G69-14 Ordinance No. G69-14
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM
AB AREA BUSINESS DISTRICT TO
PAB PLANNED AREA BUSINESS DISTRICT
(550 Tollgate Road)
WHEREAS, written application has been made requesting a map amendment from AB
Area Business District to PAB Planned Area Business District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on November 3, 2014; and
WHEREAS, the Community Development and the Planning and Zoning Commission
have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning and Zoning Commission
recommend approval of said application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and 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 November 3, 2014, and the recommendations made by the Community Development
Department and 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 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 PAB Planned Area Business District the following
described property:
LOT 34 IN NORTH ELGIN INDUSTRIAL PLAZA, BEING A SUBDIVISION OF PART OF THE
SOUTHEAST QUARTER OF SECTION 33 AND PART OF THE SOUTHWEST QUARTER OF
SECTION 34, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 17, 1973 AS DOCUMENT
NUMBER 1278513,IN KANE COUNTY, ILLINOIS,EXCEPTING THEREFROM
THAT PART OF LOT 34 IN NORTH ELGIN INDUSTRIAL PLAZA, BEING A SUBDIVISION OF
PART OF THE SOUTHEAST QUARTER OF SECTION 33 AND PART OF THE SOUTHWEST
QUARTER OF SECTION 34, ALL TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 34; THENCE SOUTH 08 DEGREES 15
MINUTES 03 SECONDS WEST ALONG THE EASTERLY LINE OF SAID LOT 34,A DISTANCE OF
212.75 FEET; THENCE NORTH 89 DEGREES 55 MINUTES 41 SECONDS WEST PARALLEL WITH
THE NORTH LINE OF SAID LOT 34,A DISTANCE OF 431.69 FEET TO THE WEST LINE OF SAID
LOT 34; THENCE NORTH 00 DEGREES 07 MINUTES 29 SECONDS EAST ALONG SAID WEST
LINE OF LOT 34, A DISTANCE OF 210.26 FEET TO THE NORTHWEST CORNER OF LOT 34;
THENCE SOUTH 89 DEGREES 55 MINUTES 41 SECONDS EAST, ALONG SAID NORTH LINE OF
LOT 34, A DISTANCE OF 463.97 FEET TO THE POINT OF BEGINNING, BEING SITUATED IN
THE CITY OF ELGIN,KANE COUNTY,ILLINOIS.
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from
AB Area Business District to PAB Planned Area Business District for the property commonly
known as 550 Tollgate Road, and legally described above, which shall be designed, developed,
and operated subject to the following provisions:
A. Purpose and Intent. The purpose and intent of the PAB zoning district is to
provide a planned commercial, office, and industrial environment, subject to the
provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal Code,
1976, as amended.
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, 1976, as amended. The exclusion of such symbol
shall not exempt such word or phrase from the applicable supplementary
regulation.
C. General Provisions. In this PAB 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, 1976, as amended.
D. Zoning Districts - Generally. In this PAB 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, 1976, as amended.
E. Location and Size of District. This PAB zoning district is located in substantial
conformance to the official comprehensive plan. The amount of land necessary to
constitute a separate PAB zoning district exclusive of rights-of-way, but including
adjoining land or land directly opposite a right of way exceeds two acres.
F. Land Use. In this PAB 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, 1976, as amended. The only permitted, conditional, and
similar land uses allowed within this PAB zoning district shall be those permitted,
conditional, and similar land uses listed below, and no permitted, conditional, or
similar use shall be allowed to display and/or store any goods, product, materials,
and/or equipment outside.
A. Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in this PAB Planned Area Business District:
1. Public administration division:
Public administration(J).
2. Municipal services division:
"Municipal facilities" [SR]
Public parks, recreation, open space (UNCL).
3. Offices division:
"Offices" [SR] (UNCL).
4. Finance, insurance, and real estate division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
5. Services division:
Advertising (731).
"Accessory package liquor sales establishment" [SR] (UNCL).
Armored car service (7381).
Automotive renting and leasing without drivers (751).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the
premises (7217).
Child daycare services (835).
Churches, convents, monasteries, and temples (8661)
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).
Individual and family social services (832).
Job training and vocational rehabilitation services (833).
Legal services (811).
Libraries (823).
Linen supply, except no on-site laundering (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).
Membership sports and recreation clubs (7997).
