G28-15 Ordinance No. G28-15
AN ORDINANCE AMENDING
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
ORDINANCE NO. G35-14
(Daching Business Park—2801 Alft Lane)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
classified in the PORI Planned Office Research Industrial District (Ordinance No. G35-14); and
WHEREAS, written application has been made to permit the construction of a new light
industrial,warehouse,distribution and office facility in the PORI Planned Office Research Industrial
District; and
WHEREAS,the development of certain property in the Daching Business Park was approved
with the passage of Ordinance No. G35-14; and
WHEREAS, Ordinance No. G35-14 requires that prior to any other or further development in
the Daching Business Park, the owner of the Subject Property to be developed 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; and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
Commission 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, 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 June 1, 2015, 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 a development plan in the PORI Planned Office Research Industrial District,
which will permit the construction of a new light industrial, warehouse, distribution and office
facility on the westerly 18.643 acres of Daching Business Park,prepared by Northern Builders,Inc.,
dated May 18,2015,as revised; said property being located at 2801 Alft Lane,and legally described
as follows:
That Part Of The Northeast Quarter Of The Northwest Quarter And The Northwest Quarter
Of The Northwest Quarter (Except The North 10.50 Chains) Of Section 31, Township 42
North, Range 8 East Of The Third Principal Meridian, More Particularly Described As
Follows:
Beginning At The Northeast Corner Of Lot 2 In Randall Crossings Business Park
Subdivision According To The Plat Thereof Recorded February 25, 2005 As Document
2005k022055, Also Being The Northwest Corner Of The Alft Lane Right-Of-Way As
Dedicated By Said Document 2005K022055; Thence South 89 Degrees 49 Minutes 14
Seconds West, Along The North Line Of Said Lot 2 And Lot 3 In Said Randall Crossing
Business Park Subdivision,Also Being The South Line Of The North Half Of The Northwest
Quarter Of Said Section 31 As Monumented And Occupied,A Distance Of 1276.72 Feet To
The East Right-Of-Way Line Of Tyrrell Road As Dedicated Per Document 623240;Thence
North 00 Degrees 40 Minutes 43 Seconds East Along Said East Right-Of-Way Line, A
Distance Of 634.28 Feet To The Westerly Extension Of The South Line Of The Besal
Subdivision According To The Plat Thereof Recorded October 7, 1996 As Document
96K071800; Thence North 89 Degrees 39 Minutes 17 Seconds East Along Said Westerly
Extension And Southerly Line, A Distance Of 1294.82 Feet To The Southeast Corner Of
Said Besal Subdivision And The Westerly Right-Of-Way Line Of Alft Lane As Dedicated
Per Document Number 2015K012561,Also Being A Point Of Curvature;Thence Along The
Westerly Right-Of-Way Line Of Said Alft Lane For The Following 4 Courses: 1) Thence
South Along Said Curve Concave Westerly Having A Radius Of 450.00 Feet Subtending A
Chord Bearing South 05 Degrees 22 Minutes 48 Seconds West, An Arc Distance Of 74.64
Feet To A Tangent Line; 2) Thence South 10 Degrees 07 Minutes 54 Seconds West Along
Said Tangent Line, A Distance Of 72.37 Feet To A Point Of Curvature; 3) Thence South
Along Said Curve Concave To The Southeast Having A Radius Of 450.00 Feet Subtending
A Chord Bearing South 04 Degrees 59 Minutes 11 Seconds West,An Arc Distance Of 80.82
Feet To A Tangent Line Being The Northerly Extension Of The West Right-Of-Way Line Of
Said Alft Lane; 4) Thence South 00 Degrees 09 Minutes 32 Seconds East Along Said
Tangent Line And Northerly Extension, A Distance Of 412.17 Feet To The Point Of
Beginning, In The Township Of Dundee, In Kane County, Illinois.
Containing Approximately 812,098 Square Feet(18.643 Acres+/-),and Property Commonly
known as 2801 Alft Lane.
