HomeMy WebLinkAboutG21-21 Ordinance No. G21-21
AN ORDINANCE
AMENDING ORDINANCE NO. G78-01
WHICH CLASSIFIED NEWLY ANNEXED TERRITORY AS PAB
PLANNED AREA BUSINESS DISTRICT
(1700 North State Street)
WHEREAS, the territory herein described has been classified in the PAB Planned Area
Business District, and is subject to the requirements of Ordinance No. G78-01; and
WHEREAS, written application has been made to amend certain provisions of Ordinance
No. G78-01, to allow for the construction of diesel/truck fueling station as part of the existing
motor vehicle service station at 1700 North State Street; and
WHEREAS, the zoning lot containing the premises at 1700 North State Street is legally
described as "Proposed Lot 1" and "Proposed Lot 3" in Ordinance No. G78-01 (the "Subject
Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on March 1, 2021 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 PAB Planned Area Business District established by Ordinance No. G78-01, 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 March 1, 2021, 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 2 E. of Ordinance No. G78-01,which regulates"Land Use"in
the PAB Planned Area Business District of the Subject Property, is hereby amended to include the
following additional uses as a permitted use in the PAB District:
Services Division.
2. "Motor vehicle service stations" [SR] (554)
Miscellaneous Uses Division.
16. "Accessory package liquor sales establishment" [SR] (UNCL)
Section 3. That Section 2. F. of Ordinance No. G78-01,which regulates"Site Design",
in the PAB Planned Area Business District of the Subject Property, is hereby amended to include
the following additional conditions:
In this PAB Planned Area Business District, except as otherwise provided for herein, the
use and development of the Subject Property shall be subject to the following additional
conditions:
7. Substantial conformance to the Development Application submitted by CIMA
Developers LP, as applicant, and Andoro LLC and Edward H. Stern Trust, as
property owners received January 4, 2021, and supporting documents including:
a. A letter from CIMA Developers regarding: "1700-1730 North State Street-
Planned Development", dated December 20, 2020;
b. A letter from Urban Forestry Management regarding: "Tree Protection Plan, 1700
N State Street Elgin, IL" dated December 15, 2020;
c. ALTA/ACSM Land Title Survey,prepared by Design Surveys, LLC, dated
October 13, 2009, last revised December 11, 2009;
d. ALTA/ACSM Land Title Survey,prepared by Dale Floyd Land Surveying
L.L.C., dated January 8, 2016;
e. The landscape plans, including Sheet L 1.0, L 1.1, L 1.2, L 1.3,prepared by Heller
&Associates, LLC, dated February 19, 2021, with such further revisions as
required by the Community Development Director;
f. Two-page "Over-the-roadway" graphics titled Sign A and Sign B, prepared by
Parvin-Claus Sign Company, with the last revision date September 1, 2020, with
such further revisions as required by the Community Development Director;
g. Two-page canopy illumination plans,prepared by Big Red Rooster Flow, LLC,
dated January 7, 2020, with such further revisions as required by the Community
Development Director;
h. One-page monument graphic plan,prepared by Parvin-Claus Sign Company, with
the last revision date February 16, 2021, with such further revisions as required by
the Community Development Director;
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i. Site Development Plan, Sheet C-3.0, prepared by WT Group, with the last
revision date March 10, 2021, with such further revisions as required by the City
Engineer;
j. Site engineering plans titled"Pride of Elgin 1700 N State Street Elgin, Illinois
60123", excluding Sheet C-3.0,prepared by WT Group, with the last revision date
February 19, 2021, with such further revisions as required by the City Engineer;
and
k. A photometric plan titled"Pride Diesel Canopy 1700 N State St Elgin, IL",
prepared by LSI, dated May 4, 2016, last revised March 8, 2021.
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.
8. A departure is hereby granted to allow the construction of the vehicle use area for the
new diesel/truck fueling stations with the minimum vehicle use area interior yard
setback of 4.53 feet from the south property line.
9. A departure is hereby granted to allow the construction of the vehicle use area for the
new diesel/truck fueling stations with the minimum transition landscape yard of 15.9
feet.