Organization hotels and lodging houses, on membership basis
(704).
Other schools and educational services (829).
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 (7991).
Professional sports operators and promoters (7941).
Radio and television repair(7622).
Refrigerator and air conditioning service and repair (7623).
Rental of dogs for protective service, except no overnight boarding
of animals (7381).
Reupholstery and furniture repair(764).
Security systems services (7382).
Services to dwellings and other buildings(734),
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Vocational schools (824).
Watch, clock and jewelry repair (763).
6. Retail trade division:
Apparel and accessory stores (56).
Automatic merchandising machine operators (5962).
Building materials, hardware and garden supply (52).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
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).
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
7. Agricultural division:
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, no overnight boarding
(0742).
8. Construction division:
"Contractor's office and equipment areas" [SR] (UNCL).
9. 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).
Measuring, analyzing, and controlling instruments; photographic,
medical, and optical goods; and watches and clocks (38).
Printing, publishing, and allied industries (27).
Textile mill products (22).
10. Wholesale trade division:
Apparel piece goods and notions (513).
Beer, wine and distilled alcoholic beverages (518).
Plastics Materials and Basic Forms and Shapes (5162)
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).
Lumber and other construction materials (503).
Machinery, equipment, and supplies (508).
Metals and minerals, except petroleum (505).
Paper and paper products (511).
Professional and commercial equipment and supplies (504).
11. 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).
Intercity and rural bus transportation operators' offices (413).
"Loading facilities" [SR], exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of chapter
19.47 of this title (UNCL).
Local and suburban passenger transportation operators' offices
(411).
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).
Trucking services (421).
12. Miscellaneous uses division:
"Accessory structures" [SR] (UNCL) to the permitted uses allowed
in this PAB Planned 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
this PAB Planned Area Business 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 this PAB Planned 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 this Planned Area Business 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 this PAB Planned 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 land uses shall be the only
land uses allowed as a conditional use in this PAB Planned Area Business
District:
1. Manufacturing division:
Chemicals and allied products (28).
Food and kindred products (20).
Paper and allied products (26).
Fabricated metal products (34).
Furniture and fixtures (25).
Industrial and commercial machinery and equipment (35).
Leather and leather products (31).
Lumber and wood products (24).
Primary metal industries (33).
Rubber and miscellaneous plastics products (30).
Stone, clay, glass and concrete products (32).
Tobacco products (21).
Transportation equipment(37).
2. Wholesale trade division:
Chemicals and allied products (516)
3. Transportation, communication, and utilities division:
"Commercial antenna tower" [SR] (UNCL).
"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).
Terminal maintenance for motor freight transportation (423).
"Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators"
[SR] (UNCL).
Water transportation(44).
4. Miscellaneous uses division:
"Accessory structures" [SR] (UNCL) to the conditional uses
allowed in this Planned 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
this PAB Planned Area Business District, subject to the provisions of
section 19.10.400 of this title.
"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] (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 19.60
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 this PAB Planned Area
Business District, pursuant to subsection 19.10.400H of this title:
1. Services division:
Business services not elsewhere classified (7389).
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. Wholesale trade division:
Miscellaneous durable goods (509).
Miscellaneous nondurable goods (519).
4. Transportation, communication and utilities division:
Special warehousing and storage not elsewhere classified(4226).
Transportation services not elsewhere classified (4789).
5. Construction division:
Building construction — general contractors and operative builders
(15).
Construction—special trade contractors (17).
G. Site Design. In this PAB Planned Area Business District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.12, Site Design, of the Elgin Zoning Ordinance and Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended, and as provided
in this ordinance. In this PAB District, the use of land and structures shall be
subject to the following conditions:
1. Substantial conformance to the Development Application date stamped
received on August 22, 2014 and supplemented through October 29, 2014
and all accompanying attachments, including but not limited to the
Statement of Purpose and Conformance submitted by Silva Architects,
Ltd, dated February 17, 2014. In the event of any conflict between such
Development Application materials and the provisions of this ordinance or
other applicable city ordinances, the provision of this ordinance or other
applicable city ordinances shall supersede and control.
2. Compliance with all other codes and ordinances.
H. Off-street Parking. In this PAB zoning district, off-street parking shall be
subject to the provisions of chapter 19.45, Off Street Parking, of the Elgin
Municipal Code, as amended.
