G64-09 • Ordinance No.G64-09
AN ORDINANCE
AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
ORDINANCE NO. G21-07
(Capital Corporate Center Subdivision)
WHEREAS;the territory herein described has previously been classified in the PORI Planned
Office Research Industrial District pursuant to Ordinance No. G21-07; and
WHEREAS,written application has been made to amend certain provisions within Ordinance
No. G21-07: and
WHEREAS, after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations 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 October 5, 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. Ordinance No. G21-07 classifying
the territory herein described in the PORI Planned Office Research Industrial District be and is
hereby amended in its entirety and is hereinafter set forth in this ordinance.
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:
Capital Corporate Center, being a subdivision of that part of the Northeast Quarter
of Section 31, Township 42 North, Range 8 East of the Third Principal Meridian,
according to the plat thereof recorded in the office of the Recorder of Deeds Of
Kane County; Illinois on August 1, 2007, as Document 2007K80199 and the
Certificate of Correction Recorded August 22, 2007, as Document No.
2007K87599, in the City of Elgin Kane County Illinois.
•
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.
1. Land Use Regulations for Lot 3, as identified on the Preliminary Plat of
Subdivision, prepared by Spaceco Inc.,and dated January 30,2006,with
the latest revisions dated December 8, 2006:
The "PORI Land Uses", as identified in Section E.5.A & B. below,
shall be the only land uses allowed as a"permitted use" (SR) or as a
"conditional use" (SR) on Lot 3 of this PORI district.
2. Land Use Regulations for Lots 1, 2, 4, and 5 as identified on the
Preliminary Plat of Subdivision, prepared by Spaceco, Inc., and dated
January 30, 2006, with the latest revisions dated December 8, 2006:
a. The ''PORI Land Uses", as identified in section E.5.A & B, below,
and the "AB Land Uses", as identified in section E.6.A & B. below,
shall be the only land uses allowed as a"permitted use" (SR) or as a
"conditional use" (SR) on Lots 1, 2, 4 and 5 of this PORI district.
• b. No Bracketed PORI Land Use (as hereafter defined) shall be located
• on Lot 2 where Bracketed AB Land Uses have been established on
Lots 1 and 4 unless otherwise approved by the City's zoning
administrator or by the corporate authorities if the City of Elgin.
C. Similarly, no Bracketed PORI Land Use (as hereafter defined) shall
be located on Lot 4 where Bracketed AB Land Uses have been
established on Lots 2 and 5 unless otherwise approved by the City's
zoning administrator or by the corporate authorities if the City of
Elgin.
d. The following land use shall be permitted on and restricted
exclusively to Lot 2.
Services Division:
Skilled Nursing Facility (805) encompassing nursing and
rehabilitative services, such rehabilitative services being limited to
physical rehabilitation only, and excluding treatment for
psychological or psychiatric reasons, or alcohol and drug abuse as
primary diagnoses.
3. Land Use Regulations for Lots 6 and 7 as identified on the Preliminary
Plat of Subdivision, prepared by Spaceco, Inc., and dated January 30,
2006, with the latest revisions dated December 8, 2006:
• a. The "PORI Land Uses", as identified in section E.5.A & B. below,
and the "AB Land Uses", as identified in section E.6.A & B, below,
shall be the only land uses allowed as a"permitted use" (SR) or as a
conditional use" (SR) on Lots 6 and 7 of in this PORI district.
b. No Bracketed PORI Land Use (as hereafter defined) shall be
established on either Lot 6 or 7 when a Bracketed AB Land Use (as
hereafter defined) has been established first on either lot.
4. Land Use Regulations for Lot 8 as identified on the Preliminary Plat of
Subdivision, prepared by Spaceco, Inc., and dated January 30, 2006,
with the latest revisions dated December 8, 2006:
a. The "PORI Land Uses", as identified in Section E.5.A & B, below,
and the "AB Land Uses", as identified in section E.6.A & B, below,
shall be the only land uses allowed as a"pennitted use" (SR) or as a
"conditional use" (SR) on Lot 8 of this PORI district.
5. PORI Land Uses. The following "land uses" (SR) shall be the only land
uses allowed as a"permitted use"(SR) or as a`'conditional use' (SR) in this
PORI district.
•
• A. Permitted Uses. The following enumerated land uses shall be the
only land uses allowed as a permitted use in this PORI zoning district. Those
uses set forth in brackets "[use]" shall herein be referred to as "Bracketed
PORI Land Uses":
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), subject to the provision that
there be no more than one banking institution in the subdivision.
iv. Services Division:
Advertising (731).
