G76-18 Ordinance No. G76-18
AN ORDINANCE
AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
ORDINANCE NO. G41-16
(2451 Bath Road)
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. G41-16; and
WHEREAS, written application has been made to amend PORI Planned Office Research
Industrial District Ordinance No. G41-16 to allow for the construction of a new approximately
325,020-square foot office and warehouse building on the property commonly known as 2451
Bath Road, and to amend the list of permitted use on the Southern Developable Area as described
by Ordinance No. G41-16; and
WHEREAS, the zoning lot containing the premises at 2451 Bath Road is legally described
in Ordinance No. G41-16 (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on December 3, 2018, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; 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 Planed 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 3, 2018, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Section 3. G. 1. c. of Ordinance No. G41-16, which regulates "Land
Use, Southern Developable Area Only" in the PORI Planned Office Research Industrial District
of the Subject Property, is hereby amended to include the following additional permitted use with
the Agricultural division:
c. Agricultural division:
"Crop Services (072)", including exclusively soybeans, wheat, or hay.
Section 3. That Section 3. I. of Ordinance No. G41-16, which regulates "Site Design,
Northern Developable Area Only" in the PORI Planned Office Research Industrial District of the
Subject Property, is hereby amended to include the following conditions within this PORI zoning
district:
1. Substantial conformance to the Development Application submitted by Scannell
Properties, LLC, as applicant, and David Huang, as property owner, received
September 20, 2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance in Support of Map Amendment
for 2451 Bath Road, received September 20, 2018;
b. A letter regarding PUD Amendment 2451 Bath Road Project and Remainder
Property, Elgin, Illinois, from Lee and Associates of Illinois, LLC, dated October
26, 2018;
c. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd, dated
August 14, 2018, last revised September 13, 2018;
d. Floor Plan Sheet 7 of 9; prepared by Manhard Consulting Ltd, dated September 19,
2018, with such further revisions as required by the Community Development
Director;
e. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
f. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
revisions as required by the Community Development Director;
g. Undated and untitled elevations plan, received October 26, 2018, with such further
revisions as required by the Community Development Director;
h. Site Plan-Photometrics Sheets E1.1, E1.2, E1.3, and E1.4, prepared by William L.
Teeter, PE, dated September 21, 2018, with such further revisions as required by
the Community Development Director;
i. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of 9,
prepared by Manhard Consulting Ltd, dated September 19, 2018, with such further
revisions as required by the Community Development Director; and
j. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans, prepared by Manhard Consulting, Ltd, dated September 6, 2018,
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last revised November 2, 2018, with such further revisions as required by the City
Engineer.
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.
2. A departure is hereby granted to construct the vehicle use area with the minimum
street yard setback of 19.8 feet from the east property line along Capitol Street, and
minimum 39 feet from the south property line along future extension of Holmes
Road in substantial conformance to the following:
a. Five sheet site plan set titled"2451 Bath Road Industrial City of Elgin,Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
and
b. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans, prepared by Manhard Consulting, Ltd, dated September 6,
2018, last revised November 2, 2018, with such further revisions as required by
the City Engineer.
3. A departure is hereby granted to construct a commercial operations yard in the
street yard along the future extension of Holmes Road in substantial conformance
to the following:
a. Five sheet site plan set titled"2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled"Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such
further revisions as required by the Community Development Director; and
c. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans, prepared by Manhard Consulting, Ltd, dated September 6,
2018, last revised November 2, 2018, with such further revisions as required by
the City Engineer.
4. A departure is hereby granted to screen the commercial operations yard with only
the landscape screening in substantial conformance to the following:
a. Six sheet landscape plan set titled"Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such
further revisions as required by the Community Development Director.
5. A departure is hereby granted to install a maximum six-foot high, open-design,
black, aluminum ornamental fence in the street yard along the future extension of
Holmes Road in substantial conformance to the following:
a. Five sheet site plan set titled"2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
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6. A departure is hereby granted to allow the construction of the vehicle use area
without the minimum required interior landscape yards on the north and south sides
of the building in substantial conformance to the following:
a. Five sheet site plan set titled"2451 Bath Road Industrial City of Elgin,Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled"Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such
further revisions as required by the Community Development Director; and
c. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans, prepared by Manhard Consulting, Ltd, dated September 6,
2018, last revised November 2, 2018, with such further revisions as required by
the City Engineer.