10. A"No-right turn for trucks" sign shall be installed in the landscape island northeast of
the convenience store building for vehicles traveling eastbound.
11. The support columns for the new diesel/truck fueling canopy shall be designed to
include full height brick masonry to match the masonry of the building and the front
canopy design.
12. The masonry base of the "over-the-roadway signs" shall match the color of the
masonry on the convenience store building.
13. The photometric plan shall meet all zoning ordinance lighting standards.
14. Compliance with all applicable codes and ordinances.
Section 4. That Section 2. I. of Ordinance No. G78-01, which regulates "Signs" is
hereby amended to include the following additional conditions:
In this PAB Planned Area Business District, except as otherwise provided for herein, the
use and development of the Subject Property shall be subject to the following additional
conditions:
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1. A departure is hereby granted to allow the construction of two over-the-roadway
graphics with the maximum height of 21.5 feet and 190 square feet in total sign surface
area each.
2. A departure is hereby granted to allow the construction of a monument graphic with
the maximum height of 12.7 feet and 123.74 square feet of total sign surface area.
3. A departure is hereby granted to allow the installation of a single LED light line in the
middle of the proposed canopy on the south, north, and east sides of the canopy.
Section 5. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No. G78-01. In the event of any conflict
between this ordinance, Ordinance No. G78-01, this ordinance and associated documents shall
control and prevail.
Section 6. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. K ain ayor
Presented: April 14, 2021
Passed: April 14, 2021
Omnibus Vote: Yeas: 9 Nays: 0 T
Recorded: April 14 2021
Published: April 15, 2021
of
Attest:
Kimberly Dewis, Clerk L.a
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March 1, 2021
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 01-21 an application by
CIMA Developers LP, as applicant, and Andoro LLC and Edward H. Stern Trust, as property
owners, are requesting a map amendment to PAB Planned Area Business District Ordinance No.
G78-01 with departures from the Elgin Municipal Code requirements for vehicle use area interior
yard setback, transitional landscape yard, permitted type of street graphics, maximum permitted
height and sign surface area for a monument graphic,and any other departures as may be necessary
or desirable to construct four new diesel/truck fueling stations at the existing motor vehicle service
station at the property commonly known as 1700-1720 N. State Street. The properties classified in
the PAB Planned Area Business District established by Ordinance No. G78-01, are commonly
known as 1700 N. State, 1720 N. State Street, and 1730 N. State Street.
GENERAL INFORMATION
Petition Number: 01-21
Property Location: 1700-1720 N. State Street
Requested Action: Map Amendment to Planned Development
Current Zoning: PAB Area Business District (Ordinances No. G78-01) and
ARC Arterial Road Corridor Overlay District
Proposed Zoning: No Change. PAB Area Business District (Ordinances No. G78-01)
and ARC Arterial Road Corridor Overlay District
Existing Use: Motor vehicle service station and vacant undeveloped land
Proposed Use: Motor vehicle service station
Applicant: CIMA Developers LP
EXHIBIT A
Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
Owner Andoro LLC and Edward H. Stern Trust
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location May
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
G. PAB Ordinances No. G78-01
BACKGROUND
CIMA Developers LP, as applicant, and Andoro LLC and Edward H. Stern Trust, as property
owners, are requesting a map amendment to PAB Planned Area Business District Ordinance No.
G78-01 with departures from the Elgin Municipal Code requirements for vehicle use area interior
yard setback, transitional landscape yard, permitted type of street graphics, maximum permitted
height and sign surface area for a monument graphic,and any other departures as may be necessary
or desirable to construct four new diesel/truck fueling stations at the existing motor vehicle service
station at the property commonly known as 1700-1720 N. State Street. The properties classified in
the PAB Planned Area Business District established by Ordinance No. G78-01, are commonly
known as 1700 N. State, 1720 N. State Street, and 1730 N. State Street.