Carpet and upholstery cleaning agents without plants on the premises
(7217).
Commercial, economic, sociological, and educational research
(8732).
Commercial physical and biological research (8731).
Computer programming,data processing,and other computer-related
services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies,
and adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering,accounting,research,management, and related services
(87).
Home health care 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).
Membership organizations (86).
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 (7999)
Professional sports operators and promoters (7941).
[Refrigerator and air-conditioning service and repair(7623).]
[Reupholstery and furniture repair (764).]
Security systems services (7382).
Tax return preparation services (7291).
[Testing laboratories (8734).]
Theatrical producers (792).
Vocational schools (824).
V. Retail Trade Division:
Automatic merchandising machine operators (5962).
Catalog and mail-order houses (5961).
• vi. Agricultural Division:
Crop services (072).
Farm labor and management services (076).
Landscape counseling and planning (0781).
Soil preparation services (071).
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).]
[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).]
• ix. Wholesale Trade Division:
Apparel piece goods and notions (513).
Beer, wine and distilled alcoholic beverages (518).
Drugs, drug proprietary 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).]
[Machinery, equipment, and supplies (508).]
[Metals and minerals, except petroleum (505).]
Motor vehicles and motor vehicle parts and supplies (501).
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 antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Communication services not elsewhere classified (489).
Courier services (4215).
Freight forwarding in general (4731), subject to the provision that
it is allowed as a permitted use on lot 3, and as a conditional use on
all other lots.
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).]
[Public warehousing and storage (422), subject to the provision
that it is allowed as a permitted use on lot 3, and as a conditional
use on all other lots]
"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.
"Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.45 of this Title.
"Parking structures" [SR] (UNCL),exclusively"accessory" [SR]to a
permitted use allowed in the ORI Office Research Industrial District,
• subject to the provisions of Chapter 19.45 of this Title.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of
this Title.
"Storage tanks" [SR] (UNCL).
"Temporary uses" [SR] (UNCL).
B. Conditional Uses: The following enumerated land uses shall be
the only land uses allowed as a conditional use in this PORI
Planned Office Research Industrial District:
i. Municipal Services Division:
"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:
Armored car service (7381).
Carpet or rug cleaning, dying, or repairing plants (7217).
Child daycare services (835).
Dry-cleaning plants (7216).
is Individual and family social services (832).
Industrial launderers (7218).
• Power laundries (7211).
Truck route laundry and dry cleaning not operated by laundries or
cleaners (7212).
iv. 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).
V. Transportation, Communication And Utilities Division:
"Commercial antenna tower" [SRI (UNCL).
"Conditional commercial antenna tower" [SRI (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SRI (UNCL).
Heliports (458).
Natural gas storage.
"Other radio and television antennas" [SRI (UNCL).
"Other satellite dish antennas" [SRI (UNCL).
Pipelines, except natural gas (461).
• Public warehousing and storage (422).
Railroad tracks (401).
"Treatment, transmission and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators" [SRI
(UNCL).
Water transportation (44).
vii. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SRI (UNCL).
"Accessory structures" [SRI (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" [SRI (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" [SRI (UNCL).
"Master signage plan" [SRI, subject to the provisions of Chapter
19.50 of this Title.
"Outdoor display areas" [SRI (UNCL)
"Outdoor display lots" [SRI (UNCL)
"Parking lots" [SRI (UNCL), subject to the provisions of Chapter
19.45 of this Title.
"Parking structures" [SRI, 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.
6. AB Land Uses. The following "land uses" (SR) shall be the only land uses
allowed as a''pennitted use"(SR)or as a"conditional use"(SR)in this PORI
district. Those uses set forth in brackets "[use]" shall herein be referred to as
"Bracketed AB Land Uses":
A. Permitted Uses: The following enumerated AB Area Business land
uses shall be the only land uses allowed as a permitted use in this
PORI District:
i. Services Division:
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
Garment pressing, and agents for laundries and dry cleaners (7212).
Miscellaneous equipment rental and leasing (735).
Motion picture theaters (7832).
Physical fitness facilities (7999)
Photographic studios, portrait (722).
Radio and television repair shops (7622).
Videotape rental (784).
ii. Retail Trade Division:
[Apparel and accessory stores (56).]
