HomeMy WebLinkAboutG22-23 Ordinance No. G22-23
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN ADULT-USE CANNABIS DISPENSING
ORGANIZATION IN THE PAB PLANNED AREA BUSINESS DISTRICT AND ARC
ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(353-355 South Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
establish an adult-use cannabis dispensing organization at 353-355 South Randall Road; and
WHEREAS, the zoning lot with the building containing the premises at 353-355 South
Randall Road is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the PAB Planned Area Business District
established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-
21, and Ordinance No. G21-23, and an adult-use cannabis dispensing organization is listed as a
conditional use within the PAB Planned Area Business District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on March 6, 2023, 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 a conditional use
in the PAB Planned Area Business 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 March 6, 2023, 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 a conditional use to establish an adult-use cannabis dispensing
organization is hereby granted for the property commonly known as 353-355 South Randall Road,
which is part of the property commonly identified by Kane County Property Index Numbers 06-
21-152-002 and 06-21-152-040, and legally described as follows:
PARCEL ONE:
LOT 2 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF PART THE
NORTHWEST QUARTER OF SECTION 21,TOWNSHIP 41 NORTH,RANGE 8 EAST
OF THIRD PRINCIPAL MERIDIAN, THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS.
PARCEL TWO:
THAT PART OF LOT 3 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF
PART OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 3;
THENCE SOUTH 00 DEGREES 00 MINUTES 30 SECONDS WEST ALONG THE
EAST LINE OF SAID LOT 3, A DISTANCE OF 86.67 FEET; THENCE NORTH 82
DEGREES 13 MINUTES 49 SECONDS WEST A DISTANCE OF 314.37 FEET TO A
POINT ON THE WESTERLY LINE OF SAID LOT 3 THAT IS 38.19 FEET
SOUTHERLY, AS MEASURE ALONG SAID WESTERLY LINE, FROM THE
NORTHWEST CORNER OF SAID LOT 3; THENCE NORTH 07 DEGREES 46
MINUTES 11 SECONDS EAST, ALONG SAID WEST LINE, A DISTANCE OF 38.19
FEET TO SAID NORTHWEST CORNER OF LOT 3; THENCE NORTH 88 DEGREES
46 MINUTES 41 SECONDS EAST, ALONG THE NORTHERLY LINE OF SAID LOT
3,A DISTANCE OF 306.41 FEET TO THE POINT OF BEGINNING, IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 351-365 South Randall Road.
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by High Haven
Dispensary, LLC, as applicant, and Randall Rd Real Estate, LLC, as property owner,
received January 24, 2023, and supporting documents including:
a. Undated High Haven Dispensary, LLC Statement of Purpose and Conformance,
received February 20, 2023;
b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc.,
dated January 14, 2003;
2
c. Leasing Space Plan, Sheet LSP-1.0,prepared by MRV Architects, Inc., dated May
18, 2022, last revised May 30, 2022, with such further revisions as required by the
Community Development Director;
d. Floor Plan and Schedules, Sheet A1.00, prepared by Gregory E. Lyons, dated
January 18, 2023, with such further revisions as required by the Community
Development Director;
e. Ceiling Plan, Sheet A1.01,prepared by Gregory E. Lyons,dated January 18,2023,
with such further revisions as required by the Community Development Director;
f. Elevations plan, prepared by MRV Architects, Inc., dated May 18, 2022, last
revised May 30, 2022, with such further revisions as required by the Community
Development Director;
g. Undated High Haven Dispensary,LLC Sign Plan,received January 20,2023,with
such further revisions as required by the Community Development Director;
h. Undated High Haven Dispensary Inventory Control Plan, received January 20,
2023;
i. Undated High Haven Dispensary Cannabis Waste Disposal Plan, A Plan for the
Removal,Destruction,and Disposal of Cannabis Waste,received January 20,2023;
and
j. Undated High Haven Dispensary Security and Lighting Plan,received January 20,
2023.
