G43-09 Ordinance No. G43-09
•
AN ORDINANCE
RECLASSIFYING CERTAIN TERRITORY
FROM ORI OFFICE RESEARCH INDUSTRIAL TO
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2454 Alft Lane)
WHEREAS, written application has been made for a map amendment from ORI Office
Research Industrial District to PORI Planned Office Research Industrial District; and
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted a public hearing concerning said application and has
submitted its written Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin, Illinois, concurs in the Findings of
Fact 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 4, 2009, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
I Section 2. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding
thereto the following paragraph:
"'The boundaries herein before laid out in the `Zoning District Map% as amended,
be and are hereby altered by including in the PORI Planned Office Research Industrial
District, the following described property:
Part of Lots 17 and 18, Westfield Business Park, City of Elgin, Kane
County, Illinois, according to the plat thereof recorded as document 1931202 and
also; part of Lot 22, Westfield Business Park Plat No. 2, City of Elgin, Kane
County, Illinois according to the plat thereof recorded as document 2012687
described as follows: commencing at the southeast corner of said Lot 18; thence
North 88°474 5" west along the southerly line of said Lot, 390.80 feet to a
westerly line of Elgin Courtyard on Randall Office Condominium for a point of
beginning, thence north 1°12'15" east along a westerly line of said condominium
104.0 feet; thence north 88 degrees 47 minutes 45 seconds west along a southerly
line of said condominium 18.11 feet; thence north 10 12'15" east along a westerly
line of said condominium 206.0 feet to a point of curvature therein; thence
• northerly, northwesterly and westerly along a westerly line of said condominium
being a curve to the left having a radius of 93.0 feet, tangent to the last described
course, 152.19 feet to a point of tangency therein; thence south 87°2625" west
• along a southerly line of said condominium 24.71 feet; thence north 1°I2' 15" east
along a westerly line of said condominium 232.82 feet to the northerly line of said
Lot 22; thence north 88°47'45" west along the northerly line of said Lot, 20.33
feet to a point of curvature therein; thence westerly, southwesterly and southerly
along the northwesterly line of said Lot, being a curve to the left having a radius
of 249.0 feet, tangent to the last described course, 391.13 feet to a point of
tangency therein; thence south 1°12'15" west along the westerly line of said Lots
22 and 17, 350.0 feet to a point of curvature therein; thence southerly,
southeasterly and easterly along the southwesterly line of said Lot 17, being a
curve to the left having a radius of 35.0 feet, tangent to the last described course,
54.98 feet to a point of tangency therein; thence south 88°47'45" east along the
southerly line of said Lots 17 and 18, 376.20 feet to the point of beginning in the
City of Elgin, Kane County, Illinois ( Property commonly known as 2454 Alft
Lane).
(The land described in this Section 2 is herein called the "subject property".)
Section 3. That the City Council of the City of Elgin hereby classifies the subject
property in the PORI Planned Office Research Industrial District in accordance with the
following provisions:
A. Purpose and Intent. The purpose of the PORI Office Research Industrial District
• is to provide a planned industrial environment that fosters a sense of place and
destination within a coordinated campus or park setting, subject to the provisions
of Chapter 19.60, Planned Developments. A PORI zoning district is most similar
to, but departs from the standard requirements of the ORI zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol "(SR)", shall be subject to the definitions and the additional
interpretive requirements provided in Chapter 19.90, Supplementary Regulations,
of the Elgin Municipal Code, as amended. The exclusion of such symbol shall not
exempt such word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PORI zoning district, the use and development of
land and structures shall be subject to the provisions of Chapter 19.05, General
Provisions, of the Elgin Municipal Code, as amended.
D. Zoning Districts - Generally. In this PORI zoning district, the use and
development of land and structures shall be subject to the provisions of Chapter
19.07, zoning Districts, of the Elgin Municipal Code, as amended.
E. Land Use. In this PORI zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.10 Land Use, of the
Elgin Municipal Code, as amended.