Building materials, hardware and garden supply (52).
[Carryout restaurants (5812).]
[Drinking places (alcoholic beverages) (5813).]
Drugstores and proprietary stores (591).
[Eating places (5812).]
[Florists (5992).]
Food stores (54).
[General merchandise stores (53).]
[Home furniture; furnishings and equipment stores (57).]
Miscellaneous retail stores not elsewhere classified (5999).
[Miscellaneous shopping goods stores (594).]
Motor vehicle dealers (5994).
[News dealers (5994).]
[Optical goods stores (5995).]
["Outdoor eating and drinking facilities" [SR] (UNCL).]
iii. Agricultural Division:
Dog grooming (0752).
Farm labor and management services (076).
Landscape counseling and planning (0781).
Lawn and garden services (0782).
• Ornamental shrub and tree services (0783).
Veterinary services for household pets (0742).
iv. Wholesale Trade Division:
Apparel piece goods and notions (513).
Drugs, drug proprietaries, and druggists' sundries (512).
Electrical goods (506).
Furniture and home furnishings (502).
Groceries and related products (514).
Hardware, and plumbing and heating equipment and supplies (507).
Machinery, equipment, and supplies (508).
Metals and minerals, except petroleum (505).
Motor vehicles and motor vehicle parts and supplies (501).
Paper and paper products (511).
Professional and commercial equipment and supplies (504).
V. Miscellaneous Uses Division:
"Accessory structures" [SR] (UNCL)to the permitted uses allowed in
the AB Area Business District, subject to the provisions of Section
19.12.500 of this Title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Drive-through facilities" [SR], subject to the provisions of Chapter
19.45 of this Title, specifically limited to one drive thru facility
associated with an economically valued fast food restaurant such as
McDonald's, Wendy's, Burger King, Taco Bell, Arby's, Dunkin
Donuts, etc., for the entire subdivision. Drive-through facilities for
mid-valued fast food restaurants such as Starbuck's or Portillo's,and
other non-restaurant land uses(such as,by way of example only,drug
stores) shall be permitted and not limited.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively"accessory" [SR] to a
permitted use allowed in the AB Area Business 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 AB Area Business District,subject to the
provisions of Chapter 19.45 of this Title.
"Parking structures" [SR] (UNCL), exclusively"accessory" [SR]to a
pennitted use allowed in the AB Area Business 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 AB Area Business
District land uses shall be the only land uses allowed as a conditional
use in this PORI District:
i. Services Division:
Amusement parks (7996).
Arenas, sports fields, and stadiums (UNCL).
Ballrooms (7911).
Bowling centers (7933).
"Car washes" [SR] (7542)
Child daycare services (835).
Coin-operated amusement establishments (7993).
Dance halls (7911).
Discotheques (7911).
Drive-in motion picture theaters (7833).
"Home child daycare services" [SR] (8351).
Individual and family social services (832).
Membership organization (86)
Membership sports and recreation clubs (7997)
Power laundries (7211).
ii. Retail Trade Division:
• Convenience food stores, operated on a twenty four (24) hour basis
(5411).
Drive-in restaurants (5812).
Firearms sales (5941).
"Package liquor sales establishments" [SR] (5921).
iii. Wholesale Trade Division:
Beer, wine, and distilled alcoholic beverages (518)
Lumber and other construction materials (503).
iv. Transportation, Communication, And Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted
on existing structures" [SR] (UNCL).
Courier services (4215).
Heliports (458).
Pipelines, except natural gas (461).
Public warehousing and storage (422) subject to the provision that
it is allowed as a pennitted use on lot 3, and as a conditional use on
all other lots.
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Railroad tracks (401).
"Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators"
[SR] (UNCL).
Water transportation (44).
v. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL)to the conditional uses allowed
in the AB Area Business District, subject to the provisions of Section
19.12.500 of this Title.
"Accessory uses" [SR] (UNCL)to the conditional uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Commercial operations yards" [SR] (UNCL).
"Master signage plan" [SR], subject to the provisions of Chapter
19.50 of this Title.
"Outdoor display areas" [SR] (UNCL).
"Outdoor display lots" [SR] (UNCL).
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45 of this Title.
"Parking structures" [SR] (UNCL), 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 19.55
of this Title.