7. Compliance with all applicable codes and ordinances.
Section 4. That Section 3. J. of Ordinance No. G41-16, which regulates "Site Design,
Southern Developable Area Only, More than 500 Feet from Randall Road" in the PORI Planned
Office Research Industrial District of the Subject Property, is hereby amended to include the
following condition within this PORI zoning district:
b. The construction of any type of structure, permanent or temporary, for the
agricultural use "Crop Services (072)" is not permitted.
Section 5. That Section 3. K. of Ordinance No. G41-16, which regulates"Site Design,
Southern Developable Area Only, Within 500 Feet of Randall Road, AB Use"in the PORI Planned
Office Research Industrial District of the Subject Property, is hereby amended to include the
following condition within this PORI zoning district:
b. The construction of any type of structure, permanent or temporary, for the
agricultural use "Crop Services (072)" is not permitted.
Section 6. That Section 3. Q. of Ordinance No. G41-16, which regulates"Signs"in the
PORI Planned Office Research Industrial District of the Subject Property, is hereby amended to
include the following conditions within this PORI zoning district:
1. A departure is hereby granted to permit the installation of three monument graphics
on the property commonly known as 2451 Bath Road in substantial conformance
to the following:
a. Five sheet site plan set titled"2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised
October 19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled"Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such
further revisions as required by the Community Development Director; and
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c. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of
9, prepared by Manhard Consulting Ltd, dated September 19, 2018, with such
further revisions as required by the Community Development Director.
2. A departure is hereby granted to construct three monument graphics with the
maximum sign surface area of 109.3 square feet each, and in substantial
conformance to the following:
a. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of
9, prepared by Manhard Consulting Ltd, dated September 19, 2018, with such
further revisions as required by the Community Development Director.
Section 7. That except as amended herein,the use and development of the subject property
shall be controlled pursuant to the provisions of Ordinance No. G41-16. In the event of any conflict
between this ordinance and Ordinance No. G41-16, this ordinance and associated documents shall
control and prevail.
Section 8. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
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David J. Ka in, ayor
Presented: December 19, 2018
Passed: December 19, 2018
Vote: Yeas: 8 Nays: 0 ; `_ :,
Recorded: December 19, 2018 .
Published: December 20, 2018 :. v,'
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imberly Dewis, • Clerk
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EXHIBIT A
December 3, 2018
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 Petition 44-18, an application by
Scannell Properties, LLC, as applicant, and David Huang, as property owner, are requesting
approval of an amendment to the existing PORI Planned Office Research Industrial District
Ordinance No. G41-16 with departures from (1) Section 19.40.135 of the Elgin Municipal Code,
"Site Design",specifically to reduce the minimum required vehicle use area setbacks from the east
and south street lot lines, (2) Sections 19.90.015, "Definitions and Regulations" and 19.12.600,
"Obstructions in Yards", specifically to allow a commercial operations yard in the street yard, (3)
Section 19.90.015, "Definitions and Regulations", specifically to allow a commercial operations
yard with no screening by a "solid fence [SR]", (4) Section 19.90.015, "Definitions and
Regulations", specifically to allow a 6-foot high fence in the street yard, (5) Section 19.12.720,
"Landscape Yards", specifically to reduce the minimum total area of a required interior landscape
yard, (6) Section 19.50.070, "Monument Graphics", specifically to increase the number of
permitted monument graphics, and (7) Section 19.50.070, "Monument Graphics", specifically to
increase the maximum surface area of a monument graphic,all of which are necessary to construct
a new office and warehouse building with accessory parking and storage for semi-trucks and
trailers, and to amend the list of permitted uses to include "Crop services (072)", specifically
soybeans, wheat, and/or hay, all on the property commonly known as 2451 Bath Road. The
property is zoned PORI Planned Office Research Industrial District.
