges, universities, professional schools, and junior colleges (822).
13) Commercial, economic, sociological, and educational research(8732).
14) Commercial physical and biological research (8731).
15) Computer programming, data processing, and other computer-related
services (737).
16) Computer rental and leasing (7377).
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e 17) Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732).
18) Dance studios and schools (791).
19) Detective and guard services (7381).
20) Electrical and electronic repair shops (7629).
21) Engineering, accounting, research, management, and related services
(87).
22) Garment pressing, and agents for laundries and dry cleaners (7212).
23) Home furniture, furnishings, and equipment stores (57).
24) Home health care services (808).
25) "Hotels and motels" [SR] (701).
26) Job training and vocational rehabilitation services (833).
27) Laundry collecting and distributing outlets (7211).
28) Legal services (811).
29)Libraries (823).
30) Linen supply(7213).
31)Mailing,reproduction,commercial art and photography,and stenographic
services (733).
32) Management and public relations services (874).
33) Medical and dental laboratories (807).
34) Membership organizations (86).
35) Miscellaneous equipment rental and leasing (735).
36) Miscellaneous repair shops and related services (769).
[ 37) Motion picture distribution and allied services (782).
38) Motion picture production and allied services (781).
39)News syndicates (7383).
40)Noncommercial research organizations (8733).
41) Offices and clinics of dentists (802).
42) Offices and clinics of doctors of medicine (801).
43) Offices and clinics of doctors of osteopathy (803).
44) Offices and clinics of other health practitioners (804).
45) Other schools and educational services (829).
46) Outdoor advertising services (7312).
47) Personnel supply services (736).
48) Photofinishing laboratories (7384).
49) Photographic studios, portrait(722).
50) Physical fitness facilities (7991).
51) Professional sports operators and promoters (7941).
52) Radio and television repair shops (7622).
53) Refrigerator and air-conditioning service and repair (7623).
54) Reupholstery and furniture repair(764).
55) Services to dwellings and other buildings (734).
56) Security systems services (7382).
57) Shoe repair shops and shoeshine parlors (725).
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58) Tax return preparation services (7291).
59) Testing laboratories (8734).
60) Theatrical producers (792).
61) Truck route laundry and dry cleaning not operated by laundries or 62)
cleaners (7212).
63) Videotape rental (784).
64) Vocational schools (824).
65) Watch, clock, and jewelry repair(763).
v. Retail Trade Division:
66) Automatic merchandising machine operators (5962).
67) Building materials,hardware, and garden supply excluding any outdoor
display, sales or storage (52).
68) Catalog and mail-order houses (5961).
69) Direct selling establishments (5963).
70) Florists (5992).
71) General merchandise stores (53).
72)News dealers (5994).
73) Optical good stores (5995).
vi. Agricultural Division:
74) Crop services (072).
75) Dog grooming (0752).
76) Farm labor and management services (076).
77) Landscape counseling and planning (0781).
78) Lawn and garden services (0782).
79) Soil preparation services (071).
vii. Construction Division:
80) "Contractor's office and equipment areas" [SR] (UNCL).
viii. Manufacturing Division:
81) Apparel and other finished products made from fabrics and similar
materials (23).
82) Commercial printing occupying less than five thousand (5,000) square
feet of gross floor area(2752).
83) Computer and office equipment (357).
84) Electronic and other electrical equipment and components (36).
85) Fabricated metal products (34).
86) Furniture and fixtures (25).
87) Industrial and commercial machinery and equipment (35).
88) Leather and leather products (31).
89) Measuring, analyzing, and controlling instruments; photographic,
medical, and optical goods; and watches and clocks (38).
90) Miscellaneous manufacturing industries (39).
91) Primary metal industries (33).
92) Printing, publishing, and allied industries (27).
93) Stone, clay, glass and concrete products (32).
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94) Tobacco products (21).
95) Transportation equipment(37).
ix. Wholesale Trade Division:
96) Apparel piece goods and notions (513).
97) Beer, wine and distilled alcoholic beverages (518).