The subject property consists of the 1.5-acre Lot 1 home to The Pride of Elgin BP motor vehicle
service station and the 3.28-acre Lot 3 located in rear of the BP gas station, which is currently
vacant and undeveloped. The entire 4.7-acre property is part of the PAB Planned Area Business
District established by Ordinance G78-01 in 2001. The existing Dunkin' and Baskin Robins'
restaurant located on Lot 2 immediately to the north is part of the same PAB District. The BP gas
station includes the 3,500-square foot convenience store building,a one-bay car wash building and
a canopy covering ten double-sided fueling islands. The property has one full access driveway
along the south property line at the signalized intersection of State Street and Tollgate Road, and
a second right-in-right-out access driveway along State Street that is shared with Dunkin' and
Baskin Robins' property.
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
The property adjacent to the west also wraps around to the north beyond Dunkin and Baskin
Robins' restaurant and is located in the Village of West Dundee. The property, zoned R5 PDD
Medium Density Multiple Family Planned Development District, is improved with Villages at
Centerfield apartment complex. The property adjacent to the south is zoned CF Community
Facility District and is improved with a one-story building home to Watershed Church. The
property to the east across State Street is zoned AB Area Business District and is improved with a
restaurant building home to Alexander's Cafe restaurant.
Boundary of PAB
Planned Area
Business District
established by
Ordinance No.
G78-01
i
Sub'ect Pro en
Figure 1.Site area map with zoning overlay
Proposal
The applicant is proposing to expand the gas station by adding four diesel/truck fueling islands in
rear of the existing convenience store. The proposal also includes the construction of five parking
stalls for semi-trucks and trailers along the west property line.New stormwater detention facilities
to accommodate the new pavement are located west and north of the diesel fueling stations.
The applicant is proposing a clockwise circulation for semi-trucks through the site. The semi-
trucks would enter the site at the new driveway entrance south of the existing gas station leading
directly to the diesel stations in rear. Trucks would enter from the south, then exit by making a
right-turn movement north of the convenience store building. Trucks would exit the site utilizing
the existing right-in-right-out driveway on State Street. While trucks coming from all directions
could enter the site at the new driveway at the signalized intersection of State Street and Tollgate
Road, trucks exiting the site could only make the southbound movements onto State Street. To
direct the truck traffic to the right-in-right-out driveway on State Street, a"No-Right Turn"traffic
sign would be installed in the landscape island at the northeast corner of the convenience store for
trucks leaving the diesel stations. Similarly, a"No-Truck Entrance"sign would be installed in the
existing "pork-chop" island of the right-in-right-out driveway for vehicles traveling southbound
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
on State Street to prevent any trucks entering the site at this location. All trucks will have to enter
at the new driveway at the intersection of State Street and Tollgate Road.
!' 4 To help channel the
trucks in the right
direction, he
,. ion, t
applicant is
proposing to install
two 21.5-foot high
-3
over-the-roadway
signs with 17-foot
r
i ground clearance.
hr
One sign
"Diesel/Truck
� d
Entrance") would be
installed over the
entrance driveway
; ' r ;' - -`' °�. �+ south of the existing
gas station while the
second over-the-
roadway sign
y ! ("Diesel/Truck
w s - Ex' would be
installed over the
_ _ r ti
_-- ,
^-'----'�'-`- exit drive north of
the convenience
Figure 2.Truck-tuming diagram
store. The two signs, which measure 190 square feet in area each, are one of several departures
from the requirements of the zoning ordinance that the applicant is seeking. The
applicant would also increase the size of the existing monument graphic along State Street from
10-foot high and 98.3-square foot sign to a 12.7-foot high and 123.74-square foot sign.
The proposed addition of diesel/truck fueling stations will result in the removal of 77 existing trees
on the property. Of that, a total of 42.1 inches of diameter (14 trees) must be replaced. The
applicant would install a total of 44 evergreen and shade trees including all required replacement
trees and other trees required as part of the landscaping requirements.
