G11-18 Ordinance No. G11-18
AN ORDINANCE
AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL
DISTRICT ORDINANCE NO. G17-99
(2135 Point Boulevard)
WHEREAS,the territory herein described has been classified in the PORI Planned Office
Research Industrial District and is subject to the requirements of Ordinance No. G17-99; and
WHEREAS, written application has been made to amend PORI Planned Office Research
Industrial Ordinance No. G99-17 to allow for the subdivision of the property commonly referred
to as 2135 Point Boulevard with departures from(1) Section 19.40.135,"Site Design", specifically
to create a new lot with a lot area less than the minimum lot area requirement, and (2) Section
18.24.060, "Lot Standards", specifically to create a new lot that does not abut a publicly dedicated
right-of-way; and
WHEREAS, the zoning lot containing the premises at 2135 Point Boulevard is legally
described in Ordinance No. G17-99 (the "Subject Property"); and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on December 4, 2017 following due notice by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & 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 an amendment
to the PORI Planned Office Research Industrial District pertains 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 December 4, 2017, and the recommendations made by the Community Development
Department and the Planning&Zoning Commission,a copy of which is attached hereto and made
a part hereof by reference as Exhibit A.
Section 2. That Section 2 F. of Ordinance No. G17-99, which regulates "Site Design"
for the PORI Planned Office Research Industrial District of the Subject Property, is hereby
amended to include the following:
4. The Final Plat of FMA Subdivision shall be in substantial conformance to the
Development Application and supporting documents submitted by Fabricators and Manufacturers
Association, as applicant and property owner, including the following materials:
a. Undated Statement of Purpose and Conformance Preliminary Plat of Subdivision
(less than 10 acres), received September 25, 2017;
b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated January 8, 2016;
c. Final Plat of FMA Subdivision, prepared by W-T Land Surveying, dated June 9,
2017, last revised October 30, 2017; and
d. Engineering plans for Fabricators & Manufacture Association, prepared by W-T
Engineering, LLC., dated March 25, 2016, last revised as record drawing set
February 1, 2017.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
5. A departure is hereby granted to allow the establishment of the proposed Lot 1 of the
Final Plat of FMA Subdivision without any frontage along a public right-of-way.
6. A departure is hereby granted to allow the establishment of the proposed Lot 2 of the
Final Plat of FMA Subdivision with 109,936 square feet in lot area which is less than the minimum
required 120,000 square feet in lot area.
Section 3. That except as amended herein, the use and development of the subject
property shall be controlled pursuant to the provisions of Ordinance No. G17-99. In the event of
any conflict between this ordinance and Ordinance No. G17-99, this ordinance and associated
documents shall control and prevail.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
JA1/0.44.iifvf4
David J. K.•iain i ayor
2
Presented: February 14, 2018
Passed: February 14, 2018
Vote: Yeas: 9 Nays: 0
Recorded: February 14, 2018 1 m
Published: February 26, 2018 • G: dR�5r_ �'`,.
Att st: 4" '--!.-41? V;
6., k/6(' v 4 'ig, •
imberly Dewis, Cit lerk „f•
Ut.
1
1
3
EXHIBIT A
December 4, 2017
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petitions 24-17 and 29-17
applications by Fabricators and Manufacturers Association, as applicant and property owner,
requesting approval of a Preliminary and Final Plat of Subdivision, and a Map Amendment to the
existing PORI Planned Office Research Industrial District with departures from (1) Section
19.40.135,"Site Design", specifically to create a new lot with a lot area less than the minimum lot
area requirement, and (2) Section 18.24.060, "Lot Standards", specifically to create a new lot that
does not abut a publicly dedicated right-of-way,all of which are necessary to subdivide the existing
property commonly referred to as 2135 Point Boulevard. The property is zoned PORI Planned
Office Research Industrial District.
GENERAL INFORMATION
Petition Number: 24-17 &29-17
Requested Action: Map Amendment to PORI Planned Office Research Industrial
District
Preliminary Plat of Subdivision, and
Final Plat of Subdivision
Current Zoning: PORI Planned Office Research Industrial District
Existing Use: Office
Proposed Use: Office (no change)
Property Location: 2135 Point Boulevard
Applicant: Fabricators and Manufacturers Association
Owner Fabricators and Manufacturers Association
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance and Resolution
BACKGROUND
Fabricators & Manufacturers Association (FMA), as applicant and property owner, is requesting
approval of a Preliminary and Final Plat of Subdivision to subdivide the existing property at 2135
Point Boulevard into two lots (Figure 1 below).