98) Drugs, drug proprietaries and druggists' sundries (512).
99) Chemicals and allied products (516).
100) Electrical goods (506).
101) Farm product raw materials (515).
102) Furniture and home furnishings (502).
103) Groceries and related products (514).
104) Hardware, and plumbing and heating equipment and supplies (507).
105) Lumber and other construction materials (503).
106) Machinery, equipment, and supplies (508).
107) Metals and minerals, except petroleum (505).
108) Miscellaneous durable goods (509).
109) Miscellaneous non-durable goods (519).
110) Paper and paper products (511).
111) Petroleum and petroleum products (517).
112) Professional and commercial equipment and supplies (504).
x. Transportation, Communication And Utilities Division:
113) "Amateur radio antennas" [SR] (UNCL).
114) Arrangement of passenger transportation(472).
115) Arrangement of transportation of freight and cargo (473).
116) Branch United States post offices (4311).
117) Bus charter service operators offices (414).
118) Cable and other pay television services (484).
119) "Commercial antenna tower" [SR] (UNCL).
120) "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
121) Communication services not elsewhere classified (489).
122) Courier services (4215).
123) Freight forwarding in general (4731).
124) Intercity and rural bus transportation operators' offices (413).
124) Local and suburban passenger transportation operators' offices (411).
125)Natural gas transmission and distribution(4922) (4924).
126) Packing and crating (4783).
127) "Radio and television antennas" [SR] (UNCL).
128) Radio and television broadcasting stations (483).
129) Railroad operators' offices (401).
130) "Satellite dish antennas" [SR] (UNCL).
131) School bus operators' offices (415).
132) Taxicab operators' offices (412).
133) Telegraph and other message communications (482).
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134) Telephone communications (481).
135)"Treatment,transmission and distribution facilities:poles,wires,cables,
conduits, laterals, vaults, pipes, mains and valves" [SR] (UNCL).
xi. 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.
137)"Accessory uses" [SR] (UNCL)to the permitted uses allowed in the ORI
Office Research Industrial District to the provisions of Section 19.10.400 of
this Title.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,subject
to the provisions of Chapter 19.47 of this Title.
"Parking lots" [SR] (UNCL),exclusively"accessory" [SR]to a permitted use
allowed in the ORI Office Research Industrial District, subject to the
provisions of Chapter 19.45 of this Title.
"Parking structures" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,subject
to the provisions of Chapter 19.45 of this Title.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of this
Title.
"Storage tanks" [SR] (UNCL).
"Temporary uses" [SR] (UNCL).
B. Conditional Uses: The following enumerated land uses shall be the only land
uses allowed as a conditional use in this PORI Planned Office Research Industrial
District:
i. Municipal Services Division:
1) "Municipal facilities" [SR] (UNCL) on a zoning lot containing less than
two (2) acres of land.
ii. Public Administration Division:
2)Public administration(J)on a zoning lot containing less than two(2)acres
of land.
iii. Services Division:
3) Carpet or rug cleaning, dying, or repairing plants (7217).
4) Dry-cleaning plants (7216).
5) Individual and family social services (832).
6) Industrial launderers (7218).
7) Power laundries (7211).
iv. Manufacturing Division:
8) Chemicals and allied products (28).
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9) Food and kindred products (20).
10) Lumber and wood products (24).
11) Paper and allied products (26).
12) Petroleum refining and related industries (29).
13) Rubber and miscellaneous plastics products (30).
14) Textile mill products (22).
v. Transportation, Communication and Utilities Division:
15) "Conditional commercial antenna tower" [SR] (UNCL).
16) "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
17) Heliports (458).
18) "Other radio and television antennas" [SR] (UNCL).
19) "Other satellite dish antennas" [SR] (UNCL).
20) Pipelines, except natural gas (461).
21) Railroad tracks (401).
22) "Treatment, transmission and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators" [SR]
(UNCL).
23) Water transportation(44).
vi. 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.
"Master signage plan" [SR],subject to the provisions of Chapter 19.50 of this
Title.