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:
Advertising (731).
Child daycare services (835).
Commercial, economic, sociological, and educational research (8732).
• Commercial physical and biological research (8731).
Computer programming, data processing, and other computer related services
(737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management, and related services (87).
Home healthcare services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Legal services (811).
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).
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).
Physical fitness facilities.
Professional sports operators and promoters. (7941).
Security systems services. (7382).
Tax return preparation services. (7291).
Theatrical producers (792).
Veterinary Services for Animal Specialties" limited to ophthalmology,
cardiology, orthopedics, oncology, rheumatology, and other specialties of
veterinary medicine, excluding general veterinary practice, kennels, overnight
boarding, animal hospitals for pets and other animal specialties, pet hospitals, and
farm animals/livestock such as horses, pigs, sheep, cows etc. (0742).
Notwithstanding the foregoing, or anything else to the contrary in this ordinance,
no farm animals and/or livestock shall be permitted on the subject property at any
time, including, but not limited to, horses, pigs, sheep and cows.
Vocational schools (824).
Watch, clock, and jewelry repair(763).
• 5. Retail trade division:
Automatic merchandising machine operators (5962).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
6. Agricultural division:
Landscape counseling and planning (0781).
7. Construction division:
"Contractor's office and equipment areas" [SR] (UNCL).
General warehousing and storage, but not including "warehousing, self-storage"
(4225).
8. Manufacturing division:
Apparel and other finished products made from fabrics and similar materials (23).
Computer and office equipment (357).
Electronic and other electrical equipment and components (36).
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).
Primary metal industries (33).
Printing, publishing, and allied industries (27).
Stone, clay, glass and concrete products (32).
Tobacco products (21).
Transportation equipment (37).
9. Wholesale trade division:
Apparel piece goods and notions (513).
Beer, wine and distilled alcoholic beverages (518).
• Drugs, drug proprietaries and druggists' sundries (512).
Electrical goods (506).
Furniture and home furnishings (502).
Hardware and plumbing and heating equipment and supplies (507).
Machinery, equipment, and supplies (508).
Paper and paper products (511).
Professional and commercial equipment and supplies (504).
10. Transportation, communication and utilities division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation (472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operators' offices (414).
• Cable and other pay television services (484).
"Commercial antenna tower" [SR] (UNCL).
"Commercial antennas and antenna structures mounted on existing structures"
[SR] (UNCL).
Communication services not elsewhere classified (489).
Courier services (4215).
Freight forwarding in general (4731).
Intercity and rural bus transportation operators' offices (413).
Local and suburban passenger transportation operators' offices (411).
Packing and crating (4783).
"Radio and television antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
i
Taxicab operators' offices (412).
• Telegraph and other message communications (482).
Telephone communications (481).
11. Miscellaneous uses division:
"Accessory structures" [SR] (UNCL) to the permitted uses allowed in the ORI
office research industrial district, subject to the provisions of section 19.12.500 of
this title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the ORI office
research industrial district, subject 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.
"Signs" [SR] (UNCL), subject to the provisions of chapter 19.50 of this title.
"Temporary uses" [SR] (UNCL).
Conditional Uses: The following enumerated land uses shall be the only land
uses allowed as a conditional use in the ORI office research industrial district:
1. Municipal services division:
"Municipal facilities" [SR] (UNCL) on a zoning lot containing less than two (2)
acres of land.
2. Public administration division:
Public administration (J) on a zoning lot containing less than two (2) acres of
land.
3. Retail trade division:
i
Drinking places (alcoholic beverages) (5813).
! Eating places (5812).
"Outdoor eating and drinking facilities" [SR] (UNCL).
4. Manufacturing division:
Paper and allied products (26).
Rubber and miscellaneous plastics products (30).
Textile mill products (22).
5. Transportation, communication and utilities division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
6. 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.
Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the ORI office research
• industrial district or in a less restrictive zoning district, pursuant to subsection
19.10.400H of this title:
1. Services division:
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified (809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
2. Manufacturing division:
Miscellaneous manufacturing industries (39).
3. Transportation, communication and utilities division:
Transportation services not elsewhere classified (4789). (Ord. G71-08 § 1, 2008;
Ord. G65-05 § 7, 2005; Ord. G44-96 § 10, 1996; Ord. G81-95 § 1, 1995; Ord.
G9-95 § 1, 1995; Ord. G23-94 §§ 2_5, 1994; Ord. G45-92 § 2, 1992)
F. Site Design. In this PORI zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.12, Site Design, of the
Elgin Municipal Code, as amended, except as may be otherwise provided in this
section. In this PORI zoning district, the site design regulations shall also include
the following:
1. General Conditions. The following general conditions
will apply to the development and maintenance of land and
structures within this PORI zoning district:
a. Substantial conformance to the Petitioner's Statement
of Purpose and Conformance, submitted with the
development application prepared by Peter C. Bazos,
Bazos, Freeman, Kramer, Schuster, Vanek & Kolb,
Attorneys at Law, dated March 26, 2009.
b. No more than four (4) principal buildings shall be
developed on the subject property. Neither (i) the
construction of any building or other improvements on
the subject property or (ii) the subdivision of the
subject property in accordance with the City of Elgin's
subdivision ordinance, if applicable, and otherwise in
accordance with the exemptions from subdivision
contained in the Illinois Plat Act shall require an
• amendment to this PORI Ordinance so long as the
requirements of this PORI Ordinance are adhered to in
• connection therewith..
c. All buildings shall be constructed and maintained with
a minimum eighty percent (80%) masonry materials
such as brick and natural stone. The other twenty
percent (20%) shall be comprised of composite
materials such as glass, cultured stone and cast stone,
precast concrete panel systems designed to look like
brick or stone, or imprinted with architectural features
such as lintels, windowsills and cornices.
d. The architectural design of all buildings and associated
landscaping, shall be in compliance with the provisions
of Chapter 19.14 of the Municipal Code.
e. Neither the subdivision of the subject property nor the
construction of one or more structures thereon shall
require any amendment to this PORI ordinance so long
as such development is made in compliance to the
provisions hereof.
f. No farm animals and/or livestock shall be permitted on
the subject property at any time including, but not
limited to, horses, pigs, sheep and cows.
2. Zoning Lots. In this PORI zoning district, "zoning lots" shall be subject
to the provisions of Section 19.12.300, zoning Lots - Clarifications and
Exceptions, of the Elgin Municipal Code, as amended.
3. Lot Area. In this PORI zoning district, the minimum required "zoning lot
area" shall be 60,000 square feet.
4. Lot Width. In this PORI zoning district, the minimum required lot width
for a zoning lot shall be 160 linear feet.
5. Setbacks - Generally. In this PORI zoning district, "setbacks" shall be
subject to the provisions of Section 19.12.400, Setbacks - Clarifications
and Exceptions, of the Elgin Municipal Code, as amended.
6. Setbacks by Lot Line. In this PORI zoning district, the minimum
required '`building" setbacks" and "vehicle use area setbacks" from a "lot
line" for a zoning lot shall be as follows:
a. Building Setbacks. In this PORI zoning district, the minimum
• required "building setbacks" for a zoning lot shall be as follows:
I
(1) Street Setback. The minimum required building setback from
• the Alft Lane "street lot line" and from the Westfield Drive
"street lot line" [SR] shall be thirty-five linear feet (35').
(2) Interior Setback. The minimum required building setback from
an "interior lot line" [SR] shall be twenty linear feet (20').
b. Vehicle Use Area Setbacks by Lot Line. In this PORI zoning
district, the minimum required "vehicle use area setbacks" for a
zoning lot shall be as follows:
(1) Street Setback. The minimum required vehicle use area
setback from Alft Lane and from Westfield Drive shall be
twenty-five linear feet (25').