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. If any new exterior lighting is proposed, at the time of building permit review, the
applicant shall submit a photometric plan which incorporates any existing and proposed
outdoor lighting fixtures, including free standing lights and building-mounted light
fixtures, in compliance with the zoning ordinance requirements.
3. Before the issuance of an occupancy permit, the proposed "adult-use cannabis
dispensing organization" [SR] must file a copy of all required state licenses to operate
as an "adult-use cannabis dispensing organization" [SR] with the Development
Administrator.
4. The proposed adult-use cannabis dispensing organization may expand within the
existing building without the need to amend this conditional use approval,provided the
applicant receives all applicable State of Illinois licenses and approval for such
expansion. The applicant shall submit the applicable State of Illinois license and other
approvals to the Development Administrator prior to such expansion.
5. On-premises consumption of cannabis or a product-containing cannabis is prohibited.
A sign, at least eight and one-half(8.5) inches by eleven (11) inches, shall be posted
inside, at a location clearly visible to patrons, with the following language, "Smoking,
eating, drinking, or other forms of consumption of cannabis or products containing
cannabis is prohibited anywhere inside or on the grounds of this establishment."
3
6. The business operations of the proposed adult-use cannabis dispensing organization
shall comply with all restrictions and requirements of Ordinance No. G65-19, an
Ordinance Regarding Regulations for Cannabis Business Establishments And
Amendments to Ordinances Regarding Cannabis and Drug Paraphernalia, as amended.
7. The sale of cannabis products to persons under twenty-one (21) years of age is
prohibited. A photo identification showing proof of age shall be required of everyone
under twenty-seven (27) years of age desiring to purchase cannabis products. A sign,
at least eight and one-half(8.5) inches by eleven (11) inches, with lettering on such
sign at least one-half inch (0.5") in height, shall be posted inside, at a location clearly
visible to patrons, with the following language, "The sale of cannabis products to
persons under twenty-one (21) years of age is prohibited."
8. The applicant shall comply with the restrictions for advertising outlined in Section
6.07.100 of the Elgin Municipal Code, as amended.
9. No products sold by the proposed adult-use cannabis dispensing organization shall be
visible from the public street, sidewalk or other public place.
10. The proposed adult-use cannabis dispensing organization may only accept cannabis
deliveries into the restricted access area. Deliveries may not be accepted through the
public or limited access areas without prior approval from the State of Illinois. No
deliveries shall be accepted, and no material or product pick-up shall be scheduled
through the rear entrance before 10 a.m. daily.
11. The proposed adult-use cannabis dispensing organization is prohibited from selling any
product containing alcohol, except tinctures, which must be limited to containers that
are no larger than 100 milliliters.
12. The proposed adult-use cannabis dispensing organization shall not produce or
manufacture any cannabis.
13. All street graphics must comply with the zoning ordinance requirements.
14. A Certificate of Occupancy for the proposed adult-use cannabis dispensing
organization shall be issued not later than three years from the date of the adoption of
this ordinance.
15. Compliance with all applicable codes and ordinances.
4
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
David J. Kaptam, M or
Presented: April 26, 2023
Passed: April 26, 2023
Vote: Yeas: 6 Nays: 2 Abstain: 1 r
Recorded: April 26, 2023
Published: April 26, 2023
A st:
V
Kimberly Dewis, it Clerk
5
EXHIBIT A
March 6, 2023
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petitions 05-23 and 06-23 an
application by Randall Rd Real Estate LLC, as applicant, and High Haven Dispensary LLC, as
property owner, requesting approval of an amendment to PAB Planned Area Business District
established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No.
G8-21,with departures from the Elgin Municipal Code requirements for the minimum number of
off-street parking spaces, and any other departures as may be necessary or desirable, and a
conditional use to establish an adult use cannabis dispensary at the property commonly known as
353-355 S. Randall Road, more specifically identified by the Kane County Property Index
Numbers 06-21-152-002 and 06-21-152-040. The properties classified in the PAB Planned Area
Business District,PCF Planned Community Facility District, and PMFR Planned Multiple Family
Residence District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18
and Ordinance No. G8-21, are commonly known as 300-355 Loyola Drive, 325 S. Randall Road,
351-365 S. Randall Road, 395 S. Randall Road, and 415 S. Randall Road.