I. Off-street Loading. In this PAB zoning district, off-street loading shall be
subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin
Municipal Code, 1976, as amended.
J. Signs. In this PAB zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended.
K. Planned Developments. In this PAB zoning district, the use and development of
the land and structures shall be subject to the provisions of Chapter 19.60,
Planned Developments, of the Elgin Municipal Code, 1976, as amended.
L. Conditional Uses. In this PAB zoning district, application for conditional uses
shall be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
Municipal Code, 1976, as amended. An application for conditional use may be
filed by an individual property owner without necessitating that all other property
owners in the development authorize such application.
M. Variations. In this PAB zoning district, application for variation shall be subject
to the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code,
1976, as amended. An application for variation may be filed by an individual
property owner without necessitating that all other property owners in this PAB
zoning district authorize such an application.
N. Amendments. In this PAB District, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.55, Amendments of the
Elgin Municipal Code, 1976, as amended. An application for map amendment
may be filed by an individual property owner without necessitating that all other
property owners in this PAB zoning district authorize such an application.
0. Subdivisions-Generally. The subdivision of the subject property and
development thereof shall comply with the subdivision regulations of the city, as
amended, and the Plat Act of the State of Illinois.
P. Appeals. Appeals of requirements, determinations, or interpretations associated
with the administration and enforcement of the provisions of this ordinance shall
be subject to the provisions of Chapter 19.75, Appeals, of the Elgin Municipal
Code, 1976, as amended.
Section 4. That this ordinance shall be full force and effect immediately after 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
November 3, 2014
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
SUBJECT
Recommendation and findings of fact for Petition 11-14, an application to rezone 550 Tollgate
Road from AB Area Business to PAB Planned Area Business. The planned development would
allow the applicant to construct an approximately 60,000 square-foot, spec office, industrial,
and/or warehouse building on the vacant property.
GENERAL INFORMATION
Petition Number: 11-14
Requested Action: Approval of a Planned Development
Current Zoning: AB Area Business District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Vacant
Property Location: 550 Tollgate Road
Applicant: Pancor Construction&Development, LLC
Owner: IYI, LLC
Staff Coordinator: Marc Mylott, Director of Community Development
LIST OF EXHIBITS ATTACHED
The following items either are directly attached to this recommendation and findings of fact or
are made a part hereof by reference:
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Statement of Purpose and Conformance; and
F. Public Hearing Transcripts from November 3, 2014.
EXHIBIT A
Findings of Fact
Petition 11-14
November 3, 2014
BACKGROUND
Pancor is responsible for many large, mixed office, industrial, and warehouse buildings in Elgin
(Randall Point West and Randall Point Executive Center, both generally along Randall Road,
north of I-90, and the Randall Point Business Park at Big Timber Road, west of Randall Road).
The proposed one-story, approximately 60,000 square-foot building would orient its tenants to
provide visibility from State Street/Route 31, and architectural features on that eastern façade
would continue south, reflecting that the building sits on a corner lot. With no specific tenants at
this time, the building is designed to provide maximum flexibility, including loading docks at
both ends of the building. The north dock is well screened from the adjacent hotel with a noise
wall and landscaping. The parking area in front of the building is also well landscaped, and the
applicant has provided street trees along Tollgate Road in conformance with the subdivision
regulations. The site includes no natural features that should be preserved, and stormwater will
be retained in the front of the building. Land for 13 extra parking spaces is banked should the
regulatory demands of the tenant warrant those spaces; no departures from the parking
requirements are sought by the applicant in conjunction with this application.
The proposed zoning on the property generally mirrors the PAB put in place in November 2010
for the Elgin Oaks Business Center located along the south side of Tollgate Road, south of the
subject property. Prior to November 2010, the Elgin Oaks Business Center was zoned GI
General Industrial. The properties located immediately west of the subject property are also
zoned GI General Industrial. The property to the north of the subject property is zoned AB Area
Business. As such, a hybrid zoning district, which blends uses permitted within both the AB and
GI zoning districts is very appropriate for this location, especially considering the extra ordinary
screening provided along the north lot line(adjacent to the Quality Inn).
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 11-14 on November 3, 2014. Testimony was presented at
the public hearing in support of the application. The Community Development Department
submitted a Planned Development Review to the Planning & Zoning Commission dated
November 3,2014.
