G35-14 Ordinance No. G35-14
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2601 Mason Road)
WHEREAS, the territory herein described commonly known as 2601 Mason Road, has
been annexed to the City of Elgin; and
WHEREAS, written application has been made to classify said territory in the PORI
Planned Office Research Industrial District; and
WHEREAS, the Planning & Zoning Commission conducted a public hearing after due
notice by publication and has submitted its Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the Findings and
Recommendation of the Planning & Zoning 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 April 7, 2014, made by the Planning & Zoning Commission, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08, Section 19.08.020 entitled "Zoning District Map" of the
Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto
the following paragraph:
The boundaries hereinafter 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:
The Northeast 1/4 of the Northwest 1/4 and the Northwest 1/4 of the Northwest 1/4
(except the North 10.50 chains of said Northwest 1/4 of the Northwest 1/4), of Section
31, Township 42 North, Range 8 East of the Third Principal Meridian, in the Township of
Dundee, Kane County, Illinois. (Commonly known as 2601 Mason Road).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from F
Farming District in Kane County to PORI Planned Office Research Industrial District at 2601
Mason Road which shall be designed, developed, and operated subject to the following
provisions:
A. Purpose and Intent. The purpose of the PORI Planned Office Research
Industrial District is to provide an industrial environment that fosters a sense of
place and destination within a coordinated campus or park setting through the
applicable site design regulations, subject to the provisions of chapter 19.60 of the
zoning ordinance. 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 District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions,
of the Elgin Municipal Code, as may be amended from time to time.
D. Zoning Districts - Generally. In this PORI Planned Office Research Industrial
District, the use and development of land and structures shall be subject to the
provisions of Chapter 19.07, Zoning Districts, as may be amended from time to
time.
E. Location and Size of District. The PORI Planned Office Research Industrial
District should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate PORI
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the
required minimum size of a planned district shall be granted by the City Council.
F. Land Use. In this PORI Planned Office Research Industrial District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10, Land Use, of the Elgin Municipal Code, as amended. The following land
uses shall be the only permitted uses allowed within this PORI zoning district.
A. Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in the ORI Office Research Industrial District:
1. Municipal services division:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
containing less than two (2) acres of land.
2. Offices division:
"Offices" [SR] (UNCL).
3. Finance, insurance, and real estate division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
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4. 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 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).
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).
Watch, clock, and jewelry repair (763).
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5. Retail trade division:
Automatic merchandising machine operators (5962).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
6. Agricultural division:
Crop services (072).
Farm labor and management services (076).
Landscape counseling and planning(0781).
Soil preparation services (071).
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).
Chemicals and allied products (516).
Drugs, drug proprietaries and druggists' sundries (512).
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).
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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).
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).
Natural gas transmission and distribution (4922) (4924).
Packing and crating (4783).
"Radio and television antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
Taxicab operators' offices (412).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults,pipes, mains and valves" [SR] (UNCL).
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 19.12.5 00 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
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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:
1. Agriculture division:
"Medical cannabis cultivation center" [SR].
2. Municipal services division:
"Municipal facilities" [SR] (UNCL) on a zoning lot containing less than two
(2) acres of land.
3. Public administration division:
Public administration (J) on a zoning lot containing less than two (2) acres of
land.
4. Services division:
Armored car service (7381).
Carpet or rug cleaning, dying, or repairing plants (7217).
Child daycare services (835).
Dry cleaning plants (7216).
Industrial launderers (7218).
"Medical cannabis dispensing organization" [SR].
Power laundries (7211).
Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212).
5. Retail trade division:
Carryout restaurants (5812).
Drinking places (alcoholic beverages) (5813).
Eating places (5812).
"Outdoor eating and drinking facilities" [SR] (UNCL).
6. Mining division:
"Temporary mining" [SR] (UNCL).
7. Manufacturing division:
Chemicals and allied products (28).
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Food and kindred products (20).
Lumber and wood products (24).
Paper and allied products (26).
Rubber and miscellaneous plastics products (30).