(2) Interior Setback. The minimum required vehicle use area
setback from an interior lot line shall be six linear feet(6').
7. Accessory Structures and Buildings. In this PORI zoning district,
"accessory structures and buildings" shall be subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
8. Yards - Generally. In this PORI zoning district, a "street yard" [SR], a
• '.side yard" [SR], a "rear yard" [SR], or a "transition yard" [SR]
established by a required building setback or by the actual location of a
building shall be subject to the provisions of Section 19.12.600,
Obstructions in Yards, with the following exceptions:
9. Landscape Yards. In this PORI zoning district, landscape yards shall be
as follows:
a. Landscaping - Generally. All "yards" [SR] established by a
required building setback or by the actual location of a building
and not occupied by allowable improvements constructed in
conformance to all applicable codes and ordinances shall be
landscaped with grass, shrubs, trees, or other suitable pervious
groundcover, as follows:
(1) Street Yard. Street yards shall be fully landscaped.
(2) Side and Rear Yard. Side and rear yards shall be fully
landscaped.
(3) Foundation Yards. A minimum 5 linear foot wide
landscaped area shall be provided along the front of a
building, and a minimum 5 linear foot wide landscaped
area shall be provided along the sides and rear of building.
I
These planting areas need not be uniform in shape so long
• as the required amount of space is landscaped.
Sidewalks shall be located outside of required foundation
yard areas, with the exception of direct building access or
courtyard use.
No foundation yard shall be required at loading and
services entries to a building.
(5) Parking and Drives. With the exception of entrance drives
and motor vehicle overhangs, no parking or drive shall be
located within any required landscaped area.
(6) Irrigation. Irrigation requirements for landscape yards shall
be as follows: on all lots only street yards shall be fully
irrigated.
b. Landscaping. Landscaping within the aforesaid setback areas shall
satisfy the following minimum requirements:
(1) Parking Landscape Area. Where a parking lot is located
adjacent to Alft Lane or Westfield Drive, the Vehicle Use
• Setback shall be landscaped with that minimum number of
trees and shrubs that is 50% percent greater than that
required by Section 19.12.700 C. of the Elgin Municipal
Code. The required number of trees shall be comprised of
both deciduous and coniferous trees. Where parking is
located adjacent to other street rights of way, there shall be
a minimum 12 shrubs (each at least 2.5 feet in height) per
100 linear feet, and 2.5 trees (each having at least a 3 inch
caliper) per 100 linear feet.
(2) Grouping of Trees. Grouping of required trees and shrubs
shall be encouraged in combination with berming.
(3) Curbed Tree Islands. A curbed tree island shall be required
after every 20 parking spaces. The island must measure at
least 9 feet by 18 feet and contain at least one tree (having
at least a 3 inch caliper).
10. Floor Area: Building Height. In this PORI District, the maximum "floor
area" for a zoning lot shall not exceed 100% of the zoning lot area. There
shall be no maximum building height.
it
11. Building Coverage. In this PORI District, the maximum "building
coverage" [SR] for a zoning lot shall not exceed 70% of the zoning lot
•
area.
G. Off Street Parking. In this PORI zoning district, off street parking shall be
subject to the provisions of Chapter 19.45, Off-street Parking, of the Elgin
Municipal Code, 1976, as amended.
H. Off Street Loading. In this PORI zoning district, off street loading shall be
subject to the provisions of Chapter 19.47, Off Street Loading, of the Elgin
Municipal Code, as may be amended.
I. Signs. In this PORI zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, as may be amended.
J. Nonconforming Uses and Structures. In this PORI zoning district,
nonconforming uses and structures shall be subject to the provisions of Chapter
19.52, Nonconforming Uses and Structures, of the Elgin Municipal Code, as may
be amended.