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45 of
this Title.
"Parking structures" [SR], subject to the provisions of Chapter 19.45 of this
Title.
"Planned developments" [SR] (UNCL) on a zoning lot containing less than
two(2)acres of land,subject to the provisions of Chapter 19.60 of this Title.
C. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in this PORI Planned Office
Research Industrial District or in a less restrictive zoning district, pursuant to
subsection 19.10.400H of this Title:
i. Services Division:
1) Business services not elsewhere classified (7389).
2) Laundry and garment services not elsewhere classified (7219).
3) Miscellaneous health and allied services not elsewhere classified (809).
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4) Miscellaneous personal services not elsewhere classified (7299).
Services not elsewhere classified (899).
5) Social services not elsewhere classified(839).
ii. Manufacturing Division:
6) Miscellaneous Manufacturing industries (39).
iii. Transportation, Communication and Utilities Division:
7) Transportation services not elsewhere classified (4789). (Ord. G44-96 §
10, 1996;Ord. G81-95 § 1, 1995;Ord.G9-95 § 1, 1995;Ord. G23-94 §§2-5,
1994; Ord. G45-92 § 2, 1992)
D. AB Land Uses. The following"land uses" [SR] shall also be
land uses allowed as a "permitted use" [SR], in this PORI Planned Office
Research Industrial District, as amended:
Retail Trade Division:
1) Carryout restaurants (5812) limited to two for establishment's primary
engaged in the retail of prepared food and drink for off-premises
consumption.
2)Convenience food stores,operated on a twenty four(24)hour basis(5411).
3)"Drive-through facilities" [SR],subject to the provisions of Chapter 19.45
of this Title, specifically limited to one drive thru facility associated with an
economically valued fast food restaurant such as McDonald's, Wendy's,
Burger King, Taco Bell, Arby's, Dunkin Donuts, etc., for the entire
subdivision. Drive through facilities for mid-valued fast food restaurants
such as Starbuck's or Portillo's,and other non-restaurant land uses shall not
be limited.
4) Drinking places (alcoholic beverages) (5813).
5)Drugstores and proprietary stores(591),including those with drive-through
windows.
6) Eating places (5812).
7) "Outdoor eating and drinking facilities" [SR] (UNCL).
8) Home furniture, furnishings, and equipment stores (57).
9)Tobacco stores(5993),limited to cigars and loose tobacco(no cigarettes).
10) Miscellaneous shopping goods stores (594).
The following "land uses" [SR] shall also be land uses allowed as a
"conditional use" [SR] in this PORI Planned Office Research Industrial
District as amended:
1) Package liquor sales establishments [SR] (554).
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. Additionally,the development of land and
structures shall be in substantial conformance with the following:
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1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application and letter prepared by Richard L. Heimberg,
Law Offices of Brady& Jensen, LLP Attorneys at Law, dated September 13, 2007.
2. Compliance with all other applicable codes and ordinances.
3. Prior to the development of any portion of the property within this PORI District,the
owner and the developer of the subject property shall be required to submit a development
plan to the city for a public hearing and city council approval pursuant to the provisions of
Chapter 19.60, Planned Developments, of the Elgin Municipal Code, 1976, as amended.
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 Elgin Municipal Code, as amended.
J. Signs.In this PORI district,signs shall be subject to the provisions of Chapter 19.50,Signs of
the Elgin Municipal Code, 1976,as amended.The development administrator may require,and may
approve signs not otherwise provided by this title in support of the development.
K. Amendments. In this PORI district,application for text and map amendments shall be subject
"'"' to the provisions of Chapter 19.55,Amendments. A text and map amendment may be requested by
an individual lot or property owner for a zoning lot without necessitating that all other property
owners in this PORI zoning district authorize such an application.
L. Planned Developments. . In this PORI district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.60, Planned Developments of the Elgin
Municipal Code, 1976,as amended. A conditional use for a planned development may be requested
by an individual lot or property owner for a zoning lot without requiring an amendment to this PORI
zoning district and without necessitating that all other property owners in this PORI zoning district
authorize such an application.
