G9-08 Ordinance No. G9-08
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM CF COMMUNITY FACILITY DISTRICT TO
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(799 South McLean Boulevard)
WHEREAS, written application has been made to reclassify certain property located at
799 South McLean Boulevard from CF Community Facility 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 August 6, 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 adding thereto the
following paragraph:
That Part of the Northwest Quarter and Part of the Northeast Quarter of Section 27,
Township 41 North, Range 8 East of the Third Principal Meridian, Described As
Follows:Beginning at the Northeast Corner of the Northwest Quarter of Said Section
27; Thence South 88 Degrees 32 Minutes 00 Seconds West along the North Line of
Said Northwest Quarter of Section 27,a Distance of 720.87 feet to the Center Line of
Mclean Boulevard; Thence Southwesterly, along Said Center Line Being along a
Curve to the Left Having a Radius of 34503.68 feet and a Chord Bearing of South 47
Minutes 36 Seconds West, an arc Distance of 427.26 feet to the North Line of the
South 891.00 feet of the Northeast Quarter of the Northwest Quarter of Said Section
27; Thence North 88 Degrees 28 Minutes 01 Seconds East,along Said North Line,a
distance of 764.00 feet to the North and South Quarter of Section Line of Said
Section 27; Thence North 88 Degrees 02 Minutes 55 Seconds East, along the North
Line of the South 891.00 feet to the Northwest Quarter of the Northeast Quarter of
Section 27, a Distance of 343.20 Feet; Thence North 01 Degrees 00 Minutes 00
Seconds West,Parallel with the West Line of the Northeast Quarter of Said Section
27, A Distance of 426.01 feet to the North Line of the Northeast Quarter of Said
Section 27;Thence South 87 Degrees 41 Minutes 07 Seconds West,along Said North
Line, a Distance of 343.24 feet to the Point of Beginning, Being situated in the City
of Elgin, (Except Part Conveyed to City of Elgin By Deed Document 2002K80794
Described As Follows: The West 45.0 Feet of that Part of the Northeast '/4 of the
Northwest'`/4 of Section 27,Township 41 North,Range 8 East of the Third Principal
Meridian,in the City of Elgin,Kane County,Illinois Lying North of the South 891.0
Feet Thereof and Lying East of the Centerline of Mclean Boulevard)in Kane County,
Illinois. (Property Commonly Known as 799 South McLean Boulevard).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PORI Planned Office Research Industrial District for the property
commonly known as 799 South McLean Boulevard, 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 "[SRI" 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 Land Use, of the Elgin Municipal Code, as
amended. The following "PORI Land Uses",as identified in Section F.1.A&B,below,and
l*" the "CF Land Uses", as identified in Section F.2.A & B, below, shall be the only land uses
2
pallowed 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:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
containing less than two (2) acres of land.
ii. Offices Division:
"Offices" [SR] (UNCL).
iii. Finance, Insurance,And Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
iv. Services Division:
Advertising (731).
Armored car service (7381).
Beauty shops (723).
l "Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Colleges, universities,professional schools, and junior colleges (822).
Commercial, economic, sociological, and educational research (8732).
Commercial physical and biological research (8731).
Computer programming, data processing, and other computer-related
services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732).
Dance studios and schools (791).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management, and related services (87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home furniture, furnishings, and equipment stores (57).
Home health care services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Laundry collecting and distributing outlets (7211).
ejik Legal services (811).
3
Libraries (823).
Linen supply (7213).
Mailing, reproduction, commercial art and photography, and stenographic
services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Membership organizations (86).
Miscellaneous equipment rental and leasing (735).
Miscellaneous repair shops and related services (769).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy (803).
Offices and clinics of other health practitioners (804).
Other schools and educational services (829).
Outdoor advertising services (7312).
Personnel supply services (736).
Photofinishing laboratories (7384).
Photographic studios, portrait(722).
Physical fitness facilities (7991).
Professional sports operators and promoters (7941).
Radio and television repair shops (7622).
Refrigerator and air-conditioning service and repair (7623).
Reupholstery and furniture repair(764).
Services to dwellings and other buildings (734).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212).
Videotape rental (784).
Vocational schools (824).
Watch, clock, and jewelry repair(763).
v. Retail Trade Division:
Automatic merchandising machine operators (5962).
Building materials, hardware and garden supply(52).
Catalog and mail-order houses (5961).
Direct selling establishments (5963).
?lib Florists (5992).
4
General merchandise stores (53).
News dealers (5994).
Optical good stores (5995).
vi. Agricultural Division:
Crop services (072).
Dog grooming (0752).
Farm labor and management services (076).
Landscape counseling and planning (0781).
Lawn and garden services (0782).
Soil preparation services (071).