Be and is hereby approved subject to the following conditions:
1. Substantial conformance to the Development Application dated May 11, 2015,
Statement of Purpose and attached documentation dated May 13,2015,prepared and
submitted by Stephen J. Pala of Northern Builders, Inc. In the event of any conflict
between such documentation and the terms of this ordinance or other applicable city
ordinances, the terms of this ordinance or other applicable city ordinances shall
supersede and control.
2. Substantial conformance to the ALTA/ACSM Land Title Survey, Sheets 1-2,
prepared by Manhard Consulting,Ltd.,dated July 17, 2014 and last updated on July
29, 2014.
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3. Substantial conformance to the development plan entitled "Redevelopment — Fox
River West at Alft Lane, Elgin IL, Scheme 4" Sheets 1-4, prepared for Northern
Builders, Inc., by Ware Malcomb dated 5/18/2015 and consisting of the following
documents:
a. Conceptual Site Plan(Sheet 1)
b. Conceptual Office Perspective (Sheet 2)
c. Conceptual Perspectives/Elevations (Sheet 3)
d. Conceptual Overall Elevations (Sheet 4)
4. Substantial Conformance to the Landscape Plan for Fox River West at Alft Lane,
prepared by James Dowden& Associates, Inc. dated May 12, 2015.
5. Substantial conformance to the Preliminary Engineering for Fox River West,Sheets
1-7, including the Preliminary Stormwater Report and Permit Application for
Daching Business Park Alft Lane—West 18 acres,prepared by Manhard Consulting,
Ltd., dated May 13,2015 and subject to further revisions pursuant to the review and
comments of the Engineering, Water, Fire departments and the city's stormwater
consultant.
6. Compliance with all applicable codes and ordinances.
Section 3. That Ordinance No. G35-14 entitled"An Ordinance Classifying Newly Annexed
Territory in the PORI Planned Office Research Industrial District," passed July 9, 2014, be and is
hereby amended only as set forth in this ordinance as follows:
Section G— Site Design shall be amended to include the following subparagraph:
"1. Setbacks by Lot Line.In this PORI zoning district,the minimum required"building"
setback" for a zoning lot shall be as follows:
(1) Street Setback. The minimum required building setback from Alft Lane, a
local street, shall be 31 feet."
Section H. — Off Street Parking shall be replaced in its entirety with the following
subparagraph:
"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, as may be amended with the
following exception concerning the required number of parking stalls:
The required number of parking stalls shall be subject to the provisions of Chapter 19.45,Off
Street Parking, of the Elgin Municipal Code, except for manufacturing, warehousing,
distribution and storage, which shall be as follows:
There shall be one parking stall for each one and one half employees base on peak demand
shift,or from 0 to 20,000 square feet of floor area,there shall be one parking stall per 1,500
square feet, from 20,001 to 50,000 square feet of floor area, there shall be one parking stall
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per 1,750 square feet, from 50,001 to 75,000 square feet of floor area, there shall be one
parking stall per 2,000 square feet, from 75,001 square feet of floor area and greater,there
shall be one parking stall per 2,500 square feet; whichever is greater."
Section 4. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No. G35-14. In the event of any conflict
between this ordinance,which expressly includes those documents detailed within Section 3 and the
allowances and departures described and provided thereon, and Ordinance No G35-14, this
ordinance and associated documents shall control and prevail.
Section 5. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
i/ //∎�%mac,. �.
David J. Kap ain, ��or
Presented: June 24, 2015
Passed: June 24, 2015
Omnibus Vote: Yeas: 9 Nays: 0 0 F E� '
Recorded: June 24, 2015 _L�. '
Published: June 26, 2015 ;•:°3 =4-!
Attest: r '
#t/i/C rly Dewis, city Clerk
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June 1, 2015
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 12-15, an application by Northern Builders,
Inc. for development plan approval within a PORI Planned Office Research Industrial District.
Specifically, the applicant intends to construct a 307,830 square feet building along with
stormwater detention facilities and surface parking lots. Access to the property is proposed from
Alft Lane.No access to the property is proposed from Tyrell Road.
