G51-08 • Ordinance No. G51-08
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AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT, AND
GRANTING A MAP AMENDMENT FROM ORI OFFICE RESEARCH INDUSTRIAL
DISTRICT TO PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(1600 North Randall Road - HRT Medical Office Building)
WHEREAS, the territory herein described as Parcel 2 has been annexed to the City of
Elgin; and
WHEREAS, written application has been made to classify said territory in the PORI
Planned Office Research Industrial District; and
WHEREAS, written application has been made for a map amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District for the property
described herein as Parcel 1; 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 May 5, 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 Chapter 19.07, Section 19.07.600 entitled "Official Zoning District
Map" of the Elgin Municipal Code, 1976 ("EMC"), as amended, be and the same is hereby
further amended by adding thereto the following paragraph:
The boundaries hereinbefore laid out in the official Zoning District Map, as amended, be
and are hereby altered by including in the PORI Planned Office Research Industrial
District the following described property:
PARCEL 1:
LOT 1 (EXCEPT PART CONVEYED TO COUNTY OF KANE
DEPARTMENT OF TRANSPORTATION BY DEED DOCUMENT
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95K030209) AND THAT PART OF CAPITAL STREET VACATED BY
DOCUMENT 2000K055524, IN WESTFIELD BUSINESS PARK, IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHEAST 1/4 OF SECTION 31, TOWNSHIP 42
NORTH, RANGE 8, EAST OF THE THIRD PRINICPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER
OF SAID SOUTHEAST 1/4; THENCE WESTERLY ALONG THE NORTH
LINE OF SAID SOUTHEAST '/4 , A DISTANCE OF 559.0 FEET; THENCE
SOUTHERLY ALONG A FENCE LINE (ALSO BEING THE EAST LINE OF
CAPITAL STREET PER PLAT DOCUMENT 2000K55523), WHICH FORMS
AN ANGLE OF 89 DEGREES, 18 MINUTES, 35 SECONDS TO THE LEFT
WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, A
DISTANCE OF 250.01 FEET; THENCE EASTERLY PARALLEL WITH THE
NORTH LINE OF SAID SOUTHEAST 1/4; A DISTANCE OF 560.58 FEET TO
THE EAST LINE OF SAID SOUTHEAST 1/4; THENCE NORTHERLY ALONG
SAID EAST LINE, A DISTANCE OF 250.0 FEET TO THE POINT OF
BEGINNING, (EXCEPT THAT PART LYING EASTERLY OF THE
FOLLOWING DESCRIBED LINE: COMMENCING AT THE NORTHEAST
CORNER OF SAID SOUTHEAST '/4 OF SECTION 31; THENCE WESTERLY
rik ALONG THE NORTH LINE OF SAID SOUTHEAST 1/4 OF SECTION 31, A
DISTANCE OF 83.28 FEET FOR THE POINT OF BEGINNING OF SAID
LINE; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE OF
90 DEGREES, 50 MINUTES, 44 SECONDS TO THE LEFT OF THE LAST
DESCRIBED LINE EXTENDED, A DISTANCE OF 250.03 FEET FOR THE
POINT OF TERMINATION OF SAID LINE) IN THE TOWNSHIP OF
DUNDEE, KANE COUNTY, ILLINOIS.
CONTAINING 6.4 ACRES IN TOTAL (PARCEL 1 AND 2) (PROPERTY
COMMONLY KNOWN AS 1600 NORTH RANDALL ROAD)
Section 3. That the City Council of the City of Elgin hereby grants the zoning of
Parcel 2 to PORI Planned Office Research Industrial District, and the rezoning of Parcel 1 from
ORI Office Research Industrial District to PORI Planned Office Research Industrial District for
the property commonly known as1600 North Randall Road, 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, of the EMC. A PORI zoning district is most similar to, but departs from the
standard requirements of the ORI zoning district.
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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 EMC. 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 EMC, 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 EMC, 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 the EMC. 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 the ORI 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]
containing less than two (2) acres of land.
2. Offices Division:
"Offices" [SR] (UNCL).