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Recommendation & Findings of Fact
Petition 01-21
March 1,2021
The proposed five-truck parking
" stalls along the west property
K �? line are located 15.9 feet from
the west property line, which is
adjacent to the residentially
I PROPOSED
li DIESEL RUCK f zoned property in West Dundee,
FUELING ' t and along which a 29.2-foot
( STATIONS
EXISTING GAS wide transition landscape yard is
STATION required. The applicant is
seeking approval of a departure
from the transition landscape
yard requirement, but is
proposing extensive landscaping
'T 4, between the new truck stalls and
�t r � •,:. F r ° i.. ,� the west property line. It is worth
noting that the closest residence
{ on the adjacent property is
located approximately 31 feet
., ► -� t a �.. , from the west property line(46.9
feet from the proposed truck
parking stalls). Due to the
topography of the area, the
residential property is located
a. f approximately seven feet above
Figure 3.Proposed landscape plan
the subject property and a six-foot high solid wood privacy fence is currently located along the
west property line of the subject property.
The proposed addition of four diesel/truck fueling stations does not change the parking
requirement of the property. There are 25 existing parking spaces on the property which exceeds
the parking requirement(14 parking spaces) for the existing 3,595-square foot convenience store.
The applicant is proposing to add five parking stalls for semi-trucks. az
Departures from the Zoning Ordinance Requirements
The proposed development requires several departures from the requirements of the PAB Planned
Area Business District Ordinance No.G78-01 and the zoning ordinance. The requested departures
are summarized in Table 1 below, and are further described in Planned Development Departures
and Exceptions section of the staff report further below.
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Recommendation& Findings of Fact
Petition 01-21
March 1, 2021
Table 1. Detail of Required Departures
Requirement Proposed
Vehicle Use Area Interior Yard 6 ft 4.53 ft.
Setback ' along south prop. line
Transition Landscape Yard 29.2 feet deep 15.9 feet deep
Two signs
5 ft. high and.
Over-the-roadway Graphic Not permitted 21 1. sq. ft. each
LED Sign Band Not permitted LED light band on 3
sides of new canopy
Monument Graphic 10 ft. high 12.7 ft. high and
80 sq. ft. 123.74 sq. ft.
The Community Development Department offers the following additional information:
A. Property History. The Subject Property was annexed and zoned PAB Planned Area
Business in 2001 by ordinances S17-01 and G78-01, respectively. The property was
subdivided in 2002 into three lots; Lots 1 and 2 are located along State Street and Lot 3 is
located in the rear of the front two lots. Since that time, the front lots along State Street
have developed, but the back lot(1720 N. State Street)has remained vacant.
B. Surrounding Land Use and Zoning. The property adjacent to the west also wraps around
to the north beyond the Dunkin and Baskin Robins' restaurant and is located in the Village
of West Dundee. The property, zoned R5 PDD Medium Density Multiple Family Planned
Development District, is improved with Villages at Centerfield apartment complex. The
property adjacent to the south is zoned CF Community Facility District and is improved
with a one-story building home to Watershed Church. The property to the east across State
Street is zoned AB Area Business District and is improved with a restaurant building home
to Alexander's Caf6 restaurant.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
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Recommendation & Findings of Fact
Petition 01-21
March 1,2021
D. Zoning District. The purpose and intent of the PAB Planned Area Business District
established by Ordinance No. G78-01 is to provide a planned commercial environment,
subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal
Code, 1976, as amended.
E. Trend of Development.The subject property is located along State Street arterial corridor
north of I-90 Tollway. State Street has a full interchange with I-90 and the development of
all surrounding properties is a direct result of the proximity to the I-90 access. Properties
in and around the subject property with direct access to State Street have developed in an
auto-oriented, predominantly commercial manner. Properties that lack direct access to
State Street, specifically along Tollgate Road and Airport Road have primarily been
developed with light-industrial and warehousing uses. According to the 2019 IDOT traffic
counts, approximately 26,600 vehicles travel daily along this portion of State Street. The
development of all surrounding properties with State Street access will continue to be that
of commercial auto-oriented type and character.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 01-21 on March 1, 2021. Testimony was presented at the
public hearing in support of and against the application.The Community Development Department
submitted a Development Application Review and Written Findings & Recommendation to the
Planning&Zoning Commission dated March 1, 2021.