GENERAL INFORMATION
Petition Number: 12-15
Requested Action: Development Plan Approval
Current Zoning: PORI Planned Office Research Industrial District
Existing Use: Vacant Agricultural Land
Proposed Use: Office/Research/Industrial
Property Location: 2801 Alft Lane
Applicant Northern Builders, Inc.
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
Exhibit A
Findings of Fact
Petition 12-15
June 1, 2015
E. Development Application and Attachments
F. Draft Ordinance
G. Related Correspondence
BACKGROUND
Northern Builders, Inc, requests approval to develop the westerly 18.643 acres of the Daching
Business Park with a new light industrial, warehouse, distribution and office facility contained
within a single building. The approximately 59.93 acre business park was annexed to the city in
2014 with the intention of developing the property with industrial buildings. At the time of
annexation, the owner, Mr. Huang, also agreed to complete improvements to Mason Road along
the frontage of the property and extend Alft Lane in a northerly direction to intersect with Mason
Road. Both streets are currently being constructed in accordance with the city's street standards
and specifications.
A condition of the annexation agreement requires development plan review of any future
development through the review of development site plans, landscape plans, architectural
elevations and preliminary engineering and stormwater management.
The proposed 307,830 square foot building is located in a manner that will minimize its impact
on surrounding property. The building will be set back a distance of approximately 245 feet from
Tyrell Road and the residential subdivisions beyond. Additionally, the frontage of the property
along Tyrell Road will contain a berm that is 10 feet in height and landscaped with a
combination of trees and shrubs to screen the building and further reduce its impact on properties
to the west. Vehicular parking and off street loading is proposed on the north and south sides of
the building.
The industrial building will be constructed using structural steel framing clad with pre-cast
concrete panels stained in a light color and intermediate panels stained in a darker color to
present a "travertine" stone look. The corners containing the entrances to the building and office
space will be enhanced with large glass and steel canopies and highlighted by setting their bays
forward of the rest of the facade.
The areas in front of the east and west elevations of the building that face rights-of-way will be
landscaped using a combination of trees and shrubs. The stormwater detention facilities will be
located to the south and west portions of the property and designed to accommodate the
stormwater runoff from surrounding property and Alft Lane.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 12-15 on June 1, 2015. Testimony was presented at the
public hearing in support of the application. The Community Development Department
2
Findings of Fact
Petition 12-15
June 1, 2015
submitted a Planned Development Review to the Planning & Zoning Commission dated June 1,
2015.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings regarding the standards for planned developments as outlined
within § 19.60.040:
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 regularly shaped parcel
containing a total of 812,230 square feet (18.65 acres) of land. The property is currently
vacant and used for agricultural farming. There are no trees located on the property.
The parcel is relatively flat with elevations on the site ranging from high points of 898.5
feet at the southeast and 895.9 feet at the northwest corners to a low point of 881.6 feet at
the south central portion of the site for a maximum relief of 16.9 feet. Drainage on the
site is generally in a southerly direction.
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.
Findings: The applicant intends to connect to municipal sanitary sewer and water mains
that are currently present and adjacent to the subject property at the present terminus of
Alft Lane at the Southeast corner of the 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 Tyrell Road. Tyrell Road is a Kane
County Highway connecting the Village of Gilberts to Illinois Route 72 and Big Timber
Road.No access to Tyrell Road is proposed.
The completion of the Alft Lane improvements within a 60 foot right-of-way currently
under construction will provide the property with vehicular access at two points. Alft
Lane is a local street serving the industrial properties on the northwest side of Elgin. The
completion of Alft Lane to its intersection with Mason Road to the north will provide
traffic to and from the industrial park with an additional connection to Randall Road to
the east and subsequently to Interstate 90 both of which serve the region.