Inv
•
•
ir
•
•
•
•
,
ti
Figure 1:Proposed Subdivision
The 4-acre property is located in Randall Point Executive Center corporate business park at the
northeast corner of Randall Road and I-90 Tollway. The access to the business park is provided
via Point Boulevard. The subject property is located near the east end of the business park. The
extension of Point Boulevard on the east end is a private road and provides access to the subject
property.
- 2 -
Recommendation& Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
The property is improved with a 26,775-square foot, one-story office building and the accessory
parking lot with 105 parking spaces. The building was completed in December 2016 and is
occupied by FMA's headquarters.The existing building and parking lot are located on the southern
portion of the property leaving the northern portion of the property vacant and underutilized.
The proposed Lot 1 (67,548 square feet) occupying the northern portion of the property does not
have frontage along a public right-of-way. The proposed Lot 1 abuts Point Boulevard extension,
which is a private road. Lot 1 meets the minimum lot area requirement (60,000 square feet) for a
new lot which abuts a local road.
The proposed Lot 2 (109,936 square feet) would occupy the southern portion of the property. The
FMA headquarters would sit on Lot 2. Lot 2 abuts a limited access street (I-90 Tollway), and lots
that front such a street have a higher minimum lot area requirements than those that abut a local
road. Here, the minimum lot area requirement is 120,000 square feet versus 60,000 square feet,
and the proposed Lot 2 would be deficient by about 10,000 square feet.
Therefore, the applicant is also requesting approval of a Map Amendment to the existing PORI
Planned Office Research Industrial District with departures from (1) Section 19.40.135, "Site
Design",specifically to create a new lot with a lot area less than the minimum lot area requirement,
and (2) Section 18.24.060, "Lot Standards", specifically to create a new lot that does not abut a
publicly dedicated right of way. The proposed subdivision would enable the applicant to market
the Lot 1 for a new infill development.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City of Elgin in 1991. Upon
annexation, the property was zoned M2 General Manufacturing District. In 1992, the
property was rezoned to ORI Office Research Industrial District as part of the
comprehensive amendment to the zoning ordinance.
In 1999,the property was rezoned to the existing PORI Planned Office Research Industrial
District (Ordinance No G17-99) and became part of a subdivision commonly known as
Randall Point Executive Center II Subdivision. The existing one-story office building on
the property was completed in December 2016.
B. Surrounding Land Use and Zoning. The properties to the west, north and east are all
zoned PORI Planned Office Research Industrial District and are part of the same Randall
Point Executive Center II corporate business park subdivision.The properties are improved
with one- and two-story office buildings. The property is bounded by the I-90 Tollway to
the south, and a similar PORI Planned Office Research and Industrial district is located on
the south side of the I-90 Tollway, home to a four-story office building and Fisher Nuts
corporate center.
- 3 -
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
C. Comprehensive Plan.The subject property is designated as Office/Research/Industrial by
the City's 2005 Comprehensive Plan. 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.
D. Zoning District. The purpose and intent of this PORI Planned Office Research Industrial
District established by Ordinance No. G7-99 is to provide a corporate environment for
office research, and industrial uses, and to provide for other ancillary uses supportive to
the community and region. A PORI zoning district is most similar to,but departs from the
standard requirements of, the PORI zoning district.
E. Trend of Development. The subject property is located within an established corporate
office business park commonly known as Randall Point Executive Center. All properties
within the business park are improved with single-story or multi-story commercial office
buildings surrounded by accessory parking lots, except for the two lots in the northwest
corner of the business park closest to Randall Road which are improved with a restaurant
(Jimmy's Charhouse)and hotel (Country Inn & Suites). The business park tenants include
a variety of corporations and general office uses, including State Farm Insurance, Bishop
Technologies Inc., several law firm offices, and financial institutions, among others.
In 2016, FMA moved its headquarters to a new 26,000-square foot one-story building on
the subject property that filled the last remaining vacant parcel within the business park. In
early 2017, PACE Suburban Bus transit provider constructed a new 154-space park-n-ride
parking lot near the entrance into the business park at the southeast corner of Randall Road
and Point Blvd.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 24-17 and 29-17 on December 4, 2017. Testimony was
presented at the public hearing in support of the applications. The Community Development
Department submitted a Map Amendment, Preliminary Plat and Final Plat Review and Written
Findings&Recommendation to the Planning&Zoning Commission dated December 4, 2017.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
-4 -
Recommendation& Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements.The property is approximately four acres in size and does not have
any significant features including topography, watercourses, and vegetation. The property
is developed with a 26,755-sqquare foot office building and the accessory parking lot with
105 parking spaces. However, the existing property is too large for the existing building
leaving the northern half of the property vacant and underutilized. The proposed
subdivision will allow the applicant to market the northern half of the property(proposed
Lot 1) for infill development. Any future development on Lot 1 will have to meet all City
of Elgin stormwater requirements prior to the issuance of the site development permit.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The property is served with existing municipal sanitary and water services. The existing
infrastructure can accommodate a new development on Lot 1.