3. Finance, Insurance, And Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
4. Services Division:
Commercial, economic, sociological, and educational research(8732).
Commercial physical and biological research(8731).
Engineering, accounting, research,management,and related services(87).
Legal services (811).
Management and public relations services (874).
Medical and dental laboratories (807).
Noncommercial research organizations(8733).
Offices and clinics of dentists (802).
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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).
5. Transportation, Communication and Utilities Division:
"Satellite dish antennas" [SR] (UNCL).
"Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains and valves" [SR] (UNCL).
6. 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. Such accessory uses shall include, but not be limited to,
cafes (5812), cafeterias (5812), concession stands, prepared food (5812),
food bars (5812), lunch counters (5812), refreshment stands (5812),
sandwich bars and shops (5812), drugstores-retail (5912), and pharmacies-
retail (5912). The foregoing listed accessory uses shall be designed and
intended for the use of internal customers of the office building on the
Subject Property and no exterior signage for such accessory uses shall be
permitted.
"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 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
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of land.
3. Transportation, Communication And Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
Heliports (458).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
"Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
4. Miscellaneous Uses Division:
"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.
"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.
F. 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 EMC,
as may be amended from time to time. Additionally, the development of land and structures shall
be in substantial conformance with the following:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application and letter prepared by Hart M. Passman, Law
Offices of Holland and Knight, LLP, Attorneys at Law and dated February 11, 2008.
2. Substantial conformance to the Preliminary Plat of Subdivision for the Subject Property
prepared by Bollinger Lach and Associates, Inc. dated March 20, 2007, last revised
February 6, 2008.
3. Substantial conformance to the proposed Site and Building Development for The HRT of
Illinois, Inc. Medical Office Building, including the Site Geometrics (Sheet Exh. C-1),
dated April 17, 2008, and prepared by Erikson Engineering Associates, Ltd., Sign Plan
(Sheet AS -100), Floor Plans, dated April 18, 2008, and Building Elevation Renderings,
Roof Plan, and Sight Line Elevation, dated May 14, 2008, and prepared by Page
Southerland Page, LLP, Architecture Interiors Consulting Engineering.
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4 Substantial Conformance to the Landscape Plan (Sheet L2-01) prepared by Hitchcock
Design Group, Landscape Architects, and dated June 9, 2008.
5. Pursuant to Section 19.60.060A of the Elgin Municipal Code, and subject to the
limitations therein and the conditions set forth in this ordinance, departures from the
minimum vehicle use area setbacks set forth in Section 19.40.135E2a of the Elgin
Municipal Code are hereby granted for the Subject Property as follows:
a. Along Alft Lane, from 37.1 feet to 20 feet; and
b. Along Capital Street from 37.1 feet to 15 feet.
6. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PORI district, off street parking shall be subject to the
provisions of Chapter 19.45, Off Street Parking, of the EMC, 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.
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, of the EMC. 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.
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N. Variations. In this PORI district, the use and development of the land and structures
shall be subject to the provisions of Chapter 19.70, Variations of the Elgin Municipal Code,
1976, as amended. Any of the requirements of this ordinance may be varied by petition of a lot
or property owner for a zoning lot without requiring an amendment to this PORI zoning district
and without necessitating that all other property owners in this PORI zoning district authorize
such an application.
O. Subdivisions — Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city, as amended, and the Plat Act of
the State of Illinois.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed subject to
the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code, 1976, as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
d Schock, ayor
'` Presented: July 23, 2008
Passed: July 23, 2008
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: July 24, 2008
Published:
Attest:
Diane Robertson, City C erk
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May 5, 2008
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 11-08 Requesting Annexation, PORI Planned Office Research Industrial
District for Parcel 2, a Map Amendment from ORI Office Research Industrial District to PORI
Planned Office Research Industrial District for Parcel 1, and Planned Development Approval to
Construct a Four Story Medical Office Building; Properties Located at 1600 North Randall Road by
Healthcare Realty Trust of Illinois, Inc., as Applicant and Owner.