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 be as follows:
1. General Conditions. The following general conditions will apply to the
development of land and structures within this PORI zoning district:
a. Substantial conformance to the preliminary plat of subdivision for
Capital Corporate Center prepared by Spaceco,Inc.,dated January 30,
2006, and last revised on December 8. 2006.
b. Substantial conformance with the preliminary site improvement plans
for Capital Corporate Center prepared by Spaceco, Inc., dated
February 9, 2006, and last revised on October 18, 2006, with such
further revisions required by the City Engineer in the memorandum
entitled "Capital Corporate Center-Bartels Property at Mason Road
Preliminary Plan Review".
•
L
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 40,000 square feet, except for lot 8, which shall be
approximately 19,375 square feet.
4. Lot Width.In this PORI zoning district,there shall be no minimum required
lot width for a zoning lot.
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:
• (1) Street Setback. The minimum required building setback from
Mason Road "street lot line" and from Capital Street "street
lot line" [SR] shall be as follows:
From Mason Road (60 feet ROW) 25 feet
From Capital Street (52 feet ROW) 30 feet
If the land which abuts the easterly boundaries of each of
lots 6, 7 and 8 is acquired by the Illinois Toll Highway
Authority and used as a toll road off-ramp, then from this
Illinois Toll Highway right of way:
Lot 6(as identified on the"Preliminary Plat"): 75 feet
Lots 7 and 8 (as identified on the"Preliminary Plat-):
50 feet
(2) Interior Setback. The minimum required building setback
from an "interior lot line" [SR] shall be 20 linear feet.
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 Mason Road shall be 10 linear feet and from
e '
. Capital Street shall be 15 linear feet.
(2) Interior Setback. The minimum required vehicle use area
setback from an interior lot line shall be 6 linear feet
(3) If the land which abuts the easterly boundaries of each of
lots 6. 7 and 8 is acquired by the Illinois Toll Highway
Authority and used as a toll road off-ramp, then from the
future Illinois Toll Highway right of way adjoining the east
boundaries of Lots 6. 7 and 8 the minimum required vehicle
use setback shall be 10 linear feet.
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,
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 10 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. 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:
1. Lots 6 and 7: All landscape areas shall be fully irrigated.
2. Lots 1, 2, 4, and 5: only street yards shall be fully
irrigated.
3. Lot 3. No irrigation will be required.
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 Mason Road or Capital Street, the Vehicle Use
Setback shall be landscaped with that minimum number of
trees and shrubs that is 50%percent greater than that required
is 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) Building Landscape Area. Where a building is located
adjacent to a street right of way, there shall be a minimum of
6 shrubs (each at least a 2.5 feet in height)per 100 linear feet,
2 trees (each having at least a 3 inch caliper) per 100 linear
feet, and 2 ornamental trees (each having at least a 2 inch
caliper) per 100 linear feet.
(3) Grouping of Trees. Grouping of required trees and shrubs
shall be encouraged in combination with berming.
(4) 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).
9. Floor Area: Building Height. In this PORT 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.
10. 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.
a. Required Number of Parking Stalls. The required number parking stalls
shall be subject to provisions of Chapter 19.45, Off Street Parking, of the
Elgin Municipal Code, except as follows:
For Warehouse, storage, and distribution facilities, the parking stall
requirements shall be based on the following stepped parking requirements:
Area in Square Feet Parking Stalls Required
1 to 20,000 1 stall per 1,500/SF
20,001 to 50,000 1 stall per 1,750/SF
50,001 to 75,000 1 stall per 2,000/SF
• 75,001 and over 1 stall per 2,500/SF
b. Land Reservation for Parking Not Provided. For zoning lots where
the initial occupant can document that the land use requires less parking than
required in this subsection, only the number of stalls required by the occupant
shall be required to be constructed,provided that this number is not less than
1/3) of the total required number of parking stalls. Adequate land area for the
required number of off street parking stalls in accordance with this subsection
shall be designated and reserved for off street parking purposes. A written
covenant agreeing to construct the additional required parking stalls shall be
submitted to the zoning officer.
Such covenant shall be reviewed by the Zoning Officer, approved as to
content and form by the Corporation Counsel,and filed by the property owner
for record in the office of the County Recorder.
Upon subsequent certification by the Zoning Officer that the full number of
parking stalls required under this subsection are needed because the demand
for off street parking stalls exceeds the capacity of the off street parking
facility and that such demand is of a continuing and regular nature,the owner
of the building shall construct the full number of parking spaces required
under this subsection.