GENERAL INFORMATION
Petition Number: 05-23 and 06-23
Property Location: 353-355 S. Randall Road
Requested Action: Map Amendment to Planned Development and Conditional Use
Current Zoning: PAB Planned Area Business District, established by Ordinance No.
G9-01 as mended by Ordinances NOs. G56-18 and G8-21, and
ARC Arterial Road Corridor Overlay District
Proposed Zoning: No change PAB Planned Area Business District and ARC Arterial
Road Corridor Overlay District
Existing Use: Vacant commercial space
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
Proposed Use: Adult-use cannabis dispensing_organization
Applicant: High Haven Dispensary, LLC
Owner Randall Rd Real Estate, LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Maw
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances and Resolution
G. Application for State of Illinois License available
electronically here:
https://elgin.app.box.com/folder/196003604281
BACKGROUND
Randall Rd Real Estate LLC, as applicant, and High Haven Dispensary LLC, as property owner,
are requesting approval of an amendment to PAB Planned Area Business District established by
Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No. G8-21, with
departures from the Elgin Municipal Code requirements for the minimum number of off-street
parking spaces, and any other departures as may be necessary or desirable, and a conditional use
to establish an adult use cannabis dispensary at the property commonly known as 353-355 S.
Randall Road, more specifically identified by the Kane County Property Index Numbers 06-21-
152-002 and 06-21-152-040.The properties classified in the PAB Planned Area Business District,
PCF Planned Community Facility District,and PMFR Planned Multiple Family Residence District
established by Ordinance No. G9-01, as amended by Ordinance No. G56-18 and Ordinance No.
G8-21, are commonly known as 300-355 Loyola Drive, 325 S. Randall Road, 351-365 S. Randall
Road, 395 S. Randall Road, and 415 S. Randall Road.
The subject property is a 3,170-square-foot commercial tenant space within a 15,000-square-foot
multi-tenant commercial building.The 1.6-acre property includes 54 parking spaces and is located
-2-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
on the east side of Randall Road just south of South Street. The access to the property is in the rear
from DePaul Drive, a private street which provides access to South Street. Except for the subject
tenant space, the remainder of the building is fully occupied. The existing tenants include
Dunkin'/Baskin Robins restaurant with a drive-through service window, World Finance (a loan
service company), Kumon (a tutoring center), Top Shelf Sports Cards, and Team Rehabilitation
(an outpatient physical therapy facility).
The property is part of the College Park Square Subdivision that was annexed in 1994. Ordinance
No. G9-01 established the current PAB Planned Area Business District planned development and
regulations for the property, which largely match the requirements of the AB Area Business
District.The City approved Ordinance No. G56-18 in 2018 to allow Kumon and other conditional
uses on the property.The City approved Ordinance No.G8-21 in 2021 to allow the Dunkin'/Baskin
Robins restaurant with a drive-through service window.
�� " •,` s- � Subect Pro ert
its i
Ir
+
Subject tenant
� , space 353-355 S.
Randall Rd
3
Figure 1.Site area map with zoning overlay
Proposal
High Haven Dispensary, LLC is proposing to establish an adult-use cannabis dispensary within
the 3,170-square foot commercial tenant space at 353-355 S. Randall Road.
- 3 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
x ------------i - —._"""-----------------
= 6
e
alum
, I ♦a a e
- -------- ---- ------- e
Figure 2.Proposed floor plan
The applicant is proposing significant interior renovations to accommodate the new use, but
exterior changes to the building or the site are not proposed. The front of the retail space would
include a 160-square-foot entry/security area vestibule. Customers' age would be verified here
before being allowed to enter the sales floor (only persons 21 years of age or older would be
permitted to enter). A maximum of five persons per sales associate would be permitted in the sales
floor, and High Haven estimates that no more than three sales associates would be working at any
one time. Sales associates would operate from the back of the sales floor space. Products would
be stored in a vault from which sales orders would be fulfilled to the sales associates before they
are sold to the customer. The back of the tenant space would also include an office, break room,
restroom, delivery check-in area near the rear door, and several storage rooms/closets. Product
delivery would only be from the rear door in the back of the building.