GENERAL INFORMATION
Requested Action: PARCEL 1: Map Amendment
PARCEL 2: Annexation and Zoning
Current Zoning: PARCEL 1: ORI Office Research Industrial District
PARCEL 2: Kane County- F Farming District
rProposed Zoning: PORI Planned Office Research Industrial District Zoning
Existing Use: Vacant
Proposed Use: Medical Office Building
Property Location: 1600 North Randall Road
Applicant & Owner: Healthcare Realty Trust of Illinois, Inc.
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 Photo (see attached)
rik E. Environmental Map (see attached)
EXHIBIT A
• Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
rik G. Development Plan (see attached)
H. Draft PORI Zoning Ordinance (see attached)
BACKGROUND
An application has been filed by Healthcare Realty Trust of Illinois, Inc. seeking annexation, PORI
Planned Office Research Industrial district zoning for Parcel 2, a map amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District for Parcel 1, and
planned development approval to construct a four story medical office building. The subject
properties are located at 1600 North Randall Road (reference Exhibits A, B, C, D, E, and F).
Parcel 1 was annexed to the City of Elgin in 1988 as part of Westfield Park of Commerce
annexation, and contains 3.65 acres of land area. The parcel is currently undeveloped.
The applicant proposes to annex and zone Parcel 2, which consists of a total of 2.75 acres, to the
City of Elgin, for the purpose of developing the site in conjunction with Parcel 1. Parcel 2 is
currently zoned for farming in unincorporated Kane County.
The applicant proposes to construct a four story medical office building containing 99,834 square
feet of total floor area (reference Exhibits G and H).
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GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 11-08 on April 21, 2008. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors spoke at
the public hearing. The Community Development Group submitted an Annexation, Zoning and
Subdivision Review, dated April 16, 2008.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed
planned development, with respect to its size, shape and any existing improvements.
Findings: The subject property is suitable for the proposed planned development with
respect to the site characteristics standard.
The subject property is a regularly shaped parcel containing a total of 6.4 acres of land area.
The property is undeveloped, and has relatively flat topography. Elevations range from a
high point of 898 feet at the southwestern portion of the property, to a low point of 888 feet
at the northeastern portion of the property, for a maximum relief of 10 feet.
B. Sewer and Water Standard. The suitability of the subject property for the proposed
planned development with respect to the availability of adequate water, sanitary treatment
and storm water control facilities.
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Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
Findings: The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems. Stormwater
management will be provided in conformance with the standards and regulations of the City
of Elgin and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the proposed
planned development 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 proposed planned development with
respect to the traffic and parking standard.
The subject property is located on the west side of Randall Road, south of Alft Lane and east
of Capital Drive. Randall Road is a regional arterial road serving the west side of Elgin and
the surrounding communities. Capital Drive is a collector street and Alft Lane is a local
street. Both streets serve the adjacent office and industrial land uses.
Two point of access points are being proposed along Capital Drive. There will be no access
to the property from Alft Lane. The applicant will be dedicating 15 feet of right of way
along Alft Lane to facilitate the additional turning lanes at the Randall/Alft intersection to be
constructed in the near future as part of the Sherman Hospital road improvements.
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 proposed planned
development 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 proposed planned development with
respect to the zoning history standard.
Parcel 1 of the subject property has been 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
Parcel 1 was annexed in 1988 as part of Westfield Park of Commerce annexation and zoned
M2 General Manufacturing District. Being located in the Westfield Business Park, Parcel 1
was reclassified to ORI Office Research Industrial District as part of the comprehensive
amendment to the zoning ordinance in 1992.
Parcel 2 of the subject property is currently zoned for farming in Kane County.
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' Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the proposed planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings: The subject property is suitable for the proposed planned development with
respect to the surrounding land use and zoning standard.
The areas to the north and east are zoned PORI Planned Office Research Industrial District,
and are developed with a medical office building and a manufacturing facility containing
warehouse and office uses, respectively. The area to the south is zoned PORI Planned Office
Research Industrial District, and is developed with a gas station and barn.
The area to the west is zoned ORI Office Research Industrial District, and is developed with
an office and manufacturing building.