GENERAL INFORMATION
Petition Number: 44-18
Property Location: 2451 Bath Road
Requested Action: Amendment to Planned Development
Current Zoning: PORI Planned Office Research Industrial District established by
Ordinance No. G41-16
Proposed Zoning: No change. (PORI Planned Office Research Industrial District)
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
Existing Use: Vacant
Proposed Use: Office and warehousing
Applicant: Scannell Properties, LLC
Owner David Huang
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Scannell Properties, LLC, as applicant, and David Huang, as property owner, are requesting
approval of an amendment to the existing PORI Planned Office Research Industrial District
Ordinance No. G41-16 with departures from (1) Section 19.40.135 of the Elgin Municipal Code,
"Site Design",specifically to reduce the minimum required vehicle use area setbacks from the east
and south street lot lines, (2) Sections 19.90.015, "Definitions and Regulations" and 19.12.600,
"Obstructions in Yards", specifically to allow a commercial operations yard in the street yard, (3)
Section 19.90.015, "Definitions and Regulations", specifically to allow a commercial operations
yard with no screening by a "solid fence [SR]", (4) Section 19.90.015, "Definitions and
Regulations", specifically to allow a 6-foot high fence in the street yard, (5) Section 19.12.720,
"Landscape Yards", specifically to reduce the minimum total area of a required interior landscape
yard, (6) Section 19.50.070, "Monument Graphics", specifically to increase the number of
permitted monument graphics, and (7) Section 19.50.070, "Monument Graphics", specifically to
increase the maximum surface area of a monument graphic,all of which are necessary to construct
a new office and warehouse building with accessory parking and storage for semi-trucks and
trailers, and to amend the list of permitted uses to include "Crop services (072)", specifically
soybeans, wheat, and/or hay, all on the property commonly known as 2451 Bath Road.
The 58-acre property known as the "Huang Property" is located at the northwest corner of Big
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
Timber Road and N. Randall Road. In 2016, the City approved a planned development for the
Huang Property establishing the Northern Developable Area and the Southern Developable Area,
which are separated by an approximately 11-acre tree conservation area. The 20.8-acre property
known as the "Northern Developable Area" is located at the southwest corner of Bath Road and
Capitol Street, and is currently vacant. The approximately 20.17-acre Southern Developable Area
is located between N. Randall Road on the east and Big Timber Road on the west and south. The
Southern Developable Area is also vacant.
Northern Developable Area proposal
The applicant is proposing an amendment to the existing planned development established by
Ordinance No. G41-16 to construct a new 325,020-squre foot spec office and warehouse building
at 2451 Bath Road.
The proposed building would be located near the center of the site with access driveways and
parking areas surrounding the building on all sides. The site layout includes a total of 375 regular
parking spaces on the east and west sides of the building, and 56 parking spaces for semi-trucks
and trailers on the south side of the building. The building would have 35 loading docks on the
north side and 35 loading docks on the south side of the building. The building would be designed
to accommodate between one and four tenants. Office floor areas are planned near each building
corner to accommodate main entrances for each future tenant. The remaining 314,220-square feet
of the building are planned for warehousing uses. The property is surrounded by similar ORI and
PORI-zoned properties and developments on the west, north and east sides.
The access to the property would be provided two full access driveways to Bath Road on the north,
and two full access driveways to Capitol Street on the east. The applicant would construct a new
public sidewalk along Bath Road. A public sidewalk already exists along the west side of Capitol
Street. Sidewalk connections would also be provided to future entrances at each building corner.
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
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Figure 2. Proposed site plan
The applicant is proposing to install 34 parkway trees along the south side of Bath Road and the
west side of Capitol Street. Extensive landscaping would also be installed throughout the site to
screen the parking areas and the commercial operations yard(parking for semi-trucks and trailers).
The applicant is not proposing to install any new fence on the property at this time. The plans,
however, include a potential layout for a fence surrounding the commercial operations yard on the
south side of the building, should a potential building occupant desire to install a fence. Such fence
is proposed to be six feet high open-design black, aluminum, decorative fence, similar to other
fences the city recently allowed on light-industrial and warehousing properties.
The proposed development would use and expand the existing stormwater detention facility on the
adjacent property to the west. Areas of the subject property along the west property line would be
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
used to expand the existing stormwater detention facility. An existing wetland is present in the
southwest corner of the property and would not be disturbed.
Per Ordinance G41-16, the applicant would dedicate an 80-foot wide portion of land along the
south side of the property for future extension of Holmes Road. Per the Ordinance, the Holmes
Road extension would be completed when the final developable parcel of land on the Huang
Property is developed or sold, or at the time the adjacent property to the west is developed,
whichever comes first.
The applicant is proposing the following departures from the requirements of the zoning ordinance
and Ordinance No. G41-16, which are described in the Planned Development Departures section
of this report further below:
Departures Requirement Proposed
Vehicle use area street setback along 42 ft. 19.8 ft.
