G20-16Ordinance No. G20 -16
AN ORDINANCE
CLASSIFYING TERRITORY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
(2500 Galvin Drive)
WHEREAS, the territory herein described commonly known as 2500 Galvin Drive is
classified within an ORI Office Research Industrial District; and
WHEREAS, written application has been made to classify said territory in the PORI
Planned Office Research Industrial District; and
WHEREAS, the Planning and 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 and Zoning Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment pertain to the government and affairs of the city.
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 4, 2016, 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 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:
THAT PART OF THE SOUTH 666.0 FEET OF THE SOUTHWEST QUARTER OF
SECTION 19, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER;
THENCE NORTH 88 DEGREES 58 MINUTES 11 SECONDS WEST ALONG THE
SOUTH LINE THEREOF 2006.68 FEET TO THE EAST LINE OF INDIAN TRAILS
UNIT NO. 2, THENCE NORTH 01 DEGREE 16 MINUTES 25 SECONDS EAST
ALONG SAID EAST LINE, 660.01 FEET TO THE NORTH LINE OF THE SOUTH
666.0 FEET OF SAID SOUTHWEST QUARTER; THENCE SOUTH 88 DEGREES 58
MINUTES 11 SECONDS EAST ALONG SAID NORTH LINE, 2002.90 FEET TO THE
EAST LINE OF SAID SOUTHWEST QUARTER; THENCE SOUTH 0 DEGREES 56
MINUTES 44 SECONDS WEST ALONG SAID EAST LINE, 666.0 FEET TO THE
POINT OF BEGINNING, IN DUNDEE TOWNSHIP, IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS.
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from ORI
Office Research Industrial District to PORI Planned Office Research Industrial District at 2500
Galvin Drive 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 only land
uses allowed shall be those allowed as a "permitted use" [SR], as a 'conditional
use" [SR], or as a "similar use" [SR] in the ORI office research industrial district as
provided for within Chapter 19.40.130 Land Use, and subject to the provisions of
Chapter 19.10 Land Use, of the Elgin Municipal Code as amended, with the
exception of those land uses prohibited within an arterial road corridor overlay
district as provided for within Chapter 19.15.520 Land Uses, of the Elgin Municipal
Code as amended.
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 Development Application and supporting
documents submitted by Interstate Partners, LLC, agent for the owner for
this application, including the following exhibits:
a. Statement of Purpose and Conformance dated received February 19,
2016
b. Consent and Disclosure statement submitted by Gary Hunter
Managing Member of the Owner TLF Northwest Business Park VII
LLC, dated received February 19, 2016
C. Proposed Graphics specifications Pages 1 -8 prepared by ABC Sign
Company, versions 5 last revised on February 17, 2016, and
versions 6 last revised on February 18, 2016.
In the event of any conflict between the foregoing documents and the
provisions of this ordinance or other applicable city ordinances, the
provisions of this ordinance or other applicable city ordinances shall
supersede and control.
2. Compliance with all other 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.
I. Off Street Loading. hi 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 except as provided for and additionally stipulated as follows:
The subject property shall be allowed the construction of a total of three
monument graphics with a surface area not to exceed 60 square feet and a
maximum height not to exceed 10 feet to be located at the entrance to the
property along Galvin Drive, whereas the zoning ordinance allows for no
more than one monument graphic.
2. The minimum distance between monument graphics shall be 95 feet
whereas the zoning ordinance requires that a one hundred (100) linear foot
separation be maintained between all monument graphics
3. The subject property shall be allowed the construction of no less than six
(6) wall graphics to be located at the loading dock doors along the northerly
elevation of the building, whereas the zoning ordinance allows for no more
than two (2) graphics for each occupant located on the ground floor of a
building.
4. The subject property shall be allowed the installation of fifteen (15)
directional graphics on the interior of the property's parking lots with a
surface area of 6.25 square feet excluding the base of the directional
graphics, as allowed by the ordinance, whereas the zoning ordinance
requires that directional graphics be no more than 2 square feet in surface
area. The graphics shall be no more than 5.75 feet in height, whereas the
zoning ordinance require that directional graphics not exceed 3 feet in
height.
I{ 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.
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.
Presented: April 27, 2016
Passed: April 27, 2016
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: April 27, 2016
Published: April 29, 2016
Attest:
Az,66�
Kimberly Dewis, City Clerk
W.
F 0641
i
April 4, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
OVERVIEW
Motorola Solutions, Inc., requests planned development approval to permit the installation of
various wayfinding graphics on the property commonly referred to as 2500 Galvin Drive.
GENERAL INFORMATION
Petition Number:
Requested Action: Planned Development as a Map Amendment
Current Zoning: ORI Office Research Industrial District
Proposed Zoning: PORI Planned Office Research Industrial District
Existing Use: Office, Manufacturing, Warehousing and Distribution
Property Location: 2500 Galvin Drive
Applicant: Motorola Solutions Inc.