A stormwater detention facility for the Randall Point Executive Center II subdivision is
located along the east property line of the subdivision and in the northeast corner of the
subdivision.The existing stormwater infrastructure has adequate capacity to accommodate
an infill development on the proposed Lot 1. No new stormwater detention would be
required on Lot 1.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
- 5 -
Recommendation& Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion. The property is located at the east end of Randall Point Executive Center
corporate business park. All other properties in the business park have been developed. An
existing 20-foot wide access easement along the west property line will remain in place
and continue to provide access from Point Boulevard to both Lot 1 and Lot 2. Point
Boulevard has adequate capacity to accommodate an additional development on the
proposed Lot 1 without any negative impact to the on-site or off-site traffic circulation.
The existing parking lot on Lot 2 can adequately serve the existing office building and it's
current user, Fabricators & Manufacturers Association (FMA). Any new development on
Lot 1 will have to include the accessory parking lot to serve the new building and use.
However, Randall Point Executive Center business park includes a blanket cross access
and parking easement allowing visitors and users of all properties to access and use any
parking lot within the business park. The business park will continue to meet the parking
requirements.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. This standard is not applicable. The property is improved with a 26,755-square
foot building constructed in 2016. The building and its adjacent parking lot occupy
approximately the southern half of the property. The northern portion of the property is
vacant and underutilized.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning.The properties to the
west,north and east are all zoned PORI Planned Office Research Industrial District and are
part of the same Randall Point Executive Center II corporate business park subdivision.
- 6 -
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
All other properties within the business park have been developed and are improved with
single-story or multi-story office buildings and uses. Point Boulevard is well below its
capacity and can accommodate the additional development on the proposed Lot 1. Staff
anticipates the new development on Lot 1 will attract a new user that will complement the
existing corporate business park environment.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. As mentioned above, the subject property is located within an established
corporate office business park commonly known as Randall Point Executive Center. The
applicant is proposing to subdivide the existing property to accommodate an additional
infill development.
All properties within the business park are improved with single-story or multi-story
commercial office buildings surrounded by accessory parking lots, except for the two lots
in the northwest corner of the business park closest to Randall Road which are improved
with a restaurant building (Jimmy's Charhouse) and a hotel (Country Inn & Suites). The
business park tenants include a variety of corporations and general office uses.
In 2016,FMA moved to its new 26,755-square foot one-story headquarters building on the
subject property that filled the last remaining vacant parcel within the business park. In
early 2017, PACE Suburban Bus transit provider constructed a new 154-space park-n-ride
parking lot near the entrance into the business park at the southeast corner of Randall Road
and Point Blvd.
Staff anticipates the future development on Lot 1 will attract a user that can benefit from
being located within an established Class A office park and will complement the existing
uses.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose and intent of this PORI Planned Office Research Industrial
District established by Ordinance No. G7-99 is to provide a corporate environment for
- 7 -
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
office, research, and industrial uses, and to provide for other ancillary uses supportive to
the community and region.
As mentioned above, the applicant is requesting approval of an amendment to the PORI
District to subdivide the existing property to accommodate future infill development on the
underutilized portion of the property. The proposed Lot 2 does not meet the minimum lot
area requirement for a lot that abuts I-90 Tollway. However, the property is already
developed and includes a desirable purpose-built Class A office building with adequate on-
site parking, and access to Point Boulevard.
The proposed Lot 1 does not have access along a public right-of-way, but it includes a
direct access to a private road extension to Point Boulevard. The adjacent property to the
east,developed with a one-story office building,also features the access to the same private
road extension to Point Boulevard. The proposed subdivision is a desirable solution to
generate an infill development within an established and successful corporate business park
planned zoning district.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The
subject property is designated as Office/Research/Industrial by the City's 2005
Comprehensive Plan. 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.
The proposed subdivision is a desirable solution to create a vacant infill lot to attract an
additional office,warehouse,research or similar type of use that can benefit from a location
with easy access to Randall Road and I-90 Tollway.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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.