The facility would operate as a retail store selling cannabis products for recreational use only. The
facility would not operate as a medical cannabis dispensary. No on-premises consumption, either
within the store or outside, is proposed, nor is it permitted. Other than the typical wall and
monument signage for the business, High Haven would not be permitted to advertise its products,
including no advertisement or the display of products in the storefront windows. Any exterior
signage would meet the zoning ordinance requirements. The facility would be open 10 a.m. to 9
p.m. Monday through Sunday with up to six employees during the peak shift including two on-
site security guards during the hours of operation. High Haven anticipates the peak hours would
be Thursday and Friday late afternoons/early evening and Saturday and Sunday all day. The Elgin
Police Department has reviewed the extensive security plan and finds it acceptable.
-4-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
The City amended its zoning ordinance in 2019 to allow various adult-use cannabis land uses in
certain zoning districts,including adult-use cannabis dispensaries.Adult use cannabis dispensaries
are allowed in the commercial AB and NB zoning districts along arterial roadways, and in the
downtown area in the CC 1 and CC2 zoning districts,provided they are located more than 250 feet
from a sensitive land use. The sensitive land uses are defined as pre-existing public or private
preschool or elementary or secondary school or daycare center, daycare home, group daycare
home, part day childcare facility, college, or university, or a publicly owned or operated park or
forest preserve.
The subject property is zoned PAB Planned Area Business District. This planned development
was established in 2001 by Ordinance No. G9-01. The PAB District was later amended in 2018 to
allow Kumon and other certain conditional uses, and in 2021 to allow Dunkin'/Baskin Robins
restaurant with the drive-through pick-up window. The adult-use cannabis dispensary is not listed
as a permitted nor conditional use in the PAB District for the property. Therefore, the applicant is
requesting approval to amend the PAB District to allow an adult-use cannabis dispensary as a
conditional use, and subsequently conditional use approval for its proposed adult-use cannabis
dispensary. The facility would be located more than 400 feet from the closest sensitive land use,
the South Street Kindercare day care center at 285 South Street.
The proposal also requires a renewed departure from the zoning ordinance parking requirements.
The proposed cannabis dispensary is required to provide one parking space per 250 square feet of
floor area, same as any other retail store. With 3,170 square feet,the facility is required to have 13
parking spaces.With the existing mix of uses in the building and the proposed cannabis dispensary,
the entire shopping center is required to have 100 parking spaces. The property is improved with
54 parking spaces.
When the City approved the establishment of the Dunkin' restaurant in 2021, a departure from the
parking requirements was approved for the property which allows the establishment of any
permitted use on the property without the need for additional parking. Even though the proposed
adult-use cannabis dispensary is a retail land use, it would be classified as a conditional use,which
requires renewing the departure from the parking requirements.
The applicant has observed parking availability on the property and has submitted parking
occupancy counts during several times of the week. While the hours of operation for the proposed
dispensary are 10 am to 9 pm Monday through Sunday, the applicant anticipates the busiest times
for the dispensary would occur on Thursday and Friday late afternoons/early evenings and on
Saturdays and Sundays. This compares well with the peak occupancies of other existing tenants in
the building.
Dunkin' has the largest regulatory parking requirement of 37 parking spaces (one parking space
per 60 square feet)but its true parking demand is far less because the vast majority of its customers
use the drive-through and the peak times occur in the morning before 10 a.m. when most other
- 5 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6,2023
businesses are closed. Kumon's peak times are Monday and Thursdays from 3:30 p.m. to 6:30
p.m., and on Saturday mornings from 10 a.m. to 12 p.m. The physical is open 7 a.m. to 7 p.m.