Owner TLF Northwest Business Park VII LLC
Staff Coordinator: Sarosh Saber, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial Photo / Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Zoning Ordinance
Exhibit A
Findings of Fact
Petition 08 -16
April 4, 2016
BACKGROUND
Motorola Solutions, hie., wishes to install monument and wall graphics on the property at 2500
Galvin Drive that are in addition to those allowed by the requirements of the zoning ordinance.
The company is an American data communications and telecommunications equipment provider
specializing in public safety communications devices. It succeeded Motorola, Inc., following the
spinoff of the mobile phone division into Motorola Mobility in 2011. Until very recently, the
company had its headquarters in Schaumburg. In September of 2015, the company announced
that it would relocate its corporate headquarters and around 800 jobs to Chicago, and relocate
300 manufacturing and delivery employees to Elgin, while retaining about 1,600 employees in
Schaumburg.
As part of this effort, Motorola Solutions, Inc., proposes to occupy the easterly 300,000 square
feet of the building on the subject property. The remaining westerly 247,000 square feet of the
building are currently occupied by Colony Display, a manufacturer of custom retail displays and
store fixtures.
The property is currently located within the ORI Office Research Industrial District, and is only
allowed one monument graphic by the ordinance and two wall graphics per tenant. These
include:
1. The existing monument sign (Sign A) located at the southerly entrance to the property
and is proposed to be refaced to include the name of the applicant — Motorola Solutions,
Inc.
2. One wall mounted graphic (Sigh D) located above the south entrance to the building. The
surface area of the sign is 54 square feet.
3. One circular wall mounted graphic (Sign F) located on the southwest comer of the
building facing Galvin Drive. The surface area of this graphic is 26 square feet.
These graphics are allowed by right to be refaced and/or installed on the building.
Motorola Solutions, Inc., is requesting additional graphics to facilitate directing the heavy visitor
and employee traffic that is anticipated to be generated by the company on the site. The
additional graphics requested are as follows:
1. One internally illuminated double -faced monument graphic (Sign B) located at the
northerly entrance denoting the truck entrance to the property. The surface area of the
graphic is 59.68 square feet and the height of the graphic is 8.5 feet.
2. One double face non - illuminated panel directional graphic (Sign C) located on the
southerly driveway on the property directing visitors and employees to the various
entrances to the facility. The surface area of the graphic is 24 square feet and the height
of the graphic is 6 feet. This graphic is proposed to be located 95 feet from the existing
monument graphic on the property.
3. Fifteen parking lot directional graphics (Sign E) denoting parking spaces for visitors and
employees. These graphics are proposed to be located along the southerly parking lot and
2
Findings of Fact
Petition 08 -16
April 4, 2016
will be constructed with a surface area of 6.25 square feet each (excluding the base of the
graphic, as allowed by the ordinance) and a height of 5.75 feet.
4. Loading dock door identification graphics (Sign G) to be located above the loading dock
doors and northerly shipping and receiving entrances to the building. These signs will be
located approximately 265 feet from the right -of -way of Galvin Drive and are intended to
be visible only from the subject property and not from the public street. The surface area
of each graphic is 2.25 square feet.
The graphics are proposed to be designed in a style, color, materials, proportions and method of
construction that match the existing graphics on the property and throughout the industrial park.
The graphics within the industrial park are designed to provide a sense of uniformity and identity
within the park. The proposed signs are designed to continue to maintain the established identity
of the park.
The additional graphics can only be approved through a departure from the requirements of the
zoning ordinance. The applicant is therefore requesting approval of a planned development as a
map amendment within a PORI Planned Office Research Industrial District to be able to install
the additional graphics as requested. The applicant is not proposing any changes to the building
and site features on the premises at this time.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 08 -16 on April 4, 2016. 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 April 4,
2016.
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 intended
planned development with respect to its size, shape, significant natural features
(including topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is a rectangular shaped parcel containing approximately
30.376 acres of land and is improved with a 547,668 square foot building containing
office, manufacturing and warehousing land uses. The property is provided with paved
vehicle use areas that surround the building. The paved areas to the east, south and west
are paved with vehicular parking spaces and driveways, while those on the north are
paved with truck loading areas. Motorola intends to occupy the easterly 300,000 square
feet of leasable space within the building for its use.
Findings of Fact
Petition 08 -16
April 4, 2016
A stormwater detention facility is located at the westerly end of the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property is served with municipal sanitary sewer and water
systems.
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 subject property has two points of vehicular access from Galvin Drive.
Galvin Drive is a collector street serving the industrial properties within Northwest
Corporate Park and Northwest Industrial Park on the west side of Elgin.
The two access points provide access to the parking and loading/staging areas located on
the property. The zoning ordinance requires 547 off - street parking spaces on the property.