M. Conditional Uses. In this PORI district,the use and development of the land and structures
shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin Municipal Code,
1976, as amended. A conditional use may be requested by an individual lot or property owner for a
zoning lot without requiring an amendment to this PORI zoning district and without necessitating
that all other property owners in this PORI zoning district authorize such an application.
N. Variations. In this PORI district,the use and development of the land and structures shall be
subject to the provisions of Chapter 19.70, Variations of the Elgin Municipal Code, 1976, as
amended. Any of the requirements of this ordinance 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
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necessitating that all other property owners in this PORI zoning district authorize such an
application.
O. Subdivisions—Generally. The subdivision of the subject property and development thereof
shall comply with the subdivision regulations of the city,as amended,and the Plat Act of the State of
Illinois.
P. Appeals.Any requirement,determination,or interpretation associated with the administration
and enforcement of the provisions of this ordinance may be appealed subject to the provisions of
Chapter 19.75, Appeals of the Elgin Municipal Code, 1976, as amended.
Q. ARC Arterial Road Corridor Overlay District. Notwithstanding anything to the contrary in
this ordinance,the use and the development of the subject property in this PORI zoning district shall
also be subject to the regulations of the ARC Arterial Road Corridor Overlay District. In the event of
any conflict between the regulations in the ARC Arterial Road Corridor Overlay District and other
provisions of this ordinance, the regulations of the ARC Arterial Road Corridor Overlay District
shall control.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed S chock, Mayor
Presented: April 9, 2008
Passed: April 9, 2008
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: April 10, 2008
Published:
Attest:
Diane Robertson, City lerk
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February 4, 2008
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 07-08 Requesting a Map Amendment to a PORI Planned Office Research
Industrial District to allow certain AB Area Business District Uses to the List of Permitted Uses;
Property Located at 2400 Alft Lane by Helen A. Tiballi Family Limited Liability Limited
Partnership, as Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Current & Proposed PORI Office Research Industrial District
Zoning: ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Land
Proposed Use: Service Retail
Property Location: 2400 Alft Lane
Applicant & Owner: Helen A. Tiballi Family Limited Liability Limited Partnership
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
ment Application EXHIBIT
G. Develo
p pp (see attached)
Findings of Fact Planning and Development Commission
Petition 07-08 February 4, 2008
rbk H. Draft PORI Ordinance (see attached)
BACKGROUND
An application has been filed by Helen A. Tiballi Family Limited Liability Limited Partnership,
requesting a map amendment to a PORI Planned Office Research Industrial District. The subject
property is located at 2400 Alft Lane (reference Exhibits A, B, C, D, E, and F).
The applicant is proposing to add certain AB Area Business District uses to the list of permitted uses
in the PORI Planned Office Research Industrial District. The property encompasses 3.7 acres and is
currently vacant. No specific development is currently being proposed at this time. Future
development of the site would require an amendment to the planned district ordinance, a public
hearing, and approval by the City Council (reference Exhibits G, and H).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 07-08 on February 4,2008. The applicant testified at the public
hearing.No objectors spoke at the public hearing,and no written correspondence was submitted.The
Community Development Group submitted a Map Amendment Review, dated January 28, 2008.
The Planning and Development Commission has made the following general findings:
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 is a regularly shaped parcel containing 3.7 acres of land area. The
property is undeveloped, and has relatively flat topography.
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 subject property is served with municipal water and sanitary sewer systems. Stormwater
management will be provided in conformance with the standards and regulations of the City
of Elgin and Kane County Stormwater Management Ordinances.
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Findings of Fact Planning and Development Commission
Petition 07-08 February 4, 2008
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located on the west side of Randall Road,between Capital Drive on
the west, and Alft Lane on the south. Randall Road is a regional arterial road serving the
west side of Elgin and the surrounding communities. Capital Street is a collector street and
Alft Lane is a local street. Both streets serve the adjacent office and industrial land uses.