Textile mill products (22).
8. Transportation, communication and utilities division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
Heliports (458).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
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" [SR] (UNCL).
Water transportation (44).
9. Miscellaneous uses division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL) to the conditional uses allowed in the
ORI office research industrial district, subject to the provisions of
section 19.12.500 of this title.
"Accessory uses" [SR] (UNCL) to the conditional uses allowed in the ORI
office research industrial district, subject to the provisions of
section 19.10.400 of this title.
"Commercial operations yard" [SR] (UNCL).
"Master signage plan" [SR], subject to the provisions of chapter 19.50 of this
title.
"Parking lots" [SR] (UNCL), subject to the provisions of chapter 19.45 of
this title.
"Parking structures" [SR], subject to the provisions of chapter 19.45 of this
title.
"Planned developments" [SR] (UNCL) on a zoning lot containing less than
two (2) acres of land, subject to the provisions of chapter 19.60 of this title.
C. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the ORI office
research industrial district or in a less restrictive zoning district, pursuant to
subsection 19.10.400H of this title:
1. Services division:
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
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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).
G. Site Design. In this PORI Planned Office Research Industrial District, the use
and development of land and structures shall be subject to the provisions of
Section 19.12, Site Design, of the Elgin Municipal Code, as amended. The
development of land and structures shall be in substantial conformance with the
following:
1. Substantial conformance to the Application Statement of Purpose and
Petition for Annexation Submitted by David Huang dated February 21,
2014 and last updated on March 25, 2014. In the event of any conflict
between such documents and the terms of this ordinance or other
applicable city ordinances, the terms of this ordinance or applicable city
ordinances shall supersede and control.
2. Substantial conformance to the Plat of Annexation prepared by Manhard
Consulting, Ltd., dated March 24, 2014.
3. Substantial conformance to the ALTA/ACSM Land Title Survey, Sheets
1-2, prepared by Manhard Consulting Ltd., dated November 19, 2013.
4. Substantial conformance to the Specified Utility Extensions and the
Extended Section of Alft Lane/Mason Road depicted within the
engineering plans for Daching Business Park entitled "Proposed
Improvements for Mason Road Property-Roadway Improvements"
prepared by Manhard Consulting Ltd., dated May 16, 2014, with such
further revisions as required by the City Engineer, and subject to final
comments and approval by the city's Community Development
Department, Engineering Division, Water and Fire Departments.
5. With the exception of the specified Utility Extensions and the Roadway
Improvements for the extended section of Alft Lane/Mason Road referred
to within Paragraph GA of this ordinance, prior to any development of the
Subject Property the Owner of the Subject Property shall be required to
submit a development plan to the City for a public hearing and city
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council approval pursuant to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended.
6. The architecture, exterior building materials, landscape design and
configuration of all buildings constructed on individual lots within the
Subject Property shall be designed in conformance with Chapter 19.14,
Architectural Review and Design, of the Elgin Municipal Code, 1976, as
amended.
7. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PORI Planned Office Research Industrial District, off
street parking shall be subject to the provisions of Chapter 19.45, Off Street
Parking, of the Elgin Municipal Code, as may be amended, except as provided
within this section.
I. Off Street Loading. In this PORI Planned Office Research Industrial District,
off street loading shall be subject to the provisions of Chapter 19.47, Off Street
Loading, as may be amended from time to time.
J. Signs. In this PORI Planned Office Research Industrial District, signs shall be
subject to the provisions of 19.50, Street Graphics, as may be amended from time
to time.
K. Planned Developments. In this PORI Planned Office Research Industrial
District, the use and development of the land and structures shall be subject to the
provisions of Chapter 19.60, Planned Developments, as may be amended from
time to time. A conditional use for a planned development may be requested by
an individual lot or property owner for a zoning lot without requiring an
amendment to this PORI zoning district and without necessitating that all other
property owners authorize such an application.