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 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 planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The subject property is irregularly shaped and
comprises of two lots containing 4.7 acres of land. A number of mature trees are located
on Lot 3, where the proposed diesel/truck fueling islands would be located. The applicant
is proposing to remove 77 trees for the proposed project and install a total of 44 evergreen
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
and shade trees, which includes all required replacement trees and other trees required as
part of the landscaping requirements.
The subject property slopes down approximately 14 feet from the northwest portion of Lot
3 to the southeast portion of the lot. However,the existing slope is gradual so the property
remains well suited for new development.
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 planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The subject property is currently served by municipal water and sanitary sewer.
The applicant is not proposing to make any changes to the existing water and sanitary sewer
facilities.
An existing surface stormwater detention is located south of the car wash building which
serves the existing gas station. The applicant is proposing two new surface stormwater
detention facilities, one west of and one north of the proposed pavement area for
diesel/truck fueling stations. The new stormwater facilities will be designed to meet the
stormwater requirements of the City.
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
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.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
designed to minimize traffic congestion. The gas station currently functions with safe and
efficient on-site and off-site vehicle circulation. The applicant is proposing to use the
existing access driveway south of the gas station as access for the new diesel/truck fueling
stations.The semi-trucks would enter the diesel stations from the south,then proceed north
and east on the north side of the convenience store building. The trucks would exit the site
using the existing right-in-right-out access driveway on State Street. While trucks from all
directions could enter the site at the signalized intersection of State Street and Tollgate
Road, trucks exiting the site would only be allowed to make southbound movements on
State Street. One sign at the northeast corner of the convenience store would direct trucks
exiting the diesel fueling stations straight towards State Street,while a second"Not a truck
entrance" sign would be installed in the pork-chop island along State Street for vehicles
traveling southbound to prevent any trucks from entering the site at the existing right-in-
right-out driveway. The proposed on-site circulation would maintain congestion-free on-
site traffic. The proposal would not have any negative effect on the existing off-site traffic
pattern.
The proposed addition of four diesel/truck fueling stations does not change the parking
requirement of the property. There are 25 existing parking spaces on the property which
exceeds the parking requirement (14 parking spaces) for the existing 3,595-square foot
convenience store. The applicant is proposing to add five parking stalls for semi-trucks.
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 property is suitable for the intended planned development 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 PAB Planned Area Business in 2001
by ordinances S 17-01 and G78-01,respectively. The property was subdivided in 2002 into
three lots; Lots 1 and 2 are located along State Street and Lot 3 is located in the rear of the
front two lots. Since that time,the front lots along State Street have developed,but the back
lot, Lot 3, (1720 N. State Street)has remained vacant.
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 planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property
adjacent to the west also wraps around to the north beyond the Dunkin and Baskin Robins'
restaurant and is located in the Village of West Dundee. The property, zoned R5 PDD
Medium Density Multiple Family Planned Development District, is improved with
Villages at Centerfield apartment complex. The property adjacent to the south is zoned CF
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
Community Facility District and is improved with a one-story building home to Watershed
Church. The property to the east across State Street is zoned AB Area Business District
and is improved with a restaurant building home to Alexander's Caf6 restaurant.
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 planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along State Street arterial corridor
north of I-90 Tollway. State Street has a full interchange with I-90 and the development of
all surrounding properties is a direct result of the proximity to the I-90 access. Properties
in and around the subject property with direct access to State Street have developed in an
auto-oriented, predominantly commercial manner. Properties that lack direct access to
State Street, specifically along Tollgate Road and Airport Road have primarily been
developed with light-industrial and warehousing uses. According to the 2019 IDOT traffic
counts, approximately 26,600 vehicles travel daily along this portion of State Street. The
development of all surrounding properties with State Street access will continue to be that
of commercial auto-oriented type and character.
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 subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose and intent of the PAB Planned Area Business
District established by Ordinance No. G78-01 is to provide a planned commercial
environment, subject to the provisions of Chapter 19.60 Planned Developments of the
Elgin Municipal Code, 1976, as amended.