Off street parking will be provided in conformance with the Off Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property 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: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor Overlay District
The subject property was rezoned to PORI in 2005 as part of the MOB Medical Office
Building map amendment.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas to the north and east are zoned PORI Planned Office Research Industrial District
and are developed with a medical office building and the Sanfilippo & Sons Corporation,
respectively. The areas to the south and west are zoned ORI Office Research Industrial
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Findings of Fact Planning and Development Commission
Petition 07-08 February 4, 2008
District, and are developed with office and manufacturing uses.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within a developing office, research, and industrial area,
which benefits from being located in the Randall Road corridor.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
The purpose of the PORI Office Research Industrial District is to provide a planned industrial
environment that fosters a sense of place and destination within a coordinated campus or park
setting, subject to the provisions of Chapter 19.60, Planned Developments. A PORI zoning
district is most similar to,but departs from the standard requirements of the ORI zoning district.
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.
Planned industrial districts should be located in substantial conformance to the official
comprehensive plan. The amount necessary to constitute a separate planned industrial
district exclusive of right of way, but including adjoining land or land directly opposite a
right of way shall be less than two acres. No departure from the required minimum size of
planned development district shall be granted from the city council.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PORI
Planned Office Research Industrial District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions and will provide an opportunity to realize a development
of demonstrated need with respect to the types of environment available to the public that
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Findings of Fact Planning and Development Commission
Petition 07-08 February 4, 2008
would not be possible under the strict application of the other chapters of this title. Likewise,
the proposed map amendment is located in substantial conformance to the official
comprehensive plan.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Office/Research/Industrial" by the Comprehensive
Plan and Design Guidelines(2005). The Office/Research/Industrial designation allows for a
variety of industrial, manufacturing, assembly, warehouse, distribution, research and
development,technology,corporate and support office, and limited employee-serving retail
uses. These activities typically locate in business parks. Appropriate locations offer direct
access to the arterial street system, and are in close proximity to highways, the freeway
system and interchanges. The proposed map amendment is in conformance with this
designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no significant natural features present at the subject property worthy of
preservation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
Development of the subject property will be subject to future zoning hearings pursuant to the
terms and conditions of the proposed planned district zoning. The planned district ordinance
is intended to prevent undue detrimental influence on the proposed internal land uses within
the subject property and on surrounding properties.
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Findings of Fact Planning and Development Commission
Petition 07-08 February 4, 2008
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the ORI Office Research Industrial District. The applicant is requesting the
following departure from the standard requirements of the ORI Office Research Industrial District:
Section 19.40.130 Land Use. The applicant is proposing to include within the list ofpermitted uses
certain AB Area Business land uses which are not typically permitted in the ORI Office Research
Industrial District, encompassing various service, retail and restaurant uses.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Community Development Group has developed or identified the following findings,unresolved
issues and alternatives:
A. Summary of Findings
1. Internal Land Use. Development of the subject property will be subject to future
zoning hearings pursuant to the terms and conditions of the proposed planned district
zoning. The planned district ordinance is intended to prevent undue detrimental
influence on the proposed internal land uses within the subject property and on
surrounding properties.
2. Comprehensive Plan. The subject property is designated as
"Office/Research/Industrial" by the Comprehensive Plan and Design Guidelines
(2005). The Office/Research/Industrial designation allows for a variety of industrial,
manufacturing, assembly, warehouse, distribution, research and development,
technology, corporate and support office, and limited employee-serving retail uses.
These activities typically locate in business parks. Appropriate locations offer direct
access to the arterial street system, and are in close proximity to highways, the
freeway system and interchanges. The proposed map amendment is in conformance
with this designation.
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 07-08 February 4, 2008
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RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 07-08. On a
motion to recommend approval, subject to the following conditions, the vote was six (6) yes, and
zero (0) no.
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application and letter prepared by Richard L. Heimberg,
Law Offices of Brady& Jensen, LLP Attorneys at Law, dated September 13, 2007.
2. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 07-08 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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