L. Conditional Uses. In this PORI Planned Office Research Industrial District,
application for conditional uses shall be subject to the provisions of Chapter
19.65, Conditional Uses, as may be amended from time to time. 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 Planned Office Research Industrial District, application
for variation shall be subject to the provisions of Chapter 19.70, Variations, as
may be amended from time to time. 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.
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N. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be
appealed subject to the provisions of Chapter 19.75, Appeals, as may be amended
from time to time.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. Kaptai , a r
Presented: July 9, 2014
Passed: July 9, 2014
Omnibus Vote: Yeas: 9 Nays: 0 '
Recorded: July 9, 2014 �AgSf�UM�N,�
Published: July 10, 2014
At e
i
Kimberly Dewis, Iffy Clerk
10
April 7, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Ll
OVERVIEW
Mr. David Huang requests annexation and zoning approval for the establishment of an office and
industrial subdivision known as the Daching Business Park on approximately 59.93 acres of land.
The development will ultimately comprise of approximately six office/industrial buildings.
However, at this time, the applicant is only requesting annexation of the property and designation of
a zoning classification in order to complete improvements to Mason Road to the extent of the
development and extend Alft Lane in a northerly direction to intersect with Mason Road. Both
streets will be constructed in accordance with the city's street standards and specifications.
GENERAL INFORMATION
Petition Number: 10-14
Requested Action: Annexation and Zoning_Approval
Current Zoning: F-Farming District(unincorporated Kane County)
Proposed Zoning: PORI Planned Office Research Industrial District
Existing Use: Agricultural
Proposed Use: Office/Research/Industrial
Property Location: 2601 Mason Road
Applicant and Owner David Huang
Staff Coordinator: Sarosh B. Saher, AICP. Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose& Conformance, and Development Plan
Exhibit A
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 10-14 April 7, 2014
F. Draft Ordinances
G. Related Correspondence
BACKGROUND
Mr. David Huang proposes to annex approximately 59.93 acres of land to establish an industrial
subdivision on the northwest side of Elgin. The property is currently located within unincorporated
Kane County and used.for farming. The applicant ultimately intends to subdivide the property and
develop it with six office/industrial buildings.
At this time, the applicant is only requesting annexation of the property and designation of a zoning
classification to be able to begin improvements Mason Road to the extent of the development and
extend Alft Lane in a northerly direction to intersect with Mason Road. Both streets will be
constructed in accordance with the city's street standards and specifications.
The applicant intends to return to the city with a request for approval of a Plat of Subdivision and
detailed planned development review of the subdivision.
FINDINGS ON THE STANDARDS FOR PLANNED DEVELOPMENTS
The Planning & Zoning Commission reviewed the existing site and its characteristics for its
suitability as a PORI Planned Office Research Industrial District with the condition that the
applicant will return to the city with a formal submittal for planned development review. The
submittal will include but not be limited to a Preliminary Plat of Subdivision, Preliminary
Engineering Drawings, Preliminary Landscape Drawings, a Preliminary Stormwater report, and
associated documents and required studies including impact of traffic generated by the
development:
A. Site Characteristics Standard. The suitability of the subject property for the proposed
planned development, with respect to its size, shape and any existing improvements.
Findings: The subject property under consideration is a single irregularly shaped parcel
containing a total of approximately 59.93 acres of land. The property is currently vacant and
used for agricultural farming. There is one tree located at the southwest corner of the
property.
The parcel is relatively flat with elevations on the site range from a high point of 904 feet at
the northeast corner and south central portion of the site to a low point of 885 feet at the
westerly portion of the site for a maximum relief of 19 feet.
B. Sewer and Water Standard. The suitability of the subject property for the proposed
planned development with respect to the availability of adequate water, sanitary treatment,
and stormwater control facilities.
2
Recommendations and Findings of Fact Planning& Zoning Commission
Petitions 10-14 April 7, 2014
Findings: The applicant intends to connect to municipal sanitary sewer and water mains that
are currently present and adjacent to the subject property. Stormwater control will be
provided on site and in compliance with the Kane County storm water management
requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the proposed
planned development with respect to the provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic congestion.