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 planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
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Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. 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 ofplanned 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 a map
amendment to the existing planned development.
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. There are no watercourses or wetlands on the
subject property. The property does include a significant number of trees. The applicant is
proposing to remove 77 trees for the proposed project and install a total of 44 evergreen
and shade trees, which includes all required replacement trees and other trees required as
part of the landscaping requirements.
The subject property slopes down approximately 14 feet from the northwest portion of Lot
3 to the southeast portion of the lot. However, the existing slope is gradual and will not
have a negative effect on the proposed development.
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 existing gas station includes a 3,595-square foot convenience store,ten dual
fueling islands covered by a canopy in front of the convenience store, and a one-bay car
wash building. The property to the north is improved with a Dunkin' and Baskin Robins'
restaurant. Both properties function well without any negative effect on each other.
- 11 -
Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
The proposed addition of diesel fueling stations in rear of the gas station would not have a
negative effect on the existing uses or the traffic pattern in the area.The trucks entering the
site would proceed to the diesel fueling stations in the clockwise circulation and exit at the
existing right-in-right-out on State Street. The proposed development would not have any
detrimental influence on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of Ordinance No. G78-
01, and the zoning ordinance:
1. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard setback is
six feet. The applicant is proposing a 4.53-foot vehicle use area interior yard setback from the south
property line.
2. Section 19.35.435, "Site Design". The minimum required transition landscape yard is 29.2 feet
along the west property line. The applicant is proposing the transition landscape yard with the
minimum width of 15.9 feet.
3. Section 19.50.090, "Special Street Graphics". The zoning ordinance does not list over-the-
roadway graphics as permitted special street graphics. The applicant is proposing two 21.5-foot high
over-the-roadway graphics with 190 square feet of sign surface area each.
4. Section 19.50.110, "Prohibited Street Graphics". Roof-mounted graphics, such as the LED line
on the new canopy are not permitted, unless approved as part of a planned development, and in
conjunction with an architectural detail. The applicant is proposing to install a single green LED light
line in the middle of the new canopy on three sides.
5. Section 19.50.070, "Monument Graphics". The maximum permitted height of a monument
graphic is ten feet, and the maximum permitted sign surface area of a monument graphic is 80 square
feet on the subject property.The applicant is proposing a 12.7-foot high monument graphic with 123.74
square feet of sign surface area.
Staff finds the proposed departures are appropriate and necessary for the development of the long
vacant property.
The subject Lot 3 does not have direct access to State Street, which has negatively impacted the
development of the property. While the two front lots have developed shortly after the annexation
of the property to the City in 2001,the rear Lot 3 remains vacant and undeveloped. Because of the
gas station on Lot 2,the development of the Lot 3 as an expansion of the gas station operations is
the most appropriate development for the subject Lot 3.
- 12 -
Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
The shorter than required transition landscape yard and the smaller than required vehicle use area
interior yard setback are necessary to achieve the proposed on-site circulation of semi-trucks with
no negative impact to the surrounding properties. The semi-trucks would be channeled in a
clockwise circulation through the site to minimize any negative effect on the traffic pattern on the
existing portion of the gas station,the traffic pattern of the Dunkin' and Baskin Robins' restaurant,
and the existing traffic pattern at the intersection of Tollgate Road and State Street.
Similarly, the proposed over-the-roadway signs, and the larger than typical monument sign are
proposed to provide enough notifications and direct the traffic in the right directions. One over-
the-roadway graphic would clearly delineate the entrance to the diesel/truck fueling stations,while
the other would clearly mark the exit driveway to prevent any trucks going in the wrong direction.
The larger monument graphic would provide adequate notification to pass-by traffic of the services
offered by the gas station.