Veterinary services and household pets (0742).
vii. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
viii. Manufacturing Division:
Apparel and other finished products made from fabrics and similar
materials (23).
Commercial printing occupying less than five thousand (5,000) square feet
of gross floor area(2752).
Computer and office equipment(357).
Electronic and other electrical equipment and components (36).
Fabricated metal products (34).
Furniture and fixtures (25).
Industrial and commercial machinery and equipment (35).
Leather and leather products (31).
Measuring, analyzing, and controlling instruments; photographic, medical,
and optical goods; and watches and clocks (38).
Miscellaneous manufacturing industries (39).
Primary metal industries (33).
Printing,publishing, and allied industries (27).
Stone, clay, glass and concrete products (32).
Tobacco products (21).
Transportation equipment (37).
ix. Wholesale Trade Division:
Apparel piece goods and notions (513).
Beer, wine and distilled alcoholic beverages (518).
Drugs, drug proprietaries and druggists' sundries (512).
Chemicals and allied products (516).
Electrical goods (506).
Farm product raw materials (515).
Furniture and home furnishings (502).
Groceries and related products (514).
Hardware, and plumbing and heating equipment and supplies (507).
Lumber and other construction materials (503).
ft. Machinery, equipment, and supplies (508).
5
Metals and minerals, except petroleum (505).
Miscellaneous durable goods (509).
Miscellaneous non-durable goods (519).
Paper and paper products (511).
Petroleum and petroleum products (517).
Professional and commercial equipment and supplies (504).
x. 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).
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.
"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.
6
"Parking lots" [SR] (UNCL),exclusively"accessory" [SR]to a permitted use
rak 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 zoning district:
Municipal Services Division:
"Municipal facilities" [SR] (UNCL) on a zoning lot containing less than
two (2) acres of land.
ii. Public Administration Division:
Public administration(J) on a zoning lot containing less than two (2) acres
of land.
iii. Services Division:
Carpet or rug cleaning, dying, or repairing plants (7217).
Child daycare services (835).
Dry-cleaning plants (7216).
Individual and family social services (832).
Industrial launderers (7218).
Power laundries (7211).
iv. Retail Trade Division:
Carryout restaurants (5812).
Drinking places (alcoholic beverages) (5813).
Eating places (5812).
"Outdoor eating and drinking facilities" [SR] (UNCL).
v. Manufacturing Division:
Chemicals and allied products (28).
Food and kindred products (20).
Lumber and wood products (24).
Paper and allied products (26).
Petroleum refining and related industries (29).
Rubber and miscellaneous plastics products (30).
Textile mill products (22).
vi. Transportation, Communication And Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
7
emL Heliports (458).
Natural gas storage.
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Pipelines, except natural gas (461).
Railroad tracks (401).
"Treatment, transmission and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
Water transportation (44).
vii. 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:
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).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
ii. Manufacturing Division:
Miscellaneous Manufacturing industries (39).
iii. Transportation, Communication And Utilities Division:
Transportation services not elsewhere classified (4789). (Ord. G44-96 §
�., 10, 1996; Ord. G81-95 § 1, 1995; Ord. G9-95 § 1, 1995; Ord. G23-94 §§
8
2-5, 1994; Ord. G45-92 § 2, 1992)
2. CF 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:
Services Division:
Churches, convents, monasteries, and temples (8661)
Elementary and secondary schools (821)
B. Conditional Uses: The following enumerated land uses shall be the only
land uses allowed as a conditional use in this PORI zoning district:
Services Division:
"Institutional child daycare services" [SR] (8351)
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 EMC,
as may be amended from time to time. The development of land and structures shall be in
substantial conformance with the following:
elk 1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Heidner Properties, Inc.,
dated March 23, 2007.
2. Substantial conformance to the Preliminary Engineering Plans(Sheets 2-3)prepared
by Carrol Engineering & Associates, P.C., and dated March 14, 2007 with latest
revisions, dated July 5, 2007, with revisions as required by the Engineering
Department.
3. Substantial conformance to the Building Elevations, dated July 26, 2007,and Floor
Plans dated March 13, 2007, and prepared by Base Ten Architects, Inc.
4. Substantial conformance to the Enclosure Plan prepared by Base Ten Architects,Inc.
and dated June 20, 2007.
5. Substantial conformance to the Landscape Plan prepared by RYCO Construction
Company d/b/a RYCO Landscaping and dated September 27, 2007 with latest
revisions November 14, 2007.
6. Compliance with all other applicable codes and ordinances.
r
9
rk 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.
Off-Street Loading. In this PORI District, off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PORI District,signs shall be subject to the provisions of Chapter 19.50, Signs
of the Elgin Municipal Code, 1976, as amended. The development administrator may
require, and may approve signs not otherwise provided by this title in support of the
development.