K. Planned Developments. This PORI zoning district shall be subject to the
provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal
Code, as may be amended. A conditional use for a planned development may be
• requested by an individual property owner for a zoning lot without requiring an
amendment to this PORI zoning district and without necessitating that all other
property owners authorize such an application.
L. Conditional Uses. In this PORI zoning district, conditional uses shall be subject
to the provisions of Chapter 19.65 Conditional Uses, of the Elgin Municipal
Code, as may be amended. A conditional use may be requested by an individual
property owner for a zoning lot without requiring an amendment to this PORI
zoning district and without necessitating that all other property owners authorize
such an application.
M. Variations. In this PORI zoning district variations shall be subject to the
provisions of Chapter 19.70, Variations, of the Elgin Municipal Code, as may be
amended. A variation may be requested by an individual property owner for a
zoning lot without requiring an amendment to this PORI zoning district and
without necessitating that all other property owners authorize such an application.
N. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provision of this ordinance may be
appealed subject to the provisions of Chapter 19.75, Appeals, of the Elgin
Municipal Code, as may be amended.
• O. Subdivisions - Generally. In this PORI zoning district, subdivisions shall be
subject to the provisions of Title 18, Subdivisions, of the Elgin Municipal Code,
i
as may be amended, except as may be specifically provided otherwise in this
. planned industrial district ordinance or in the preliminary plat approved by the
corporate authorities as part of the annexation of the subject property.
P. Subdivisions - Design Standards. In this PORI zoning district, subdivisions shall
be subject to the provisions of Chapter 18.24, Design Standards, of the Elgin
Municipal Code, as may be amended, with the following exceptions:
a. Additional Subdivision. "Lots of record" (SR) may be platted at any
number, size, width, or depth. Additional lots of record may be
established subsequent to final plat approval provided that such lots of
record are established in compliance with the State Plat Act and provided
that all resulting "zoning lots" (SR) conform to all of the provisions of this
planned industrial district ordinance.
b. Easements. Utility easements ten (10) feet in width shall be provided
along the Alft Lane and Westfield Drive rights of way.
Q. Building and Construction - Generally. In this PORI zoning district, building
and construction shall be subject to the provisions of Title 16, Building and
Construction, of the Elgin Municipal Code, as may be amended, except as may be
specifically provided otherwise in this planned industrial district ordinance.
• 1. All sanitary sewers shall be overhead sewers.
2. All structures containing sump pits and pumps shall have separate lines
connecting the sump pump to the storm sewer as required by the City
Engineer and the Development Administrator.
Section 4. That this ordinance shall be in full force and effect from and after its passage
in the manner provided by law. _2
Ed Sc ock, Mayor
Presented: June 10, 2009
Passed: June 10, 2009
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: June 11, 2009
Published: °
Attest: 3
• Diane Robertson, City lerk
May 4, 2009
• FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 11-09 Requesting a Map Amendment from ORI Office Research Industrial
District to PORI Planned Office Research Industrial District, to Permit the Establishment of
Veterinary Services for Animal Specialties;Property Located at 2454 Alft Lane by DML Enterprises
Elgin, LLC, as Applicant, and IPC-Elgin, LLC, as Owners.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: ORI Office Research Industrial District
Proposed Zoning PORI Planned Office Research Industrial District
Existing Use: Vacant Land
• Proposed Use: Veterinary Services for Animal Specialties
Property Location: 2454 Alft Lane
Applicant: DML Enterprises Elgin, LLC
Owner: IPC-Elgin LLC
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)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 11-09 May 4, 2009
• F. Site Photos (see attached)
G. Statement of Purposed and Conformance (see attached)
H. Draft PORI Ordinance (see attached)
BACKGROUND
An application has been filed by DML Enterprises Elgin, LLC, requesting a map amendment from
ORI Office Research Industrial District to PORI Planned Office Research Industrial District to
permit the establishment of veterinary services for animal specialties. The subject property is located
at 2454 Alft Lane (reference Exhibits A, B, C, D, E, and F).