The applicant requests permission to add a single green LED light along the middle of the canopy
on the south, east, and north sides of the new canopy. No signage is permitted upon this back
canopy but the color and this band are important to the applicant from a corporate perspective to
unify the structures upon the property. The front canopy includes such band, which was approved
at the time of the original development. Typically, such features are not permitted but can be
approved as part of a planned development. Considering the other lighting that accompanies the
improvements, staff believes that this band will be generally unremarkable.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 01-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by CIMA Developers
LP,as applicant,and Andoro LLC and Edward H. Stern Trust,as property owners received
January 4, 2021, and supporting documents including:
a. A letter from CIMA Developers regarding: "1700-1730 North State Street-Planned
Development", dated December 20, 2020;
b. A letter from Urban Forestry Management regarding: "Tree Protection Plan, 1700
N State Street Elgin, IL" dated December 15, 2020;
c. ALTA/ACSM Land Title Survey, prepared by Design Surveys, LLC, dated
October 13, 2009, last revised December 11, 2009;
d. ALTA/ACSM Land Title Survey,prepared by Dale Floyd Land Surveying L.L.C.,
dated January 8, 2016;
e. The landscape plans, including Sheet L1.0,L1.1, L1.2, L1.3,prepared by Heller&
Associates, LLC, dated February 19, 2021, with such further revisions as required
by the Community Development Director;
f. Two-page "Over-the-roadway" graphics titled Sign A and Sign B, prepared by
- 13 -
Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
Parvin-Claus Sign Company, with the last revision date September 1, 2020, with
such further revisions as required by the Community Development Director;
g. Two-page canopy illumination plans, prepared by Big Red Rooster Flow, LLC,
dated January 7, 2020, with such further revisions as required by the Community
Development Director;
h. One-page monument graphic plan, prepared by Parvin-Claus Sign Company, with
the last revision date February 16, 2021,with such further revisions as required by
the Community Development Director;
i. Site engineering plans titled "Pride of Elgin 1700 N State Street Elgin, Illinois
60123",prepared by WT Group,with the last revision date February 19,2021,with
such further revisions as required by the City Engineer; and
j. A photometric plan titled "Pride Diesel Canopy 1700 N State St Elgin, IL",
prepared by LSI, dated May 4, 2016, last revised February 15, 2021.
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 allow the construction of the vehicle use area for the new
diesel/truck fueling stations with the minimum vehicle use area interior yard setback of
4.53 feet from the south property line.
3. A departure is hereby granted to allow the construction of the vehicle use area for the new
diesel/truck fueling stations with the minimum transition landscape yard of 15.9 feet.
4. A departure is hereby granted to allow the construction of two over-the-roadway graphics
with the maximum height of 21.5 feet and 190 square feet in total sign surface area each.
5. A departure is hereby granted to allow the construction of a monument graphic with the
maximum height of 12.7 feet and 123.74 square feet of total sign surface area.
6. A departure is hereby granted to allow the installation of a single LED light line in the
middle of the proposed canopy on the south, north, and east sides of the canopy.
7. A "No-right turn for trucks" sign shall be installed in the landscape island northeast of the
convenience store building for vehicles traveling eastbound.
8. The support columns for the new diesel/truck fueling canopy shall be designed to include
full height brick masonry to match the masonry of the building and the front canopy design.
9. The masonry base of the "over-the-roadway signs" shall match the color of the masonry
on the convenience store building.
- 14 -
Recommendation & Findings of Fact
Petition 01-21
March 1, 2021
10. The photometric plan shall meet all zoning ordinance lighting standards.
11. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
01-21 subject to the conditions outlined above, was seven (7) yes, zero (0) no, and zero (0)
abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning &Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 15 -
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EXHIBIT Zoning Map N
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Map prepared by City of Elgin 0 105 210 420 630 840
Department of Community Development Feet
Subject Property
1700-1730 N State St.
Petition 01 -21
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0334179001 0334179002
31
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EXHIBIT C Parcel Map N
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City of Elgin 0 20 40 80 120 160
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1700-1730 N State Street
Petition 01-21
Boundary of PAB
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EXHIBIT D
SITE LOCATION
1700-1730 N State Street
Petition 01-21
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View of the subject property in rear of the existing gas
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EXHIBIT D
SITE LOCATION
1700-1730 N State Street
Petition 01-21
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View of the existing gas station from State St traveling
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