F. Trend of Development Standard. The suitability of the subject property for the proposed
planned development with respect to its consistency with an existing pattern of development
or an identifiable trend of development in the area.
Findings: The subject property is suitable for the proposed planned development with
respect to the trend of development standard.
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 planned development 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.
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J Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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 planned development 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 development 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
would not be possible under the strict application of the other chapters of this title. The
proposed medical office building design demonstrates high quality architecture on all
elevations and primarily contains masonry materials and glass on the exterior. The roof top
mechanicals will be properly screened with an aluminum metal fence. The property will be
landscaped with materials in excess of what the zoning ordinance requires.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
planned development with respect to conformance to the goals, objectives, and policies of
the official comprehensive plan.
Findings: The subject property is suitable for the proposed planned development 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 development is in conformance with this
designation.
Natural Preservation Standard. The suitability of the subject property for the proposed
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 proposed planned development with regard
to the natural preservation standard.
There are no significant natural features present at the subject property worthy of
preservation.
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• Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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 proposed planned development with regard
to the internal land use standard.
No evidence has been found that the proposed planned development will be located,
designed, and 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 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 19.40.135 Site Design (E.2.a.), Vehicle Use Area Street Setback. In the ORI
r Office Research Industrial District, the minimum required vehicle use area setback from a
street lot line for the subject property is 37 feet. The applicant is proposing a 20 foot vehicle
use area setback from Alft Lane (a 46% departure), and a 15 foot vehicle use area setback
from Capital Drive (a 60% departure).
SUMMARY OF 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. Positive Attributes. The proposed medical office building design demonstrates high
quality architecture on all elevations and contains primarily masonry materials and
glass on the exterior. The roof top mechanicals will be properly screened with an
aluminum metal fence. The property will be landscaped with materials in excess of
what the zoning ordinance requires which will mitigate the requested departures.
2. Planned Development District. The proposed map amendment is in substantial
conformance with the purpose and intent of the planned development provisions.
The proposed planned development will be subject to the specific site plan, building
elevations, and landscape plan, as well as the statement of purpose and conformance.
Likewise, the proposed map amendment is located in substantial conformance to the
official comprehensive plan.
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Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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 hereby recommends the approval of Petition 11-08.
On a motion to recommend approval, subject to the following conditions, the vote was six (6) yes
and one(1)no:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application and letter prepared by Hart M. Passman, Law
Offices of Holland and Knight, LLP, Attorneys at Law and dated April 21, 2008.
2. Substantial Conformance to the proposed Site and Building Development for The HRT of
Illinois, Inc. Medical Office Building, including the Site Geometries (Sheet Exh. C-1), dated
April 14, 2008, and prepared by Erikson Engineering Associates, Ltd., Sign Plan(Sheet AS -
100), Floor Plans, dated April 18, 2008, and Building Elevation Renderings, Roof Plan, and
Sight Line Elevation, dated May 14, 2008, and prepared by Page Southerland Page, LLP,
Architecture Interiors Consulting Engineering.
3. Substantial Conformance to the Landscape Plan (Sheet L1 01) prepared by Hitchcock
Design Group, Landscape Architects, and dated February 11, 2008.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 11-08 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
rs/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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• Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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EXHIBIT A Location Map
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Department of Community Development 3000 0 3000 Feet
April 21.20 08
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Petition 11-08 May 5, 2008.. , . . . . .... . . ...
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EXHIBIT B Zoning Map /1
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Department of Community Development 600 0 600 1200 Feet
April 21.2008
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- 9 -
Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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Subject Property
Petition 11-08
1590 N Randall Rd
0331 279003
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EXHIBIT C Parcel Map
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Department of Community D evelopment 80 0 80 180 Feet
April 21,2008
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- 10 -
Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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EXHIBIT D Aerial Map
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Department of Community Development 300 0 300 600 Feet
rApril21,2008
- 11 -
- Findings of Fact Planning and Development Commission
Petition 11-08 May 5, 2008
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EXHIBIT E Environmental Map - �
100 Year Floo dplain N
Wetland
Department of Community Development BOO 0 800 Feet
April 21,2008
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