•
• c. Collective Parking Facilities. Off street parking facilities for separate uses
may be provided collectively, if the total number of stalls so provided is not
less than the sum of the separate requirements of each sum ""land use" [SR],
and if all the regulations governing the location of accessory off street
facilities in relation to the use served are observed. The off street parking
facilities may be provided jointly or collectively within the property or on
contiguous properties controlled by the owners of the zoning lots by written
covenant or agreement between the owners of such zoning lots and adjacent
properties.
d. Stalls and Aisles. "Parking aisles" [SR] shall be a minimum of 24 linear feet
in width, or an equivalent for angle parking. "Parking stalls" [SR] shall be a
minimum of 9 linear feet in width by 18 linear feet in length, or an equivalent
for angle parking.
Parking spaces for the physically handicapped shall be provided in proximity
to building entrances. The parking requirements and related curb cuts and
ramps for the physically handicapped shall comply with the Illinois
Handicapped Accessibility Code.
There shall be a back of curb parking lot dimension of 43 feet for single
loaded aisles and 61 feet for double loaded aisles. Where there is a
• landscaped area immediately adjacent to the parking lot, a deduction of 1.5
foot per car for overhang shall be allowable.
e. Striping and Markings. All parking lot striping and other markings shall be
white.
L Landscape Islands. Landscaped islands shall be 9 linear feet wide and
provided every 20 parking spaces.
g. Approaches. The maximum width of an approach at the curb line shall be as
approved by the City Engineer. The minimum radius shall be 10 feet.
h. Curb. All landscaped islands, drives and edges of paving shall be defined
with 136:12 curb and gutter.
i. Paving. Vehicular access to or from a public right of way shall be provided
on a concrete approach and "driveway" [SR] within a public right of way
leading from a "zoning lot" [SR] to an improved "street" [SR]. At a
minimum, the approach shall be paved with concrete for the first fifteen 1
feet, beginning at the street curb. the design of approaches and driveway
crossing a public right of way shall also be subject to the provisions and
requirements of Title 1 3, Streets and Sidewalks; Chapter 1 3.08, Driveways.
For bituminous concrete surfaces;there shall be a minimum of two inches of
bituminous concrete over eight inches of compacted gravel. Equivalent
thicknesses of bituminous concrete may be substituted for gravel provided
that the total pavement thickness is a minimum of ten inches.
For Portland Cement concrete surfaces, there shall be a minimum of four
inches of Portland cement concrete over four inches of compacted gravel.
Equivalent thicknesses of Portland cement concrete may be substituted for
gravel provided that the total pavement thickness is a minimum of eight
inches.
Service areas are subject to abuse, such as dumpster service areas, shall be
constructed with concrete paving. Paved walks or pedestrian areas near or
adjacent to buildings shall be of appropriate materials other than bituminous
paving.
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. 0, 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. 2,
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. Any of the requirements of this ordinance may be varied, subject to the
provisions of Section 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 19.7 5, Appeals, of the Elgin Municipal Code,as
may be amended.
O. Subdivisions-Generally. In this PORT zoning district, subdivisions shall be subject
to the provisions of Title 18, Subdivisions, of the Elgin Municipal Code, 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.
The final plats and the final engineering plans and specifications shall be in
substantial conformance with this PORI district and the Preliminary Plat for Capital
Corporate Center, prepared by Spaceco, Inc., dated January 30, 2006, last revised
dated December 8, 2006, and the Preliminary Site Improvement Plans, prepared by
Spaceco, Inc., dated February 9, 2006, last revised dated October 18, 2006.
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. Right of Way. The widths of the dedicated right of way on the Subject
Property shall be as set forth in the Preliminary Plat of Subdivision for the
Subject Property prepared by Spaceco, Inc., dated January 30, 2006, last
revised dated December 8. 2006.
C. Easements. The rights of way on the Subject Property shall be bounded by
easements as depicted on the preliminary plat of subdivision. Such
easements shall be granted to the City and shall be permanent and exclusive
easements and shall include further provisions whereby the grantors and their
successors and assigns shall not construct, install or maintain any buildings,
structures or other improvements of any type within the Easement Premises,
nor undertake any other activities in the Easement Premises which interferes
with the City of Elgin's intended use thereof. Said easement areas shall be
seeded after utility construction and installation is completed.