3
Findings of Fact
Petition 12-15
June 1, 2015
Off street parking for vehicles is proposed along the northerly portion of the site
consisting of 195 parking spaces, with an additional 91 spaces land banked along the
westerly portion of the site for a total of 286 spaces. Additionally, and depending upon
the demand for additional parking by a tenant with a more intense office or
manufacturing component, provision is made to substitute areas currently designed for
off-street loading along the south side of the building with 60 additional vehicular
parking space potentially exceeding the number of spaces required by the strict
application of the off-street parking ordinance.
Off-street loading and truck parking is proposed along the southerly portion of the site
consisting of 30 dock doors, 28 trailer stalls and 2 drive-in doors. Currently, the only
vehicle use area on the westerly portion of the site consists of a 26 foot wide private drive
for emergency vehicle access on the site.
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 development plan was annexed to the city in 2014
and zoned PORI Planned Office Research Industrial District. Prior to its annexation, the
property was zoned F-Farming within unincorporated 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. The property to the east of the subject
property and across Alft Lane extended will potentially be developed with industrial land
uses. The property to the south comprises of Randall Crossings Business Park and is
currently being developed in a manner similar to what is proposed on the subject property
—with large footprint buildings containing office, research and industrial uses.
The property to the north is annexed within the Village of Gilberts and is used as a golf
driving range. The areas farther west across Tyrell Road are also located within the
Village of Gilberts and are developed within a residential subdivision known as
Woodland Meadows 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.
4
Findings of Fact
Petition 12-15
June 1, 2015
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.
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 development plan approval 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: The purpose of this petition is to evaluate development of individual parcels of
land within the business park in conformance with the requirements of the annexation
agreement. The planned development as proposed demonstrates 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.
The proposed development is in conformance with the purpose and intent of a planned
development.
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.
5
Findings of Fact
Petition 12-15
June 1, 2015
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.
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 district ordinances are intended to prevent or mitigate undue
detrimental influence on the proposed internal land uses and surrounding properties.
Based on the information reviewed, 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 property is
intended to be developed in a manner that is similar to the other industrial properties in
the area, with additional consideration given to minimizing, to the greatest extent
possible, any negative impacts on residential properties located to the west.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,
regulations, requirements, and procedures of the zoning ordinance. The applicant is requesting
the following departures from the zoning ordinance:
1. Chapter 19.40.135.E.1.a: Street Setbacks. The zoning ordinance requires a building on
this property to be setback from a local street for a distance of no less than 46.4 feet. The
developer is proposing a 31 foot building setback from Alft Lane, to maximize the
distance of the building from the west lot line thereby reducing the building's impact on
residential properties to the west. The street setback departure from Alft lane is
approximately similar to the 35 foot setback granted to industrial development to the
south within Randall Crossings Business Park.
2. Chapter 19.45.070: Required Number of Parking Stalls. The zoning ordinance
provides for the required number of off street parking stalls for "Manufacturing,
Warehouse and Storage" at 1 stall per 1.5 employees based on the peak demand shift, or
1 stall per 1,000 square feet of floor area, whichever is greater — thereby requiring 308
parking stalls for the proposed 307,830 square feet building. The developer is currently
6
Findings of Fact
Petition 12-15
June 1, 2015
proposing the installation of 195 off-street parking spaces requiring a departure from the
requirements of the ordinance.
The property is currently being developed on a speculative basis with an ultimate land
use and number of tenants to be determined by market conditions. If future tenants/land
uses within the building demand additional parking, the developer has provided for an
additional 91 spaces land banked along the westerly portion of the site for a total of 286
spaces. Additionally, and depending upon the demand for additional parking by a
potential tenant with a more intense office or manufacturing component and a lower
requirement for warehouse space, flexibility is being built into the site plan with the
addition of 60 parking spaces within areas currently designed for off-street loading. The
addition of these parking spaces would potentially exceed the number of spaces required
by the strict application of the off-street parking ordinance.
Industrial properties within the northwest area of Elgin have similarly been granted
departures from the requirements of the off-street parking ordinance based on economies
of scale due to size, output, or scale of operation. The departures range from requiring 1
space per 1,500 square feet for smaller buildings (less than 20,000 square feet of floor
area) to requiring 1 space per 2,500 square feet for larger industrial buildings exceeding
75,000 square feet of floor area.