The Community Development Department and the Planning and Zoning Commission have made
the following general findings against the standards for a planned development as outlined
within§ 19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development with respect to its size, shape, and any existing improvements.
PAGE 2 OF 7
Findings of Fact
Petition 11-14
November 3, 2014
Findings. The planned development meets the site characteristic standard as no site
characteristic would impede the construction of an approximately 60,000 square-foot,
spec industrial, office, and/or warehouse building including the customary ancillary items
such as parking, loading, and stormwater facilities. The subject property is approximately
168,000 square feet or approximately 3.9 acres, located at the Tollgate Road curve. The
property is currently vacant.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate water, sanitary
treatment, and storm water control facilities.
Findings. The planned development meets the sewer and water standard as the subject
property is currently served by municipal water and sanitary sewer and the site would
comply with all city storm water requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
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 planned development meets the traffic and parking standard as any future
tenant would be required to comply with Chapter 19.45 "Off-Street Parking" of the Elgin
Zoning Ordinance. To accommodate potentially unique uses, the site plan includes
banked land that could contain 13 additional parking spaces. As to traffic, the applicant
has located the two entrance drives on the opposite ends of the site from each other in an
effort to disperse the traffic from or coming to the building. The amount of trips that
would be generated by the additional land uses allowed within the planned development
is generally no greater than trips that would otherwise be generated by the land uses
currently permitted within the AB Area Business district (e.g. motion picture theaters are
permitted within the AB district). The applicant has provided a 5-foot sidewalk along the
edge of the site to provide safe passage for pedestrians in the immediate area. A common
refuse area will be located at the southern end of the property for the building occupants.
D. Zoning History. The suitability of the subject property for the intended planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The planned development meets the zoning history standard with respect to
the length of time the property has remained undeveloped in that the subject property was
annexed to Elgin as part of the 1550 North State Street Annexation in 1972. The property
was vacant then, and has remained vacant since. At the time of annexation, the property
was zoned B4 General Business District. The subdivision known as North Elgin
Industrial Plaza was established in 1973. The property was reclassified in 1992 to AB
Area Business District as part of a comprehensive amendment to the zoning ordinance.
PAGE 3 OF 7
Findings of Fact
Petition 11-14
November 3, 2014
E. Surrounding Land Use and Zoning. The suitability of the subject property for the
intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The planned development meets the surrounding land use and zoning standard
in that the building and uses proposed within the planned development are consistent and
compatible with the land uses and zoning of the properties immediately surrounding the
subject property. The architecture and orientation of the one-story building reflects that it
is on a corner lot. With such consideration, no adjacent building is left with the
unadorned side of a building in their street yard. The proposed building is approximately
34 feet tall, and the adjacent hotel is approximately 34 feet tall. The list of permitted,
conditional, and similar land uses within the planned development is a hybrid of
permitted uses from the AB Area Business and GI General Industrial zoning districts
proposed in generally the same manner as that approved by City Council for the Elgin
Oaks Business Center planned development in November 2010. The properties to the
west contain a mix of office and light industrial uses consistent with the GI General
Industrial zoning, and the property to the north is zoned AB and improved with a two-
story hotel (Quality Inn). The hotel property currently abuts GI zoning along its western
boundary.
F. Trend of Development. The suitability of the subject property for the intended planned
development with respect to its consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The planned development meets the trend of development standard in that the
proposed planned development creates a logical transition zoning district between the
Elgin Oaks Business Center (which planned development generally permits the same
uses as those within the proposed planned development), the GI General Industrial
zoning located immediately west of the subject property and along the remainder of
Tollgate Road west from the subject property, and the hotel located immediately north of
the subject property and zoned AB Area Business. The architecture and orientation of the
one-story building reflects that it is on a corner lot. With such consideration, no adjacent
building is left with the unadorned side of a building in their street yard. The proposed
building is approximately 34 feet tall, and the adjacent Quality Inn is approximately 34
feet tall and the one-story buildings within the Leslie Oaks Business Center are
approximately 15 feet tall. The list of permitted, conditional, and similar land uses within
the planned development is a hybrid of permitted uses from the AB Area Business and GI
General Industrial zoning districts proposed in generally the same manner as that
approved by City Council for the Elgin Oaks Business Center planned development in
November 2010. The properties to the west contain a mix of office and light industrial
uses consistent with the GI General Industrial zoning, and the property to the north is
PAGE 4 OF 7
Findings of Fact
Petition 11-14
November 3, 2014
zoned AB and improved with a two-story hotel (Quality Inn). The hotel property
currently abuts GI zoning along its western boundary.