Capitol Street
Vehicle use area street setback along 42 ft. 39 ft.
future Holmes Road extension
Location of commercial operations Not allowed in street In south street yard along
yard yards future extension of Holmes
Rd
Screening of commercial operations 6-ft high solid fence, Landscape screening, and a
yard and landscape screening potential 6-ft high open-
design fence in the future
Fence in street yard along Holmes Rd Max. 4-ft high open- 6-ft. high open-design fence
design in the future
Interior landscape yard One landscape island Not providing adequate
per each 20,000-sq. ft. landscape islands in the
of vehicle use area vehicle use areas north and
south of the building
Number of monument graphics 2 3
Sign surface area of a monument 40 sq. ft. 109.3 sq. ft.
graphic
Table 1.Departures from the requirements of the zoning ordinance and Ordinance No. G41-16
Southern Developable Area
The applicant is proposing an amendment to the PORI Ordinance No. G41-16 to allow for the
farming of either soybeans, wheat, and/or hay on the Southern Developable Area. The proposed
amendment would not allow for the construction of any temporary or permanent structures needed
for the agricultural use. The applicant states the proposed crops (soybeans, wheat, and or hay) do
not exceed four feet in height and are no different that the natural prairie grasses currently found
on the undeveloped portions of the property and the Sherman Hospital campus across N. Randall
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
Road. In addition, the adjacent undeveloped properties to the west and south located in
unincorporated Kane County are currently used for agricultural purpose. With the allowance for
the agricultural use, the property would remain undeveloped and ready for future development.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed and zoned ORI Office Research
Industrial District in 1994 by ordinances S6-94 and G45-94,respectively. In 2016,the City
approved a planned development on the larger Huang Property by Ordinance No. G41-16
establishing the 20.8-acre Northern Developable Area and 20.1-acre Southern Developable
Area. The property is vacant and has never been developed.
B. Surrounding Land Use and Zoning. The overall Huang Property is surrounded by
primarily office, light-industrial, and office uses. The property at the corner of Big Timber
and Randall Road is improved with an office building,and it is zoned ORI Office Research
Industrial District.The property at the southwest corner of Holmes Road and Randall Road,
containing Brilliance Subaru, is zoned PAB Planned Area Business.
The property further east,across Randall Road,is zoned PCF Planned Community Facility,
and it contains the hospital campus for Advocate Sherman.
The properties to the north along Capital Street, Bath Road, and Alft Lane, and the
properties to the west along Britannia Drive and Madeline Lane, all contain various
industrial, office, and warehouse uses, and these properties are either zoned ORI Office
Research Industrial District or PORI Planned Office Research Industrial District. This land
use and zoning pattern generally holds true north to I-90 and west to Tyrrell Road.
The land located immediately to the west of the Subject Property is located within
unincorporated Kane County, zoned F Farming District. The area is in agricultural use and
is designated for office, research, and industrial development when annexed to the City of
Elgin.
The land located to the south of the Subject Property, across Big Timber Road, is also
located within the unincorporated Kane County,zoned F Farming District. It too is within
agricultural use and designated for office, research, and industrial development when
annexed to the City of Elgin.
C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's
2018 Comprehensive Plan. This land use includes light-industrial uses and business parks
consisting of a range of uses such as research and development, light distribution and
warehousing, light manufacturing, and service and consumer-oriented businesses. The
scale and intensity of these uses should vary based on context and respect the scale and
character of nearby housing when located near a residential area. When adjacent to a
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
commercial district or residential neighborhoods, buffering and screening should be in
place to appropriately mitigate potential negative impacts and nuisances. Generally
speaking, light-industrial uses and activities are conducted entirely indoors and are
relatively low in intensity with limited impact on adjacent properties.
D. Zoning District. The purpose of the PORI Planned Office Research Industrial District
established by Ordinance No. G41-16 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, Planned
Development, of the Elgin Municipal Code, as amended. A PORI zoning district is most
similar to, but departs from the standard requirements of the ORI zoning district.