R. 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. Design Guidelines. The Design Guidelines prepared by Monarch Design&
Construction. LLC dated November 20, 2006 and attached hereto as Exhibit 1 shall
be applicable to the development of the Subject Property. All buildings constructed
on the Subject Property shall be constructed in conformance with such Design
Guidelines and other applicable requirements of law.
2. All sanitary sewers shall be overhead sewers.
3. 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.
• Ed Schock, Mayor
Presented: December 2, 2009
Passed: December 2, 2009
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: December 3, 2009
Published: CMS
Attest:
Diane Robertson, City lerk
• EXHIBIT 1
Design Guidelines
Design Guidelines for Capital Corporate Center: Building and Construction - General
At Capital Corporate Center, 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 otherwise
specifically provided herein or in the Annexation Agreement or Planned Development Ordinance
adopted with respect to Capital Corporate Center by the Elgin City Council.
Design Guidelines for Capital Corporate Center
The following shall constitute the Capital Corporate Center-Architectural Design Guidelines.Note
that the guidelines vary as to the various Lots within the Capital Corporate Center. It is also
recognized that these Design Guidelines may not be practical or appropriate for certain types of
retail/restaurant/hotel—motel uses(collectively"Special Development"),and that the City's Zoning
Administrator shall have the right to agree to variations in such Design Standards in connection with
any such Special Development without thereby necessitating any amendment to the Annexation
Agreement or Planned Development Ordinance previously approved by the Elgin City Council as to
the Subject Property.
Substantial compliance (as detennined by the City's Zoning Administrator) with these Design
. Guidelines,and compliance with other applicable building codes, shall be all that is required for the
issuance of building permits.
Should the Developer propose any material deviation from these Design Guidelines and / or
variations with respect to Special Development that are not acceptable to the City's Zoning
Administrator,then at the request of the Developer,the matter shall be brought before the Elgin City
Council for final resolution, but without any further public hearings, and without the need to amend
the Annexation Agreement or Planned Development Ordinance. In no event shall the provisions of
the ARC Arterial Road Corridor Overlay District be applicable to the development of the Subject
Property.
Guidelines by Lot Location
• Lots 1 and 2 & Lots 4 thru 8
■ Buildings on Lots 1-2 and Lots 4 - 8 shall conform to the following "ARC
Arterial Road Corridor Overlay District" standards without thereby imposing
any requirement that any proposed project be subject to the procedural /
public hearing process applicable to property within an arterial road corridor):
The exterior building materials that are acceptable for use on buildings within Lots 1, 2
and 4 though 8 are:
• Traditional building materials such as brick, natural stone,natural stucco/plaster,
terra cotta, tile and glass.
• Composite building materials such as cultured stone, cast stone and precast
concrete panels designed to look like brick or stone, or imprinted with
architectural features such as lintels, window sills and cornices.
• Artificial building materials such as Exterior Insulation and Finish Systems
("EIFS", commonly referred to by its brand name "Dryvit") and Architectural
Metal shall be restricted to use in design accent features such as cornices, soffits
and fascia, window trim and hood molding, corner boards, sign bands, quoins,
and other design elements as determined by the Development Administrator.The
materials shall not be used in high traffic, or high abuse areas, so as to protect
them from wear and tear and vandalism
• The facades of the buildings on Lots 6 and 7 facing the Tollway shall be
designed to look the same as the front elevation of the building. Any
proposed loading docks shall be oriented to the interior lot lines and not to
the rear lot line.
• Each building fagade (all 4 sides) shall contain a minimum of six (6)
Architectural Features.
• Roof mounted equipment shall be fully screened from view by a uniform
parapet on all four sides of the buildings. The parapet height criteria shall
conform to the Screening of Mechanical Equipment standards guidelines
relating to the Chapter 19.15.500 of the Elgin Municipal Code as excerpted
below.
"Section 1511.1 General. All rooftop mechanical equipment, on buildings
30 feet (9.15 m) or under in height, extending more than 36" (913 mm)
above the roof including but not limited to heating, air conditioning,
ventilating or other mechanical equipment, shall be screened or enclosed in
a manner which masks the equipment from view at a distance twice the
height of building at finished grade elevation."
• Lot 3
• Each building fagade (all 4 sides) shall contain a minimum of five (5)
Architectural Features.
• Roof mounted equipment shall conform to the Screening of Mechanical
Equipment standards guidelines relating to the Chapter 19.15.500 of the Elgin
Municipal Code as noted below.