Based on the nature of the proposed land use that requires less use of the paved areas for
truck parking and docking, the applicant has identified a potential to convert truck
parking and staging areas into vehicle parking spaces ultimately providing for a total of
550 spaces on the property and in conformance with the requirements of the off - street
parking ordinance. However, at this time, 381 striped parking spaces currently exist on
the property requiring a departure from the requirements of the off - street parking
ordinance. No additional changes in the configuration of the paved areas are proposed on
the property at this time.
D. Zoning History Standard. 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 property was annexed to Elgin as part of the 2555 Higgins Road
Annexation in 1997. Following annexation, the subject property was zoned ORI Office
Research Industrial District. The industrial building on the property was constructed in
2005. The existing freestanding graphic on the southeast corner of the property at its
southerly entrance from Galvin Drive was also installed on the property at this rime.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
0
Findings of Fact
Petition 08 -16
April 4, 2016
Findings. The properties to the east and south are zoned ORI Office Research Industrial
District, while the property to the north is zoned within a PORI Planned Office Research
Industrial District. These properties are developed with large floor -plate industrial and
warehousing buildings. The properties to the west and southwest are located within the
Village of Gilberts and are improved with single family residences. The property to the
northwest is zoned within a PCF Planned Community Facility District and is used as a
regional detention facility for the properties within the industrial park.
F. Trend of Development Standard. The suitability of the subject property for the intended
planned development with respect to consistency with an existing pattern of development
or an identifiable trend of development in the area.
Findings. The subject property is located within an office research and industrial park
that is developing with larger floor -plate office, manufacturing and warehouse facilities.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended 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 rezoning of the property through approval of a planned
development within a PORI Planned Office Research Industrial District. The rezoning of
the property within a planned industrial district is in keeping with the current land use of
the property as well as the zoning classification and land uses within the adjacent ORI
Office Research Industrial district to the east and south.
The purpose and intent of the provision of planned developments is to accommodate
unique development situations. For planned development districts, the planned
development should 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 this title;
2. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities; and
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
the purpose and intent, location and size of a PORI Planned Office Research Industrial
District. The purpose of the PORI office research industrial district is to provide a
planned industrial environment that fosters a sense of place and destination within a
coordinated campus or park setting, subject to the provisions of Chapter 19.60 of the
zoning ordinance. A PORI zoning district is most similar to, but departs from the
standard requirements of the ORI zoning district.
E
Findings of Fact
Petition 08 -16
April 4, 2016
The rezoning of the property to a PORI District will allow the property to continue to
operate as a manufacturing facility.
H. Comprehensive Plan Standard. 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.
Findings. The property is designated as Office/Research/Industrial within the adopted
2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial
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 intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. There are no natural features on the property worthy of preservation. The
existing landscape material was installed as part of the development of the building and
its site design features, and will continue to be maintained as such.
J. Internal Land Use. 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. No evidence has been submitted or found that the proposed planned
development will be located, designed, or operated in a manner that will exercise undue
detrimental influence on itself or surrounding property. The operation of the
manufacturing and warehousing facility will continue to be wholly conducted within the
enclosed building. Additionally, the location, design and operation of the proposed new
graphics will not negatively impact the subject property or those within the industrial
park. The graphics are also proposed to be located towards the easterly portion of the
property (occupied by the petitioner) and at a sufficient distance away where they will not
be visible from the residential properties to the west located within the Village of
Gilberts.
The proposed graphics are not intended to be constructed with electronic LED message
center panels. The sole purpose of these graphics is to provide the company with greater
visibility and enhance the wayfinding of its users and visitors on an otherwise large
property.
rol
Findings of Fact
Petition 08 -16
April 4, 2016
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 departure from the requirements of the GI General Industrial District:
Section 19.50.070.13 Distance between Monument Graphics. The zoning
ordinance requires that a one hundred (100) linear foot separation be maintained
between all monument graphics. The applicant is proposing a separation of 95
feet between the existing monument graphic and Sign C.
2. Section 19.50.070.D.2 Maximum Number of Monument Graphics. The
maximum number of monument graphics allowed by the zoning ordinance is one
graphic for each principal building on a zoning lot. The applicant is proposing two
additional monument graphics and fifteen additional directional graphics.
3. Section 19.50.070.D.2 Maximum Surface Area of Monument Graphics. The
zoning ordinance requires the size of a monument graphic to be no more than 40
square feet when the speed limit of the street on which the property has frontage
is thirty (30) miles per hour or less. The existing monument graphic is constructed
with a surface area of 59.68 square feet. The additionally proposed monument
graphic is proposed to be designed with a similar surface area thereby requiring
departures from the requirements of the zoning ordinance for both graphics.