E. Trend of Development. The subject property is located within the larger light-industrial
area generally located south of 1-90 Tollway and west of N. Randall Road. Over the years,
and especially since 2000, majority of the properties within this area have been developed
with office and warehousing or light-industrial buildings and uses. Several properties along
N. Randall Road have been developed with office buildings and are occupied with medical
offices due to their proximity to Sherman Hospital Campus. The exceptions are the Subaru
motor vehicle dealership and 7-Eleven gas station and convenience store, which are also
located along N. Randall Road. However, staff anticipates other smaller commercial
developments will be constructed along N. Randall Road in the future. The interior of the
industrial park area will continue to be developed and occupied with light-industrial
developments and uses, as indicated on the Future Land Use Plan.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 44-18 on December 3, 2018. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated December 3, 2018.
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:
STANDARDS FOR MAP AMENDMENTS
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
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
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 entire Huang Property is approximately 58 acres and is
relatively flat. The Northern Developable Area and the Southern Developable Area are
separated by an approximately 1 0.47-acre tree conservation area. The 20.8-acre Northern
Developable Area where the 325,020-square foot building is proposed is currently vacant
and does not include any significant natural features. A small portion in the southwest
corner of the property is located within a wetland, which would not be disturbed. The
development would meet all requirements of the stormwater ordinance.
The applicant is proposing two access driveways to Bath Road and two access driveways
to Capitol Street. The applicant would also dedicate an approximately 80-foot wide portion
of land along the southern property line for future extension of Holmes Road.
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 municipal sanitary and water services are readily available in both Bath Road and
Capitol Street. The applicant would construct a new 6" looping water main around the
building for its service.All existing utilities can provide adequate water and sanitary sewer
needs for the development.
The proposed development would expand and utilize the existing stormwater detention
facility on the adjacent property to the west. The development would meet all requirements
of the of the Kane County stormwater ordinance.
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.
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
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Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
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 Northern Developable Area is located at the southwest corner of Bath Road and
Capitol Street. The applicant is proposing two full access driveways to Bath Road, and two
full access driveways to Capitol Street. The four access points will serve to distribute the
traffic to and from the facility without negative effect on the surrounding streets. A portion
of land along the south property line will also be dedicated for future extension of Holmes
Road. All surrounding streets have adequate capacity to absorb the additional traffic
resulting from the new facility, and they would maintain congestion-free vehicular
circulation.
The proposed office and warehousing building is required to provide a total of 357 parking
spaces based on the requirement for one parking space per 250 square feet of office floor
area and one parking space per 1,000 square feet of warehouse floor area. The applicant is
proposing a total of 375 parking spaces which meets and exceeds the parking requirement.
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. The subject property is suitable for the intended zoning district with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed and zoned ORI Office Research Industrial
District in 1994 by ordinances S6-94 and G45-94, respectively. In 2016,the City approved
a planned development on the larger Huang Property by Ordinance No. G41-16
establishing the 20.8-acre Northern Developable Area and 20.1-acre Southern Developable
Area. The property is vacant and has never been developed. The proposed development on
the Northern Developable Area represents an appropriate scale of development similar to
surrounding uses and developments.
Similarly,the proposed amendment to the existing PORI district established by Ordinance
No. G41-16 to allow for farming of the Southern Developable Area with soybeans, wheat,
and/or hay is consistent with the agricultural uses on the adjacent properties to the west and
to the south across Big Tiber Road. The property would not be allowed the construction of
any structures for agricultural purpose and would remain readily available for new
development.
- 9 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
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 overall Huang
Property is surrounded by primarily office, light-industrial, and office uses. The property
at the corner of Big Timber and Randall Road is improved with an office building, and it
is zoned ORI Office Research Industrial District. The property at the southwest corner of
Holmes Road and Randall Road,containing Brilliance Subaru, is zoned PAB Planned Area
Business.
The property further east,across Randall Road, is zoned PCF Planned Community Facility,
and it contains the hospital campus for Advocate Sherman.
The properties to the north along Capital Street, Bath Road, and Alft Lane, and the
properties to the west along Britannia Drive and Madeline Lane, all contain various
industrial, office, and warehouse uses, and these properties are either zoned ORI Office
Research Industrial District or PORI Planned Office Research Industrial District.This land
use and zoning pattern generally holds true north to I-90 and west to Tyrrell Road.
The land located immediately to the west of the Subject Property is located within
unincorporated Kane County,zoned F Farming District. The area is in agricultural use and
is designated for office, research, and industrial development when annexed to the City of
Elgin.