"Section 1511 Screening of Mechanical Equipment, shall be created to read
as follows:
o Section 1511.1 General. All rooftop mechanical equipment, on
buildings 30 feet(9.15 m)or under in height,extending more than
36" (913 mm) above the roof. including but not limited to
heating, air conditioning, ventilating or other mechanical
equipment, shall be screened or enclosed in a manner which
• masks the equipment from view at a distance twice the height of
building at finished grade elevation.
• Section 1 11.2 Construction. Construction of the screening or
enclosure shall comply with the provisions of the building code,
and shall be of the same character and design as the building.
• Section 1511.3 Permits. A building permit shall not be issued for
any building unless the screening or enclosure is included on
plans submitted with the building permit application."
■ Loading docks on all lots shall be screened by a wall that is integral to the
building, is constructed of the same materials as the building; and is of
sufficient height so as to fully screen the docks. A 100% landscaping screen
should also be provided adjacent to that wall.
Specific Guidelines - Building and Construction
• Architectural Design.
At Capital Corporate Center, all buildings shall be designed in substantial conformance to the
following standard:
All projects shall demonstrate architectural excellence and demand high quality design and
materials.
• Architecture Features.
Each building facade (4 sides) shall contain the required number of architectural features as
required by the "Guidelines by Lot Location" and defined by the following list:
■ Continuous or Repetitive Design Elements:
o Alternating masonry design, capstones, columns, cornices, enhanced window sills, lintels,
medallions, parapets, pilasters, reveals or watercourses.
■ Specific Building Physical Features:
• Awnings/Canopies(fabric, metal or glass),building offsets,pediments, or recessed entries.
• Accent or Decorative Lighting. Parking and area lights cannot be counted.
Building Coloration will consist predominantly of a neutral overall color that compliments the
building's surroundings. Accent colors are encouraged.
• Buildina Facade Materials.
The following are acceptable materials.
• Traditional building materials such as brick, natural stone, natural
stucco/plaster, terra cotta, tile and glass.
• Composite building materials such as cultured stone,' cast stone and
precast concrete panels designed to look like brick or stone, or
imprinted with architectural features such as lintels,window sills and
cornices.
• Artificial building materials such as Exterior Insulation and Finish
Systems (EIFS, commonly referred to by its brand name "Dryvit")
and Architectural Metal shall be restricted to use in design accent
features such as cornices, soffits and fascia, window trim and hood
molding, corner boards, sign bands, quoins, and other design
elements. The materials shall not be used in high traffic,or high abuse
areas. so as to protect them from wear and tear and vandalism.
■ No building shall be constructed with metal exterior materials,
excepting miscellaneous metal appurtenances; without the approval
of the City Council. Notwithstanding the foregoing. the roof of any
building may be constructed with a co-called "standing seam" metal
roof(in addition to any other non-metal roofing system).
■ All facade materials used will reflect a high degree of quality,
durability and craftsmanship.
• Loadin- Docks
■ Loading docks on all lots shall be screened by a wall that is integral to the
building, is constructed of the same materials as the building; and is of
sufficient height so as to fully screen the docks. A 100% landscaping screen
should also be provided adjacent to that wall.
• Roof and Roof Accessories:
• Exterior gutters and downspouts will be permitted. All downspouts must connect
directly to storm drain system.
• Windows and Entrvways.
• Windows and entryways shall be emphasized by utilizing a dominant architectural
feature. These features should be further highlighted through the use of window sills
and lintels and alternate brick design such as soldier course.
■ Glass will be tinted glass (green; blue, bronze. or gray) or reflective glass (green, blue or
silver) with an outdoor reflectance of no more than 20%.
• Other Considerations and Site Layout
• Drainage,utility and cross access easements must be maintained. Some of these easement areas
can be paved. These easements also reflect and engineered 'water shed' and overland flow that
must be maintained. The following are some key easements to consider.
• Provide possible sanitary sewer connection for Lot') between Lot 2 &4 from Capital
Street.
• Lots 1, 2 and 3 must provide access to "Storm Water Management Outlot(s)"
identified as Outlot 1 & 2 via the parking lots.
• Any outdoor storage and/or commercial operations yards are not permitted regardless of site
design.
Specific Guidelines - Landscape
• Landscape Design,
At Capital Corporate Center. all developments shall provide for a quality landscape design along
all road frontages. In addition all landscaped areas must be in conformance to the City of Elgin
Municipal Code, Section 19.12.700: LANDSCAPING of the Zoning Ordinance.
•