G65-14State of Illinois )
County of Kane) ss
City of Elgin )
CERTIFICATE OF CITY CLERK
I, Kimberly Dewis, DO HEREBY CERTIFY that I am the duly qualified City Clerk of
the City of Elgin, in the Counties of Kane and Cook in the State of Illinois, and that as such City
Clerk I am the keeper and custodian of the files and records of said City of Elgin and the seal
thereof.
I DO FURTHER CERTIFY that the attached is a full, true, and correct copy of:
ORDINANCE NO. G65-14
AN ORDINANCE
AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT
ORDINANCE NO. GI 3-06
(2651 Big Timber Road)
passed by the Elgin City Council at its legally convened meeting held on December 17, 2014
In Witness Whereof, I have hereunto set my hand and affixed the corporate seal of the
City of Elgin at the said City in the County and State aforesaid this April 28, 2015.
City Clerk
Ordinance No. G65-14
AN ORDINANCE
AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT
ORDINANCE NO. G13-06
(2651 Big Timber Road)
WHEREAS, the property commonly known as the Randall Point Business Park was
zoned PGI Planned General Industrial District pursuant to Ordinance No. G13-06; and
WHEREAS, the owner has made written application to annex additional property
adjacent to the Randall Point Business Park and to amend the Planned Development Ordinance
for such property to incorporate such additional property; and
WHEREAS, after due notice in the manner provided by law, the Planning & Zoning
Commission has conducted a public hearing concerning said application and has submitted its
written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated January 7, 2013 made by the Planning and Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G13-06 entitled "An Ordinance Classifying Newly
Annexed Territory in the PGI Planned General Industrial District", passed March 8, 2006, be and
is hereby amended only as set forth in this ordinance as follows:
1. That Section 2 thereof is amended by adding the following additional
property to the legal descriptions set forth therein:
LOT 1 IN PERRIN'S SUBDIVISION, BEING A SUBDIVISION OF PART OF
THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 42 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, PER DOCUMENT
1095768, IN KANE COUNTY, ILLINOIS.
LOT 1 AND 2 IN SHICK'S SUBDIVISION, BEING A SUBDIVISION OF
PART OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 42
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, PER
DOCUMENT 1206586, IN KANE COUNTY, ILLINOIS.
2. That Section 3G1 entitled "Site Design. General Conditions." be and is
hereby amended to read as follows:
"General Conditions. The following general conditions shall apply to the
development of land and structures within this PGI zoning district:
a. Substantial conformance to the Preliminary Plat for Randall Pointe
Business Park, prepared by Jacob and Heffner Associates, P.C.,
dated July 8, 2005, with a final revision date of September 26,
2005.
b. Substantial conformance to the Preliminary Engineering Plan for
Randall Pointe Business Park, prepared by Jacob and Heffner
Associates, P.C., dated July 8, 2005 with a final revision date of
September 27, 2005.
c. Substantial conformance to the landscape plan prepared by
Monarch Nurseries, dated July 31, 2005, with a final revision date
of August 9, 2005.
d. Substantial conformance to the Petitioner's Master Site Plan, dated
July 1, 2008, submitted by Pancor Construction and Development,
prepared by Silva Architects, dated received October 26, 2012.
e. Substantial conformance to the Petitioner's Key Plan and Site Data
Exhibit dated February 16, 2012, submitted by Pancor
Construction and Development, prepared by Silva Architects dated
received October 26, 2012.
f. Substantial conformance with the Final Plat of Resubdivision of
Randall Point Business Park Unit 2, dated December 5, 2012,
submitted by Pancor Construction and Development, prepared by
Jacob and Hefner Associates, Inc., last revised March 4, 2014.
g. Substantial conformance with Randall Point Business Park Plat of
Vacation of Utility Easement, City Easement and Public Utility &
Drainage Easement, dated January 30, 2013 submitted by Pancor
Construction and Development, prepared by Jacob and Hefner
Associates, Inc., last revised April 17, 2014.
h. Substantial conformance with the Statement of Purpose and
Conformance and Attachments, submitted by Pancor Construction
and Development, dated received October 26, 2012. In the event
of any conflict between such Statement of Purpose and
Conformance and this ordinance or other applicable city
2
ordinances, this ordinance or other applicable city ordinances shall
supersede and control.
i. Compliance with all applicable codes and ordinances.
Section 3. That except as specifically amended herein Ordinance G13-06 shall
remain in full force and effect.
Section 4. That all ordinances or parts of ordinances in conflict with the provisions of
this ordinance be and are hereby repealed to the extent of any such conflict.
Section 5. This ordinance shall be in full force and effect upon its passage in the
manner provided by law.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: December 17, 2014
Passed: December 17, 2014
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: December 17, 2014
Published: December 19, 2014
Attest:
s/Kimberly Dewis
Kimberly Dewis, City Clerk
3
January 7, 2013
PLANNING AND ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Community Del elopment Department Cite of Elgin.IL
OVERVIEW
Pancor Construction and Development requests Annexation, Zoning, and Final Plat approval of
property located at 2651 Big Timber Road.