The land located to the south of the Subject Property, across Big Timber Road, is also
located within the unincorporated Kane County, zoned F Farming District. It too is within
agricultural use and designated for office, research, and industrial development when
annexed to the City of Elgin.
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. The subject property is located within the larger light-industrial area generally
located south of 1-90 Tollway and west of Randall Road. Over the years, and especially
since 2000, majority of the properties within this area have been developed with office and
- 10 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
warehousing or light-industrial buildings and uses. Several properties along N. Randall
Road have been developed with office buildings and are occupied with medical offices due
to their proximity to Sherman Hospital Campus. The exception are the Subaru motor
vehicle dealership and 7-Eleven gas station and convenience store, which are also located
along Randall Road. However, staff anticipates other smaller commercial developments
along Randall Road. The interior of the industrial park area will continue to be developed
and occupied with light-industrial developments and uses, as indicated on the Future Land
Use Plan.
G. Zoning/Planned Development District Standard: The suitability of the subject property
for the intended zoning district with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The applicant is proposing an amendment to the existing PORI Planned
Office Research Industrial District established by Ordinance No. G41-16 to construct a
new 325,000-square foot office and warehousing building with departures, and to allow
farming of soybeans,wheat,and/or hay. The purpose of the PORI Planned Office Research
Industrial District established by Ordinance No. G41-16 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, Planed Development, of the Elgin Municipal Code, as amended. A PORI
zoning district is most similar to, but departs from the standard requirements of the ORI
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 Light Industrial by the City's 2018 Comprehensive Plan.
This land use includes light-industrial uses and business parks consisting of a range of uses
such as research and development, light distribution and warehousing, light manufacturing,
and service and consumer-oriented businesses. The scale and intensity of these uses should
vary based on context and respect the scale and character of nearby housing when located
near a residential area. When adjacent to a commercial district or residential
neighborhoods, buffering and screening should be in place to appropriately mitigate
potential negative impacts and nuisances. Generally speaking, light-industrial uses and
activities are conducted entirely indoors and are relatively low in intensity with limited
impact on adjacent properties.
- 11 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is requesting approval of an
amendment to the existing planned development as a map amendment.
J. 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. 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.The Northern Developable Area is vacant and does
not include any significant natural features including vegetation and topography.A portion
of the southwest corner of the property is located within a wetland,and would be preserved
and undisturbed.
The previously approved 10.47-acre conservation easement area between the Northern
Developable Area and the Southern Developable Area would remain undisturbed. The
applicant would also install new parkway trees along Bath Road and Capitol Street and
extensive landscaping throughout the site.
The proposed amendment to allow the agricultural use on the Southern Developable Area
is consistent with the agricultural uses on the adjacent properties to the west and to the
south across Big Timber Road.
K. 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 office and warehouse building on the Northern Developable Area
is expected to be occupied by light-industrial or warehousing uses similar to those that have
recently located within the area due to the proximity and easy access to I-90 Tollway. Such
- 12 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
uses would complement surrounding uses and developments and would not have any
detrimental influence on the surrounding properties.
The proposed agricultural use on the Southern Developable Area is also consistent with
the surrounding agricultural uses adjacent to the west and to the south. No agricultural
structures would be permitted. The property would remain available and is anticipated to
be developed with commercial uses along N. Randall Road and light-industrial uses in rear
and closer to Big Timber Road.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning ordinance
and Ordinance No. G41-16:
1. Section 19.40.135, "Site Design". The minimum required vehicle use area street setback
is 42 feet. The applicant is proposing a 19.8-foot vehicle use area street setback from the
east property line along Capitol Street and 39 feet from the south property line along future
extension of Holmes Road.
2. Section 19.90.015, "Definitions and Regulations", and Section 19.12.600,
"Obstructions in Yards". A commercial operations yard (storage of semi-trucks and
trailers) is only allowed in side and rear yards. The applicant is proposing a commercial
operations yard in the street yard along future extension of Holmes Road on the south side
of the building.
3. Section 19.90.015, "Definitions and Regulations". A commercial operations yard must
be enclosed with a six-foot high solid fence and landscape screening. The applicant is not
proposing to install any fence at this time, but would install extensive landscape screening.
A six-foot high open-design black aluminum decorative fence may be installed in the
future.