G. Planned Development. The suitability of the subject property for the intended planned
development with respect to conformance to the provisions for the purpose and intent of
planned developments.
The planned development meets the purpose and intent of planned developments in that it
demonstrates the following:
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 Title 19 "Zoning" of the Elgin Municipal
Code; and
2. A creative approach to use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The site does not contain significant natural features, including topography,
watercourses,wetlands, or vegetation, that warrant preservation.
Section 19.60.060 A. gives the City Council the authority to grant departures from the
normal standards, regulations, requirements, and procedures of Title 19 "Zoning" of the
Elgin Municipal Code.
H. Comprehensive Plan. The suitability of the subject property for the intended planned
development with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
The planned development meets the comprehensive plan standard in that the subject
property is designated "Highway Commercial" in the City's Comprehensive Plan and
Design Guidelines dated 2005. According to the plan, areas so designated typically serve
surrounding neighborhood areas, but also larger trade areas connected by the arterial
street system. The plan suggests that these areas also typically include highway-serving
uses such as fast food restaurants, auto-oriented uses such as tire stores, service stations,
auto parts stores, and other stand-alone retail uses. The plan concludes by noting that
these commercial areas are generally auto dominated with few pedestrian amenities. The
list of permitted, conditional, and similar land uses within the planned development is a
hybrid of such uses from the AB Area Business and GI General Industrial zoning
districts, and these uses are consistent with the "Highway Commercial" designation
within the comprehensive plan.
Natural Preservation Standard: The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
PAGE 5 OF 7
Findings of Fact
Petition 11-14
November 3, 2014
Findings: The natural preservation standard is not applicable to this planned
development as the subject property contains no natural features, such as topography,
watercourses, wetlands, or vegetation, that warrant preservation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development
being located, designed, and operated so as to exercise no undue detrimental influence
on each other or on surrounding property.
Findings. The planned development meets the internal land use standard in that the land
uses within the proposed planned development would be located, designed, and operated
so as to exercise no undue detrimental influence on each other or on the surrounding
property. The planned development creates a logical transition zoning district between
the Elgin Oaks Business Center (which planned development generally authorizes the
same uses as those within the proposed planned development), the GI General Industrial
zoning located immediately west of the subject property and along the remainder of
Tollgate Road west from the subject property, and the hotel located immediately north of
the subject property and zoned AB Area Business. The list of permitted, conditional, and
similar land uses within the planned development is a hybrid of permitted uses from the
AB Area Business and GI General Industrial zoning districts proposed in generally the
same manner as that approved by City Council for the Elgin Oaks Business Center
planned development in November 2010. The properties to the west contain a mix of
office and light industrial uses consistent with the GI General Industrial zoning, and the
property to the north is zoned AB and improved with a two-story hotel (Quality Inn). The
hotel property currently abuts GI zoning along its western boundary. The planned
development includes a noise wall and landscaping located along the north lot line to
provide additional screening for the Quality Inn.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The only exception required for the proposed development is to Section 19.12.600 F., which
establishes that refuse collection areas may only be located within the rear yard. Because the
subject property is a corner lot, because the building is designed to accommodate at least two as-
of-now-unknown tenants, and because a refuse collection area for this type of building must be
accessed by a truck, the refuse collection area can only be practically located within the street
yard. At a minimum, the refuse collection areas will be screened with masonry in a style
consistent with the architecture of the building and it will be at least 90 feet back from the
Tollgate Road lot line.
PAGE 6 OF 7
Findings of Fact
Petition 11-14
November 3, 2014
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission
recommend approval of Petition 11-14, subject to the following conditions:
1. Substantial conformance to the Development Application date stamped received on
August 22, 2014 and supplemented through October 29, 2014 and all accompanying
attachments, including but not limited to the Statement of Purpose and Conformance
submitted by Silva Architects, Ltd, dated February 17, 2014; and
2. Compliance with all applicable codes and ordinances.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning and Zoning Commission
s/Marc S. Mylott,AICP
Marc S. Mylott, Secretary
Planning and Zoning Commission
Director of Community Development
PAGE 7 OF 7
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