RECOMMENDATION DETAIL
With respect to Petition 12-15, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
1. Substantial conformance to the Development Application dated May 11, 2015,
Statement of Purpose and attached documentation dated May 13, 2015, prepared
and submitted by Stephen J. Pala of Northern Builders, Inc.
2. Substantial conformance to the ALTA/ACSM Land Title Survey, Sheets 1-2,
prepared by Manhard Consulting, Ltd., dated July 17, 2014 and last updated on
July 29, 2014.
3. Substantial conformance to the development plan entitled "Redevelopment— Fox
River West at Alft Lane, Elgin IL, Scheme 4" Sheets 1-4, prepared for Northern
Builders, Inc., by Ware Malcomb dated 5/18/2015 and consisting of the following
documents:
a. Conceptual Site Plan(Sheet 1)
b. Conceptual Office Perspective(Sheet 2)
c. Conceptual Perspectives/Elevations (Sheet 3)
d. Conceptual Overall Elevations(Sheet 4)
7
Findings of Fact
Petition 12-15
June 1, 2015
4. Substantial Conformance to the Landscape Plan for Fox River West at Alft Lane,
prepared by James Dowden&Associates, Inc. dated May 12, 2015.
5. Preliminary Engineering for Fox River West, Sheets 1-7, including the
Preliminary Stormwater Report and Permit Application for Daching Business
Park Alft Lane — West 18 acres, prepared by Manhard Consulting, Ltd., dated
May 13, 2015 and subject to review and comments of the Engineering, Water,
Fire departments and the city's stormwater consultant.
6. Compliance with all applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was seven(7)yes and zero (0)no.
Therefore,the motion to recommend approval of Petition 12-15 was adopted.
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Sarosh Saher
Sarosh Saher,AICP, Secretary
Planning&Zoning Commission
8
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EXHIBIT Aerial/Location Map N
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Map prepared by City of Elgin o 200 40o aoo ,zoo 1,600
Department of Community Development Feet
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Subject Property
Petition 12-15
101111r. 110
Mason Rd
illit 111111 .
Hennessy Ct
Legend
II
1=3 Residence Conservation 1
OResidence Conservation 2 -
Residence Conservation 3 -
OPlanned Residence Conservation
OSingle Family Residence 1 -
QSingle Family Residence 2 -
OPlanned Single Family Residence 2 -
ElTwo Family Residence -
-Multiple Family Residence -
-Planned Multiple Family Residence
O Residence Business MI
Q Planned Residential Business cb
IIII PORI
-Neighborhood Business - 4
-Planned Neighborhood Business -
-Area Business -
-Planned Area Business -
-Center City 1 -
-Center City 2
-Planned Center City 111
-Office Research Industrial
-Planned Office Research Industrial • f ape
-General Industrial
INPlanned General Industrial
-Commercial Industrial
Ill
INPlanned Community Facility -
-Community Facility -
-Fox River Preservation
-Planned Center City 2 -
OPlanned Single Family Residence 1 -
Planned Two Family Residence -
EXHIBIT B Zoning Map N
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0 90 180 360 540 720
Map prepared by City of Elgin 1 Feet
Department of Community Development
Mason Rd
Subject Property
2801 Alft Ln.
Petition 12-15
0331100002
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EXHBIIT C Parcel Map N
City of Elgin 0 50 100 200 300 400
Department of Community Development Feet
SITE LOCATION EXHIBIT
2801 Alit Lane
Petition 12-15
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SITE LOCATION EXHIBIT
2801 Alft Lane
Petition 12-15
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View of Surrounding properties from Alft Lane
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Site Pictures - 1
SITE LOCATION EXHIBIT
2801 Alit Lane
Petition 12-15
3
View of property from Tyrell Road
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View looking west from Tyrell Road
Site Pictures - 2