4. Section 19.90.015, "Definitions and Regulations". A maximum four-foot high open-
design fence is allowed within street yards. The applicant is requesting approval for a six-
foot high open-design black, aluminum, decorative fence around the commercial
operations yard south of the building. The proposed fence would only be installed if a
future building tenant wishes to enclose the commercial operations yard for security
purposes.
5. Section 19.12.720, "Landscape Yards". An interior landscape yard of minimum 250
square feet is required for every 20,000 sq. ft. of paved area to break up and provide visual
relief from the mass of pavement associated with a parking lot. The applicant is not
proposing adequate interior landscape yards within the vehicle use areas north and south
of the building.
- 13 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
6. Section 19.50.070, "Monument Graphics". The property is allowed a total of two
monument graphics. The applicant is proposing to install three monument graphics: one
along Bath Road in the northwest corner of the property, second at the corner of Bath Road
and Capitol Street, and the third one along Capitol Street in the southeast corner of the
property.
7. Section 19.50.070, "Monument Graphics". The maximum sign surface area of a
monument graphic on the property is 40 square feet. The applicant is proposing three
monument graphics with 109.3-square feet in sign surface area each.
Staff finds the proposed departures are appropriate and necessary for the proposed development,
and are consistent with other recent industrial/warehousing developments in the city. The
development would use the existing stormwater detention facility on the property adjacent to the
west, and expand it along it along its west property line.
To proposed reduction in the vehicle use area setbacks is a result of the required stormwater
detention facility being along the west property line,which necessitates the location of the building
and associated parking lots closer to the east and south property lines than the required setback.
All similar warehousing developments include a commercial operations yard for storage of semi-
trucks and trailers. With the future extension of Holmes Road,the subject property will have three
street yards along the north, east, and south sides of the building. With the proposed stormwater
detention facility located along the west side of the building,the commercial operations yard must
essentially be located along one of the three streets. The applicant has appropriately designed the
site to situate the commercial operations yard on the south side of the building as the Holmes Road
extension will not immediately be completed. Extensive landscape screening would provide
adequate screening from future Holmes Road, and the applicant will have an option to also install
a six-foot high open-design black ornamental fence should the fence be deemed necessary by a
future tenant.
The proposed departure from the interior landscape yard requirement is appropriate and necessary
to allow for adequate on-site turn-around and maneuvering by large semi-trucks. Providing the
adequate space on site for semi-truck turnarounds will prevent such turning movements and
maneuvering from taking place on the surrounding streets,which helps to maintain the surrounding
streets with congestion-free traffic circulation.
The proposed number and size of monument graphics is also appropriate. The property is 20.8
acres in size and includes four access driveways: two along Bath Road, and two along Capitol
Street. In addition, the proposed building may have up to four tenants. The applicant is proposing
one monument graphic at the western driveway along Bath Road, one at the southwest corner of
Bath Road and Capitol Street, and one near the southeast corner of the property at the southern
access driveway to Capitol Street. While the total sign surface area of each monument graphic is
- 14 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
109.3 square feet,the actual graphics would be limited to 31 square feet. The overall height of the
monument graphics would be 6'-8" at its highest point.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 44-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Scannell
Properties, LLC, as applicant, and David Huang, as property owner, received September
20, 2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance in Support of Map Amendment for
2451 Bath Road, received September 20, 2018;
b. A letter regarding PUD Amendment 2451 Bath Road Project and Remainder Property,
Elgin, Illinois, from Lee and Associates of Illinois, LLC, dated October 26, 2018;
c. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd, dated August
14, 2018, last revised September 13, 2018;
d. Floor Plan Sheet 7 of 9; prepared by Manhard Consulting Ltd, dated September 19,
2018,with such further revisions as required by the Community Development Director;
e. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer;
f. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
revisions as required by the Community Development Director;
g. Undated and untitled elevations plan, received October 26, 2018, with such further
revisions as required by the Community Development Director;
h. Site Plan-Photometrics Sheets E1.1, E1.2, E1.3, and E1.4, prepared by William L.
Teeter, PE, dated September 21, 2018, with such further revisions as required by the
Community Development Director;
i. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of 9,
prepared by Manhard Consulting Ltd, dated September 19, 2018, with such further
revisions as required by the Community Development Director; and
j. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans,prepared by Manhard Consulting,Ltd,dated September 6,2018, last
revised November 2,2018,with such further revisions as required by the City Engineer.
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.