GENERAL INFORMATION
Petition Number 45-12
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: Pancor Construction and Development
History: After due notice as required by law, the Planning & Zoning
Commission held a public hearing and considered Petition 45-12
on January 7, 2013. The applicant submitted a Statement of Purpose
Conformance dated received December 10, 2012 and testified at the
public hearing.
Staff Coordinator: Dave Waden, Senior Planner
List of Exhibits: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Statement of Purpose and Conformance, Application
F. Development Plan
G. Draft Annexation Agreement
H. Draft Zoning Ordinance
I. Draft First Amendment to Annexation Agreement
J. Transcripts
Exhibit A
Recommendation &Findings of Fact Planning & Zoning Commission
Petition 45-12 January 7, 2013
BACKGROUND & PROJECT DETAIL
An application has been filed by Pancor Construction and Development requesting annexation,
PGI Planned General Industrial District Zoning, and final plat approval. The subject property is
located at 2651 Big Timber Road
The applicant proposes to annex the subject property, which consists of approximately 4.48 acres
and will incorporate the property into the Randall Point Business Park. The subdivision will
contain twelve lots of various sizes for development, and several additional outlots for
stormwater management. In total, the property will contain approximately 145 acres of land.
FINDINGS OF FACT
The Planning&Zoning Commission finds that:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use 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 conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
The subject property is currently zoned for F-District Farming in unincorporated Kane County.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended conditional use with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the intended conditional use with respect to
consistency and compatibility with surrounding land use and zoning.
The area north of the subject property is zoned PORI Planned Office Research Industrial
District and is developed as the Randall Crossing Business Park.
The area to the south, east, and west is zoned PGI Planned General Industrial District and
is developing with the Randall Point Business Park.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use with respect to its consistency with an existing pattern of development or
•
an identifiable trend of development in the area.
Findings: The subject property is suitable for the intended conditional use with respect to
the trend of development standard.
2
Recommendation &Findings of Fact Planning&Zoning Commission
Petition 45-12 January 7, 2013
The subject property is located west of the city in an area, which is developing with
office and industrial uses.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the provisions for the purpose and intent,
and location and size of the zoning district.
Findings. The subject property is suitable for the intended conditional use with respect to
conformance to the provisions for the purpose and intent, and location and size of the
zoning district.
The applicant proposes to annex the subject property, which consists of approximately
4.48 acres and will incorporate the property into the existing commercial and industrial
subdivision. The subdivision will contain twelve lots of various sizes for development,
and several additional outlots for stormwater management. In total, the property will
contain approximately 145 acres of land.
Additionally, the planned development and annexation process ensures that the existing
development and any future development will be subject to conformance to a specific site
plan, public hearing, and City Council approval.
E. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings. The subject property is suitable for the intended conditional use with respect
to the site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 4.48 acres
of land.
F. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the sewer and water standard.
The applicant intends to connect to municipal sanitary sewer and water mains that are
currently present adjacent to the subject property. Stormwater control will be provided
• on site through various methods including storm sewer, detention, and retention facilities,
in compliance with the Kane County storm water management requirements.
G. Traffic and Parking Standard. The availability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
3
Recommendation & Findings of Fact Planning &Zoning Commission
Petition 45-12 January 7, 2013
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the traffic and parking standard.
The subject property has frontage along Big Timber Road, an arterial street serving the
west side of Elgin and areas further west. The subject property also has frontage on Rudy
Court a local street that serves the Randall Point Business Park.
Parking will be provided in conformance with the Off Street Parking Ordinance.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Office/Research/Industrial" by the 2005
Comprehensive Plan &Design Guidelines. The office/research/industrial land use
designation provides for a wide range of business uses and limited commercial service
uses to support the employment area.
Natural Preservation Standard. The suitability of the subject property for the proposed
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings: The subject property is suitable for the proposed planned development with
regard to the natural preservation standard.
There are no significant natural features on 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 proposed planned development with
regard to the internal land use standard.
No evidence has been found that the proposed planned development will be located,
designed, and operated in a manner that will exercise undue detrimental influence on
itself or surrounding property. 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.
4
Recommendation &Findings of Fact Planning&Zoning Commission
Petition 45-12 January 7, 2013
RECOMMENDATION DETAIL
By a vote of six (6) yes, zero (0) no, the Planning & Zoning Commission recommends the
approval of Petition 45-12, subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance and
Attachments, submitted by Pancor Construction and Development, dated received
October 26,2012.
2. Substantial conformance with the Key Plan and Site Data Exhibit, dated
February 16, 2012, submitted by Pancor Construction and Development,
dated received October 26, 2012.
3. Substantial conformance with the Master Site Plan, dated July 1 2008, submitted by
Pancor Construction and Development,prepared by Silva Architects, dated received
October 26, 2012.
4. Substantial conformance with Exhibit"A" Map of Territory Annexed to the City of Elgin,
dated December 7 2012,submitted by Pancor Construction and Development,prepared by
Jacob and Hefner Associates, Inc., dated received December 11, 2012.
5. Substantial conformance with the Final Plat of Resubdivision of Randall Point Business Park
Unit 2, dated December 5, 2012, submitted by Pancor Construction and Development,prepared
by Jacob and Hefner Associates, Inc., dated received December 11, 2012.
6. Compliance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 45-12 was adopted.
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning and Zoning Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Zoning Commission
5
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