4. 19.50.080.D. Maximum Number of Wall Graphics. The maximum number of
wall graphics and integral roof graphics shall be two (2) for each occupant located
on the ground floor of a building. For a building face that does not have two (2) or
more occupants on the ground floor, there shall be a maximum of two (2) wall
graphics or integral roof graphics. The applicant is requesting no less than six wall
mounted graphics located at the loading dock doors along the northerly elevation
of the building. No departure from the surface area requirement for wall graphics
is requested at this time.
5. 19.50.090 Directional Graphics. The zoning ordinance requires that directional
graphics be no more than 2 square feet in surface area and not exceed 3 feet in
height. The applicant is requesting the installation of fifteen directional graphics
on the interior of the property's parking lots with a surface area of 6.25 square
feet excluding the base of the directional graphics, as allowed by the ordinance.
The height of these graphics is proposed at 5.75 feet.
6. 19.45.080 Table of Required Parking. The zoning ordinance requires that for
manufacturing, warehousing and storage land uses, parking spaces shall be
7
Findings of Fact
Petition 08 -16
April 4, 2016
provided at the rate of 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. Based on the
total floor area of the building, the minimum parking requirement is 547 parking
spaces. There are currently 381 spaces provided on the property requiring a
departure from the requirements of the zoning ordinance. However, based on the
nature of the proposed land use that requires less use of the paved areas for truck
parking and docking, the applicant has identified a potential to convert paved
truck parking and staging areas into vehicle parking spaces ultimately providing
for a total of 550 spaces on the property and in conformance with the
requirements of the off - street parking ordinance. The applicant is additionally
investigating the provision of remote parking for its employees in the vicinity.
RECOMMENDATION DETAIL
With respect to Petition 08 -16, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
Substantial conformance to the Development Application and supporting documents
submitted by Interstate Partners, LLC, agent for the owner for this application, including
the following exhibits:
a. Statement of Purpose and Conformance dated received February 19, 2016
b. Consent and Disclosure statement submitted by Gary Hunter Managing Member
of the Owner TLF Northwest Business Park VII LLC, dated received February
19, 2016
C. Proposed Graphics specifications Pages 1 -8 prepared by ABC Sign Company,
versions 5 last revised on February 17, 2016, and versions 6 last revised on
February 18, 2016.
In the event of any conflict between the foregoing documents and the provisions of this
ordinance or other applicable city ordinances, the provisions of this ordinance or other
applicable city ordinances shall supersede and control.
2. Compliance with all other applicable codes and ordinances
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was six (6) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 08 -16 was adopted.
s/ Robert Siljestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
Findings of Fact
Petition 08 -16
April 4, 2016
s/ Sarosh Saher
Sarosh Saher, AICP, Secretary
Planning & Zoning Commission
YHIBITA Aerial /Location Map ee�
s
Map prepared by City of Elgin 0 250 500 1,000 1,500 2,000
Department of Community Development Feet
0
Legend
ORC1 Residence Conservation 1
ORC2 Residence Conservation 2
RC3 Residence Conservation 3
PRC Planned Residence Conserva ran
O SFR1 Single Family Residence 1
PSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
PSFR2 Planned Single Family Residence 2
OTRF Two Family Residence
OPTRF Planned Two Family Resitlence
O MFR Multiple Family Residence
OPMFR Planned Multiple Family Residence
O RB Residence Bu in
sess
PRB Planned Residential Business
-NB Neighborhood Business
- PNB Planned Neighborhood Business
- AB Area Business
-PAS Planned Area Business
CC1 Center City 1
CC2 Center City 2
- PCC Planned Center City �9
-ORI Office Research Industrial
-PORT Planned Office Research Industrial
- GI General Industrial
PGI Planned General Industrial
Cl Commercial Industrial
-CF Communty Facility
. PCF Planned Community Facility
- FRP Fox River Presermon
CHIBIT B
Zoning Map
Subject Property
Petition 08 -16
N
w +E
5
Map prepared by City of Elgin 0 200 400 800 1,200 1,600
Department of Community Development Feet
XHBIIT C
City of Elgin
Department of Community Development
0319300003
Parcel Map
Subject Property
2500 -2570 Galvin Dr.
Petition 08 -16
N
A
0 85 170 340 510 680
Feel
SITE LOCATION EXHIBIT
2500 Galvin Drive
Petition 08 -16
Site Location
Perspective View
SITE LOCATION EXHIBIT
2500 Galvin Drive
Petition 08 -16
View of Site looking Southwest from Galvin Drive
View from Site looking South along Galvin Dr
View of Site looking Northwest from Galvin Drive
View from Site looking North along Galvin Dr
Site Pictures - 2
SITE LOCATION EXHIBIT
2500 Galvin Drive
Petition 08 -16
View of property from Galvin Drive
View of surrounding properties from Galvin Drive
Site Pictures - 3