2. A departure is hereby granted to construct the vehicle use area with the minimum street
- 15 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
yard setback of 19.8 feet from the east property line along Capitol Street, and minimum 39
feet from the south property line along future extension of Holmes Road in substantial
conformance to the following:
a. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer; and
b. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans,prepared by Manhard Consulting,Ltd,dated September 6,2018, last
revised November 2,2018,with such further revisions as required by the City Engineer.
3. A departure is hereby granted to construct a commercial operations yard in the street yard
along the future extension of Holmes Road in substantial conformance to the following:
a. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
revisions as required by the Community Development Director; and
c. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans,prepared by Manhard Consulting,Ltd,dated September 6,2018, last
revised November 2,2018,with such further revisions as required by the City Engineer.
4. A departure is hereby granted to screen the commercial operations yard with only the
landscape screening in substantial conformance to the following:
a. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
revisions as required by the Community Development Director.
5. A departure is hereby granted to install a maximum six-foot high, open-design, black,
aluminum ornamental fence in the street yard along the future extension of Holmes Road
in substantial conformance to the following:
a. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer;
6. A departure is hereby granted to allow the construction of the vehicle use area without the
minimum required interior landscape yards on the north and south sides of the building in
substantial conformance to the following:
a. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
- 16 -
Recommendation & Findings of Fact
Petition 44-18
December 3, 2018
revisions as required by the Community Development Director; and
c. Proposed Improvements for 2451 Bath Road Industrial City of Elgin, Illinois
engineering plans,prepared by Manhard Consulting,Ltd,dated September 6,2018, last
revised November 2,2018,with such further revisions as required by the City Engineer.
7. A departure is hereby granted to permit the installation of three monument graphics on the
property commonly known as 2451 Bath Road in substantial conformance to the following:
a. Five sheet site plan set titled "2451 Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 19, 2018, last revised October
19, 2018, with such further revisions as required by the City Engineer;
b. Six sheet landscape plan set titled "Bath Road Industrial City of Elgin, Illinois",
prepared by Manhard Consulting Ltd, dated September 21, 2018; with such further
revisions as required by the Community Development Director; and
c. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of 9,
prepared by Manhard Consulting Ltd, dated September 19, 2018, with such further
revisions as required by the Community Development Director.
8. A departure is hereby granted to construct three monument graphics with the maximum
sign surface area of 109.3 square feet each, and in substantial conformance to the
following:
a. Bath Road Industrial City of Elgin, Illinois Monument Sign Detail Sheet 9 of 9,
prepared by Manhard Consulting Ltd, dated September 19, 2018, with such further
revisions as required by the Community Development Director.
9. The construction of any type of structure, permanent or accessory, for the agricultural use
"Crop Services (072)" is not permitted.
10. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
44-18, subject to the conditions outlined by the Community Development Department,was six(6)
yes, zero (0)no, and zero (0) abstentions. All members were present.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning& Zoning Commission
- 17 -
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EXHIBIT A Aerial/Location Map 17
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Map prepared by City of Elgin 0 100 200 400 600 800
Feet
Department of Community Development
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11°E From Randall Rd
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PORI Petition 44-18
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Legend —
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ORC1 Residence Conservation 1
O RC2 Residence Conservation 2 ORI
ORC3 Residence Conservation 3
QPRC Planned Residence Conservation
SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1 PAB
O SFR2 Single Family Residence 2
Q PSFR2 Planned Single Family Residence 2
QTRF Two Family Residence
QPTRF Planned Two Family Residence ■^`F
Q MFR Multiple Family Residence PGF
E3 PMFR Planned Multiple Family Residence •
QRB Residence Business
OPRB Planned Residential Business
-NB Neighborhood Business
-PNB Planned Neighborlruud Business
-
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1 .,' A
-CC2 Center City 2 ORI
-PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industrial
=CI Commercial Industrial 11111111/
-CF Community Facility PRO
-PCF Planned Community Facilityo
4k thli _ .'
EXHIBITS Zoning Map N
W � E
S
I Map prepared by City of Elgin 0 162.5 325 650 975 1,300
Department of Community Development Feet
Bath Rd Fox Ln
Subject Property
2451 Bath Rd.
Petition 44-18
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VHolmes Rd
ANIMMI
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EXHBIIT C Parcel Map N
City of Elgin 0 75 150 300 450 600
Department of Community Development Feet