Findings: The subject property has frontage along Mason Road and Tyrell Road. Mason
Road is a collector street serving the office, research and industrial subdivisions in the
northwest portion of Elgin between Capital Street and Tyrell Road. Tyrell Road is a Kane
County Highway connecting the Village of Gilberts to Illinois Route 72 and Big Timber
Road.
Access to the property will be provided via two points off Mason Road to the north, one
point from Alft Lane to the south, and potentially one point from Tyrell Road to the west.
D. Zoning History Standard. The suitability of the subject property for the proposed planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings: The property subject to this annexation request is currently zoned for farming in
Kane County.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the proposed planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings: The areas to the east and south of the subject property are zoned PORI Planned
Office Research Industrial District and are developed with the industrial subdivisions known
as Capital Corporate Center and Randall Crossings Business Park respectively. The area to
the north lies within unincorporated Kane County and is currently used for farming. The
area to the immediate west and is annexed within the Village of Gilberts and is used as a
golf driving range. The area farther west across Tyrell Road is also located within the
Village of Gilberts and is developed within a residential subdivision.
F. Trend of Development Standard. The suitability of the subject property for the proposed
planned development with respect to its consistency with an existing pattern of development
or an identifiable trend of development in the area.
Findings: The subject property is located in the northwest quadrant of the city,
approximately half mile south of Interstate 90, and in an area that is developing within the
city with office, research and industrial uses.
3
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 10-14 April 7, 2014
G. Zoning Districts Standard. The suitability of the subject property for the proposed planned
development with respect to conformance to the provisions for the purpose and intent, and
the location and size of a zoning district.
The applicant is requesting planned district classification within a PORI Planned Office
Research Industrial District. Planned districts should be located in substantial conformance
with the official comprehensive plan. The amount of land necessary to constitute a separate
planned residential district exclusive of rights of way, but including adjoining land or land
directly opposite a right of way shall not be less than two acres. No departure from the
requested minimum size of a planned district shall be granted by City Council.
Findings: No development of lots is proposed at this time. The purpose of this petition is to
annex the land, designate a zoning district for the purpose of allowing the construction of
Alft Lane and Mason Road. Future development of the land will require approval of a Plat
of Subdivision and the necessary exhibits required to evaluate the development of the
property as an industrial subdivision. The planned development will then need to
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 the zoning ordinance.
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.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
planned development with respect to conformance to the goals, objectives, and policies of
the official comprehensive plan.
Findings: The subject property is designated as "Office/Research/Industrial" under the
Employment Designation by the City's Comprehensive Plan and Design Guidelines, dated
2005. The Office/Research/Industrial land use designation allows for a variety of industrial,
manufacturing, assembly, warehouse, distribution, research and development, technology,
corporate and support office, and limited employee-serving retail uses. These activities
typically locate in business parks. Appropriate locations offer direct access to the arterial
street system, and are in close proximity to highways,the freeway system and interchanges.
I. Natural Preservation Standard. The suitability of the subject property for the proposed
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings: There are no significant natural features worthy of preservation on the site. The
site is currently farmed with agricultural uses.
4
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 10-14 April 7, 2014
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: Based on the information reviewed thus far, no evidence has been found that the
requested planned development will be located, designed, and operated in a manner that will
exercise undue detrimental influence on itself or surrounding property. The annexation
agreement and planned district ordinances are intended to prevent or mitigate undue
detrimental influence on the proposed internal land uses and surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
No development besides the improvements to Alft Lane and Mason Road are proposed at this time.
No departures from the requirements of the zoning ordinance are therefore being requested or
provided.
ALTERNATIVES
There are no alternatives at this time.
RECOMMENDATION
With respect to Petition 10-14 for the property at 2601 Mason Road, the Planning & Zoning
Commission recommends approval of the annexation of the property and zoning designation within
a PORI Planned Office Research Industrial District subject to the following conditions:
1. Substantial conformance to the Application Statement of Purpose and Petition for
Annexation Submitted by David Huang dated February 21, 2014 and last updated on
March 25, 2014.