The property encompasses 4.75 acres and is currently vacant. No specific development is being
proposed at this time. 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.Veterinary services
for animal specialties, limited to ophthalmology,cardiology,orthopedics,oncology,rheumatology,
and other specialties of veterinary medicine, are not permitted land uses in the ORI district. The
applicant is requesting a map amendment to add these land use to the PORI district as permitted uses
on the subject property. The applicant intends to develop the site with her business — an animal
• ophthalmology office (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 11-09 on May 4, 2009. The applicant testified at the public
hearing. Objectors spoke at the public hearing, and written correspondence was submitted. The
Community Development Group submitted a Map Amendment Review, dated April 29, 2009.
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 an irregularly shaped parcel containing 4.75 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.
- 2 -
Findings of Fact Planning and Development Commission
Petition 11-09 May 4, 2009
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 is 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 at 2454 Alft Lane,on the west side of Randall Road,between
Westfield Drive on the north and east, and Alft Lane on the south. Randall Road is a
regional arterial road serving the west side of Elgin and the surrounding communities.
Westfield Drive and Alft Lane are local streets,serving the adjacent office and industrial land
uses. Access to the properties will be provided via Westfield Drive and Alft Lane.
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: ORI Office Research Industrial District
The subject property was annexed in 1988 as part of Westfield Park of Commerce
annexation and zoned M2 General Manufacturing District. The subject property is located in
the Westfield Business Park and was reclassified to ORI Office Research Industrial District
• as part of the comprehensive amendment to the zoning ordinance in 1992.
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Findings of Fact Planning and Development Commission
Petition 11-09 May 4, 2009
• 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, south east and the west are zoned ORI Office Research Industrial
District, and have 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, and
is benefiting from its close proximity to 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
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Findings of Fact Planning and Development Commission
Petition 11-09 May 4, 2009
Tanned development district shall be anted from the city council.
• P p �' Y
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 PGI
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
would not be possible under the strict application of the other chapters of this title.
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 office,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.
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 are no natural features present at the subject property.
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
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Findings of Fact Planning and Development Commission
Petition 11-09 May 4, 2009
• 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
uses,veterinary services for animal specialties such as ophthalmology,which is not permitted in the
ORI Office, Research and Industrial District.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
• unresolved issues and alternatives:
A. Summary of Findings
Positive Attributes: 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.Development of the subject property will be
subject to the terms and conditions of the proposed planned district zoning ordinance.
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 11-09 May 4, 2009
• RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 11-09. On a
motion to recommend approval, subject to the following conditions,the vote was seven(7)yes,and
zero (0) no.
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Peter C. Bazos, Bazos, Freeman,
Kramer, Schuster, Vanek & Kolb, Attorneys at Law, dated March 26, 2009.
2. No farm animals/live stock, such as pigs, sheep, etc., shall be allowed on the subject
property.
3. No more than four(4)principal buildings shall be developed on the subject property.Neither
(i)the construction of any building or other improvements on the subject property or(ii)the
subdivision of the subject property in accordance with the City of Elgin's subdivision
ordinance,if applicable,and otherwise in accordance with the exemptions from subdivision
contained in the Illinois Plat Act shall require an amendment to this PORI Ordinance so long
as the requirements of this PORI Ordinance are adhered to in connection therewith..
4. All buildings shall be constructed with a minimum eighty percent(80%)masonry materials
• such as brick and natural stone. The other twenty percent (20%) shall be comprised of
composite materials such as cultured stone and cast stone, precast concrete panel systems
designed to look like brick or stone, or imprinted with architectural features such as lintels,
windowsills and cornices.
5. The architectural design of all buildings and associated landscaping shall be in compliance
with the provisions of Chapter 19.14 of the Municipal Code.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 11-09 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
• s/ Matthew Fitzgibbon
Matthew Fitzgibbon, Secretary
Planning and Development Commission
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