- 8 -
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. As mentioned above, there are no significant
natural features including topography, watercourses, wetlands, and vegetation on the
property.
The proposed subdivision will allow the applicant to market the northern, vacant half of
the property(proposed Lot 1)for infill development.Any future development on Lot 1 will
have to meet all City of Elgin stormwater requirements prior to the issuance of the site
development permit.
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. The subject property is suitable 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
properties. The proposed subdivision will allow for future infill development on the
underutilized portion of the existing property. All other properties with the business park
have been developed. The business park and Point Boulevard access road have adequate
capacity to accommodate an additional office, warehouse, research or similar use allowed
in the PORI District. Staff anticipates the future development of Lot 1 will attract a new
user that can benefit from being located within an established and successful corporate
office park with excellent access to the wider region via Randall Road and I-90 Tollway.
Any new development with a use allowed in the PORI District is not expected to have any
detrimental influence on the surrounding uses within the business park.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the zoning ordinance requirements:
1. Section 19.14.135. Site Design. The zoning ordinance requires that lots fronting
on Limited Access Streets (I-90 Tollway) have a minimum lot area of 120,000
square feet. The proposed Lot 2 of the FMA Subdivision is 109,936 square feet in
area.
2. Section 18.24.060.Lot Standards.The subdivision ordinance requires that all new
lots abut on a publicly dedicated right-of-way unless within an approved planned
unit development. The Lot 1 of the FMA Subdivision does not abut a publicly
dedicated right-of-way; instead,Lot 1 abuts and has access to private road extension
- 9 -
Recommendation & Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
to Point Boulevard.
Staff finds the proposed departures are appropriate and necessary to enable a future infill
development on what would otherwise remain underutilized and vacant part of the property.
The less-than-required lot area of the proposed Lot 2 will not have any negative impact on the
corporate business park as the property is already improved with a well-functioning and fully
occupied Class A office building.
Similarly, the proposed Lot 1 without any frontage along a public right-of-way is not uncommon
for a contemporary office park. The original Randall Point Executive Center II business park
subdivision was developed as a planned development and already includes a private access
easement to Point Boulevard for the subject property and the adjacent property to the east, which
also does not have a direct access to a public street. The business park also already includes a
blanket easement for all users to access and park on any property within the business park.
If the proposed subdivision is not approved, the northern portion of the subject property would
likely remain vacant for an extended period of time exercising undue detrimental effect on the
surrounding properties in the long run.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 24-17 and 29-17, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Fabricators and Manufacturers Association, as applicant and property owner,
including the following materials:
a. Undated Statement of Purpose and Conformance Preliminary Plat of Subdivision
(less than 10 acres), received September 25, 2017;
b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated January 8, 2016;
c. Final Plat of FMA Subdivision, prepared by W-T Land Surveying, dated June 9,
2017, last revised October 30, 2017; and
d. Engineering plans for Fabricators & Manufacture Association, prepared by W-T
Engineering, LLC., dated March 25, 2016, last revised as record drawing set
February 1, 2017.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
- 10 -
Recommendation &Findings of Fact
Petitions 24-17 and 29-17
December 4, 2017
2. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
24-17 and 29-17 for an amendment to the existing PORI Planned Office Research Industrial
District, and Preliminary and Final Plat of Subdivision, subject to the conditions outlined by the
Community Development Department,was five(5)yes,zero(0)no,and zero(0)abstentions.Two
members were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning &Zoning Commission
- 11 -
'. 111111
• trillati .
Saddle CIubbPk'-4 Imrf, 4011"6"),,;) Vo is .
• . IL4400,),-10,11M , ,
ii1aa1i _
IlliorWOUIST PM. wHfckory,H4. . • 2" ill` ��11�P � ,
Y
1'1 1 / '/ /-O. . 1111111,4_ Tad POter '
Ilk
I
Subject Property .. • �_
, Petition 24-17 & 29-17 -
• f_..
k r
o
30,
` �- . ,- gOE From Randall Rd- �
q1
. , , & ,_., :
,=,... [
' (7
tirxs , •
1.4.4 Ni.- > ! =mow\
lkill
Alft Ln .-- =
;t1....„.
S. t a.r
- —
1 . Fox Ln r _ . -
r
,,
r
• _
f r �I) !II r t' ill
EXHIBITA Aerial/Location Map N
�.
W E
1
5
0 120 240 480 720 960
Map prepared by City of Elgin Feet
Department of Community Development
. \__.---
IPORII
iilll
Hickory Hollow Dr FS
ORI
Irtn
A0III AVA,
r moot 0
0" _dig,
, %.•...