2. Substantial conformance to the Plat of Annexation prepared by Manhard Consulting,
Ltd., dated March 24, 2014.
3. Substantial conformance to the ALTA/ACSM Land Title Survey, Sheets 1-2,
prepared by Manhard Consulting Ltd., dated November 19, 2013.
4. Substantial conformance to the Roadway Improvement Plans for Mason Road and
Alft Lane entitled "Mason Road Property — Roadway Improvements," Sheets 1-15,
prepared by Manhard Consulting Ltd., dated March 14, 2014, and subject to final
comments and approval by the city's Community Development Department,
Engineering Division, Water and Fire Departments.
5
Recommendations and Findings of Fact Planning & Zoning Commission
Petitions 10-14 April 7, 2014
5. With the exception of the specified Utility Extensions and the Roadway
Improvements for the extended section of Alft Lane/Mason Road referred to within
Paragraph GA of this ordinance, prior to any development of the Subject Property
the Owner of the Subject Property shall be required to submit a development plan to
the City for a public hearing and city council approval pursuant to the provisions of
Chapter 19.60, Planned Developments, of the Elgin Municipal Code, 1976, as
amended.
6. The architecture, exterior building materials, landscape design and configuration of
all buildings constructed on individual lots within the Subject Property shall be
designed in conformance with Chapter 19.14, Architectural Review and Design, of
the Elgin Municipal Code, 1976, as amended.
7. Compliance with all applicable codes and ordinances.
On a motion to recommend approval, subject to the conditions outlined above for each subdivision,
the vote was five (5)yes and zero (0)no:
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning& Zoning Commission
s/David Waden
David Waden, Secretary
Planning& Zoning Commission
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Petition10-14
Legend PORI
OResidence Conservation 1
OResidence Conservation 2 PORI
OResidence Conservation 3
QPlanned Residence Conservation
ED Single Family Residence 1 ORI
QSingle Family Residence 2
OPlanned Single Family Residence 2
Two Family Residence
-Multiple Family Residence PORI
=Planned Multiple Family Residence PORI CL+
OResidence Business `I
OPlanned Residential Business
-Neighborhood Business
=Planned Neighborhood Business
Area Business
-Planned Area Business
=Center City 1
-Center City 2
-Planned Center City
-Office Research Industrial
=Planned Office Research Industrial PAB
-General Industrial ORI
-Planned General Industrial PCF
-Commercial Industrial
-Planned Community Facility
-Community Facility PG I
-Fox River Preservation
-Planned Center City 2
QPlanned Single Family Residence 1
Planned Two Family Residence
EXHIBIT Zoning Map N
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City of Elgin 0 220 440 880 1,320 1,760
Department of Community Development i Feet
ZORM wwa Kane County, Illinois
KAM cairn ILUNOIs Subject property
2601 Mason Road Building and Zoning Division
Mark D.VanKerkhoff,AIA
- —- — Zoning Enforcing Officer
Kane County
{ Government Center
719 Geneva, dg A
IL 60134
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Phone: 630-232-3492
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ZONING LEGEND
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SECTION 31 — Incorporated
puMDEF EOwMINiv -
- - � Forest Preserve
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Property
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ason
2601 Mason Rd - - -
Petition 10-14
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EXHBIIT C Parcel Map N
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City of Elgin
0 125 250 500 750 1,000
Department of Community Development Feet
SITE LOCATION
2601 Mason ' • . •
Petition 10-14
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Site x
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Location
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Perspective
SITE LOCATION EXHIBIT
2601 Mason Road
Petition 10-14
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View of property from Mason Road
View along Mason Road looking west
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View of property to the west from Mason Road
Site Pictures - 1
SITE LOCATION EXHIBIT
2601 Mason Road
Petition 10-14
- 1
View of property from Tyrell Road
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View looking west from Tyrell Road
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View of property from Alft Lane
Site Pictures - 2