K. Amendments. In this PORI District, application for text and map amendments shall be
subject to the provisions of Chapter 19.55,Amendments.A text and map amendment may be
requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PORI zoning district authorize such an application.
L. Planned Developments. . In this PORI zoning district,the use and development of the land
and structures shall be subject to the provisions of Chapter 19.60,Planned Developments of
the Elgin Municipal Code, 1976,as amended. A conditional use for a planned development
may be requested by an individual lot or property owner for a zoning lot without requiring an
amendment to this PORI zoning district and without necessitating that all other property
owners in this PORI zoning district authorize such an application.
M. Conditional Uses. In this PORI zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976,as amended.A conditional use may be requested by an individual lot
or property owner for a zoning lot without requiring an amendment to this PORI zoning
district and without necessitating that all other property owners in this PORI zoning district
authorize such an application.
N. Variations. In this PORI District,the use and development of the land and structures shall
be subject to the provisions of Chapter 19.70,Variations of the Elgin Municipal Code, 1976,
as amended. Any of the requirements of this ordinance may be varied by petition of a lot or
property owner for a zoning lot without requiring an amendment to this PORI zoning district
and without necessitating that all other property owners in this PORI zoning district authorize
such an application.
O. Subdivisions—Generally. The subdivision of the subject property and development thereof
shall comply with the subdivision regulations of the city,as amended,and the Plat Act of the
State of Illinois.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed subject
elmik to the provisions of Chapter 19.75,Appeals of the Elgin Municipal Code, 1976,as amended.
10
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
w.e..... ...14
Ed Schock, Mayor
Presented: January 23, 2008
Passed: January 23, 2008
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: January 24, 2008
Published:
Attest:
Diane Robertson, City Jerk
11
August 6, 2007
FINDINGS OF FACTS
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 33-07 Requesting a Map Amendment from CF Community Facility
District to PORI Planned Office Research Industrial District and Preliminary Plat Approval; to
Permit the Construction of a New Commercial Subdivision in the ARC Arterial Road Corridor
Overlay District; Property Located at 799 South McLean Boulevard by Heidner Properties,Inc.,as
Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor District
Proposed Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
Existing Use: Offices, Day Care and Dance Studio
Proposed Use: Offices,Day Care,Dance Studio and Commercial and Industrial Uses
Property Location: 799 South McLean Boulevard
Applicant& Owner: Heidner Properties, 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)
rik D. Aerial Map EXHIBIT (see attached)
E. Environmental Map (see attached)
Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft PORI Ordinance (see attached)
BACKGROUND
An application has been filed by Heidner Properties, Inc., requesting a map amendment from CF
Community Facility District to PORI Planned Office Research Industrial District and preliminary
plat approval. The applicant proposes to construct a new commercial subdivision in the ARC
Arterial Road Corridor Overlay District. The subject property is located at 799 South McLean
Boulevard (reference Exhibits A, B, C, D, E, and F).
The subject property is a rectangular shaped parcel containing 10.58 acres of land area. The
property is currently improved with a 37,000 square foot building and a paved parking lot. The
applicant is proposing to rezone and subdivide the entire parcel to allow for the construction of four
flex industrial buildings on the eastern portion of the subject property. Each building will contain
five to six units measuring 1,450 square feet in floor area. Each unit will contain a 250 square foot
e"' office floor area with a bathroom facility.The remaining 1,200 square feet of floor area is planned as
warehousing. The proposed exterior building materials are brick and cast stone(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 33-07 on July 16, 2007. The applicant testified at the public
hearing. No objectors spoke at the public hearing. The Community Development Group submitted
a Map Amendment Review, dated July 10, 2007.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
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.
�r�• The subject property is a regularly shaped parcel containing 10.58 acres of land area.
Approximately 7.9 areas of the property are currently improved with a 37,000 square foot
- 2 -
Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
building with frontage along McLean Boulevard and a paved parking lot. The remaining
easterly portion is unimproved open space and stormwater detention.Elevations range from
a high point of 826 feet at the northwestern portion of the property,to a low point of 798 feet
at the southeastern portion of the property, for a maximum relief of 28 feet.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the 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.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located along South McLean Boulevard,an arterial street serving the
west portion of the city.
The subject property currently has two points of vehicular access from South McLean
Boulevard. A forty foot wide ingress and egress easement is proposed south of the subject
property to provide future connection for any further development to the south.
Off-street parking is being 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
- 3 -
Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
1961: Out of City Limits
1962: Out of City Limits
1992: R2 Single Family Residence District
Present: CF Community Facility District
ARC Arterial Road Corridor Overlay District
The subject property was annexed to the City of Elgin in 1969 as part of the Elgin State
Hospital. The property was zoned R2 Single Residence District until 1992, when it was
reclassified to CF Community Facility District as a part of the most recent comprehensive
amendment to the zoning ordinance.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the north and east of the subject property are zoned CF Community
Facility District, and are improved with the Elgin Township offices and the City of Elgin's
lime residue storage facility, respectively. The area to the south is zoned ORI Office
"" Research Industrial District, and is improved with mobile homes. The area to the west is
zoned PNB Planned Neighborhood Business District,and is improved with commercial uses.