Subject Property ..
Petition 24-17 & 29-17 , ) . - ---.
PORI -
a
R II 2 F O ' __
Legend . . ,
III
Q RC1 Residence Conservation 1 'From Randa//Rd
ORC2 Residence Conservation 2
RC3 Residence Conservation 3 ..90
OPRC Planned Residence Conservation
-A
Q SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1
411111111111*
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
Q TRF Two Family Residence
O PTRF Planned Two Family Residence
MFR Multiple Family Residence
PMFR Planned Multiple Family Residence
ORB Residence Business
OPRB Planned Residential Business
ONB Neighborhood Business
OPNB Planned Neighborhood Business
-AB Area Business PORI
111111PAB Planned Area Business
-CC1 Center City 1 -
-CC2 Center City 2
-PCC Planned Center City
ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial Fox.Ln
-PGI Planned General Industrial
-CI Commercial Industrial
-CF Community Facility / ,
-PCF Planned Community Facility
EXHIBITS Zoning Map
w
Map prepared by City of Elgin 0 100 200 400 600 800
Feet
Department of Community Development
Abb
Subject Property
2135 Point Blvd.
Petition 24-17 & 29-17
0332129012
An
.219 '44446
EXHBIIT C Parcel Map N
City of Elgin 0 30 60 120 180 240
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
2135 Point Boulevard
Petition 24-17 & 29-17
•-"maw—^.411n., --- k M.
rr +,wy�,k
�1 /
s+ a. 1 I. d
/7")."4 4.''''''''NC . :rt..- '-'1 1
'S 41ifil: L,4 • ,_
.._, , /- , i-' a .
e-,
*kik . tit .,,,., _
11011111110
Bird's Eye View Looking North
� �V t
. L f. c ./ • I _
•
i1 f,,,, :, ' J-- imirmialj5f
4,.... "fes" - t
4.
at.
sal
i i -, ..r,k..".- 'ft. #.4 ,,f . , /1... ,
r.
.0, ' �J
f % J, �►
w
/i / --' `-' J 1,
/ /) *1111P'./''''''''-'''''--•,„. - 1.
_ Ili • 0 AA
/ i, s
w fig►, i ..
Bird's Eye View Looking East
EXHIBIT D
SITE LOCATION
2135 Point Boulevard
Petition 24-17 & 29-17
—.maw ,'r42e, •'j, ''•r 2150 - `I -/"'* — 1
osa,
�j \
hF rB2,, �4rr 1".,
ki
1 2 i I' -'•� P„,',/... , it !. f F'
'' .., s * ♦� X74 ,�. `'/� '. M . :„,,KI„,....,�'7' ` `
k1if11Ff� �•
!� •11%”;11. 0
I G: 2130 2136
1.1 Al,,,4 I 2n7 ^.. ,. - "2110, `�,._ , 7.i ,, , s`.,.• .
•
2,752175 r `. 1 1,•
/, F it /^15175 s• •�'' `Ig1. ,(� . �. -, •
�,.• , r '�' t -s
5,75 -�. ,` i 7 r , i,. :.,. It w�'
2155 ... ( �a•'„ "~ .. t
x.2155 tt11 ..44..
2115 ,1'1 *',.
r / / 2115 _ • ty ° ,
t A.. 2125 : r i 5
•
•
1 .�4 `f' r Y I r .`t,r 4
j . - w ,is '! tir_ ♦,�`
Nv
1707 'N** *‘4i4, \ - .,'w • ', -
no7 \�
1 no7. / _•�. fir-^
no7 �. ' ► ; litto
1 , -'w
,707 , a. •`'"' f �, ..k .�.:
'Al '.� 1707 \..,, , j
Proposed Subdivision
EXHIBIT D
SITE LOCATION
2135 Point Boulevard
Petition 24-17 & 29-17
lasittt up—
North Elevation — 2135 Point Blvd
EXHIBIT D
SITE LOCATION
2135 Point Boulevard
Petition 24-17 & 29-17
r jammuski,,
, � 1
I!
mg 1 i D-4 i 1 ii ma ',.7.: ::::-:;17-___
; -i A:) .'4 Il, 1 -1
F _., !1 r I A
a ./1 ! 1 .
South Elevation — 2135 Point Blvd
EXHIBIT D
SITE LOCATION
2135 Point Boulevard
Petition 24-17 & 29-17
111110
i .. fes,
•
Point Blvd Extension — Looking East