The proposed planned development is compatible with these uses.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located in an area developed primarily with commercial, office and
residential uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose and intent of the provisions of the planned developments is to accommodate
unique development situations, subject to the provisions of Chapter 19.60, Planned
Developments. A PORI zoning district is most similar to, but departs from the standard
requirements of the ORI zoning district.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
- 4 -
• Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
and facilitate the implementation of the objectives, policies, and strategies of the City of
Elgin Comprehensive Plan. The ARC zoning district is a zoning overlay district, and
accordingly, a property located within the district shall also be subject to the regulations of
the underlying zoning district in which it is located.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings.The subject property is not suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent,and the location and size of a PORI
Planned Office Research Industrial District.
[ ' The applicant is requesting a map amendment from CF Community Facility District to PORI
Planned Office Research Industrial District. The purpose of the PORI Planned 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.
The subject property is located in the ARC Arterial Road Corridor District and is subject to
the ARC guidelines.The purpose of the ARC District is to ensure quality development along
the entryway corridors into the City of Elgin. The building design should demonstrate high
quality architecture on all elevations.
The proposed facades of the flex industrial buildings are not consistent with other similar
type uses that the City Council has been approving in the ARC Arterial Road Corridor
Overlay District. The proposed landscape plan does not provide for any foundation planting
materials around the buildings resulting in excessive building coverage and vehicle use area.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is not suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is designated as"Public/Institutional"by the Comprehensive Plan and
- 5 -
Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
Design Guidelines (2005). The Public/Institutional designation includes a wide range of
public and quasi-public uses,including public and private schools,colleges and universities,
government offices,transportation facilities,public utilities„hospitals,community centers,
museums, and public libraries. To the extent possible, Public/Institutional should be
clustered in activity centers to support other similar uses and benefit from access to various
modes of transportation. The proposed development is not in conformance with this
designation.
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.
There is a significant change in the topography along the eastern portion of the subject
property. The vegetation consists of shrubs and small trees. 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.
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. 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.
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 of permitted and
conditional uses several land uses from the CF Community Facility District which are not typically
permitted in the ORI Office Research Industrial District.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES AND ALTERNATIVES
- 6 -
Findings of Fact Planning and Development Commission
rik Petition 33-07 August 6, 2007
The Planning and Development Commission has developed or identified the following findings,
unresolved issues and alternatives:
A. Summary of Findings
Zoning District Standard. The proposed facades of the flex industrial buildings are not
consistent with other similar type buildings that the City Council has approved in the ARC
Arterial Road Corridor Overlay District. The proposed landscape plan does not provide for
any foundation planting materials around the buildings resulting in excessive building
coverage and vehicle use area.
B. Summary of Unresolved Issues.
The Community Development Group recommends that foundation landscaping be provided
around the foundation of the proposed flex industrial buildings, and that more architectural
features be incorporated on all four elevations. By breaking up the flat surface of the walls
with brick piers and clerestory windows placed at intervals more interest to the proposed
building elevations will be provided for.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
DECISION
On a motion to recommend approval, subject to the following conditions,the vote was two (2)yes
and four(4) no:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Heidner Properties, Inc., dated
March 23, 2007.
2. Substantial conformance to the Preliminary Engineering Plans (Sheets 2-3) prepared by
Carrol Engineering & Associates, P.C., and dated March 14, 2007 with latest revisions,
dated July 5,2007,as required by the Community Development Group and the Engineering
Department.
3. Substantial conformance to the Building Elevations and Floor Plans(Sheets Buildings A&
B)prepared by Base Ten Architects, Inc. and dated June 6, 2006 with latest revisions dated
June 22, 2007, as required by the Community Development Group.
rik
- 7 -
• Findings of Fact Planning and Development Commission
Petition 33-07 August 6, 2007
4. Substantial conformance to the Enclosure Plan prepared by Base Ten Architects, Inc. and
dated June 20, 2007 with revisions as required by the Community Development Group.
5. Substantial conformance to the Landscape Plan prepared by RYCO Construction Company
d/b/a RYCO Landscaping and dated February 13, 2007 with revisions as required by the
Community Development Group.
6. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 33-07 was denied.
Respectfully Submitted,
s/Bob Siljestrom
Bob Siljestrom, Chairman Pro-Term
Planning and Development Commission
r
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
EXHIBITS TO FOLLOW
- 8 -