Monday to Friday. The office is closed on weekends. World Finance is open during normal
business hours from 9 a.m.to 5:30 p.m.Monday to Friday and from 9 a.m.to 12 p.m.on Saturdays.
Top Shelf Sports Cards is open 10:30 a.m. to 4 p.m. Tuesday to Saturday. The store is closed on
Sundays.
Based on the peak hours of operations for other tenants in the building, and the anticipated peak
times for the proposed dispensary, the peak parking demand in the shopping center is expected to
occur on Thursday late afternoons/early evening and/or on Saturday mornings. The applicant has
provided parking occupancy counts during various times of the week. The peak demand for
parking currently occurs on Thursday late afternoons when 30 parking spaces are occupied(or 55
percent). That leaves 24 parking spaces available for the use by the dispensary employees and
customers. Therefore, the existing parking lot will continue to adequately serve the existing uses
and the proposed cannabis dispensary.
The other important factor when evaluating available parking is the rate at which parking spaces
turn over. Encouraging parking turnover is the reason why many street parking spaces in high
demand locations like downtowns use parking meters or other time-based limitations. The nature
of the business also plays a part. A person parking at an upscale, sit-down restaurant will be
occupying their parking space much longer than a person going to their drycleaners. High Haven
offers customers a pre-ordering system such that most persons only spend 10-20 minutes in store.
High Haven has also agreed to require its employees to park at the back of the building.
The requested departure from the parking requirement is listed in Table 1 below and is further
described in Planned Development Departures and Exceptions section of the staff report further
below.
Table 1. Detail of Requested Departure
351-365 S. Randall Road
Zoning Ordinance
Provision Requirement Proposal
100 based on existing
# of parking spaces tenants and the proposed 54 (existing on site)
cannabis dispensary
While the company was established in 2019, each member of its team has several years of
experience working in the cannabis industry. High Haven has received conditional approval for
five cannabis dispensaries from the State of Illinois, two of which are for the Chicagoland area.
The applicant has 180 days to get the facility ready for operation and issuance of the full State of
Illinois license. Extensions to this time frame may be granted by the State upon request. High
Haven already operates one cannabis dispensary in Bay City, Michigan.
- 6-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6,2023
The Community Development Department offers the following additional information:
A. Property History. The subject property was subdivided and annexed to the city in 1994.
Upon annexation, the property was zoned PAB Planned Area Business District by
Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G 16-00 amended
the regulations for the PAB Planned Area Business District. The existing 14,894-square
foot building was constructed in 2000.
In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and
established the current regulations for the PAB Planned Area Business District and the
subject property. In 2018, the City approved Ordinance No. G56-18, which amended
Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City
approved ordinance G57-18, which granted conditional use to allow the establishment of
Kumon Math and Reading Center at 361 S. Randall Road. In 2021, the City approved
Ordinance No. G8-21, which allowed the establishment of Dunkin'/Baskin Robins
restaurant with a drive-through service at 351 S. Randall Road.
B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned
PAB Planned Area Business District established by Ordinance No.G9-01. The property to
the north is improved with a one-story bank building home to First Federal Savings Bank.
The property to the south is improved with a motor-vehicle repair shop home to Tuffy Auto
Service Center.
The property to the east is zoned PMFR Planned Multiple-Family Residence District and
is also part of the same planned development established by Ordinance No. G9-01. The
property is improved with four multiple-family buildings with a total of 40 residential units.
The properties to the west across S. Randall Road are zoned AB Area Business District
and ARC Arterial Road Corridor Overlay District and are improved with commercial
service uses, Shell gas station and convenience center, and Merlin 200,000 Miles motor
vehicle repair shop.
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.
D. Zoning District. The purpose and intent of this PAB zoning district established by
Ordinance G9-01, as amended by Ordinance Nos. G56-18 and G8-21, is to provide a
- 7 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
planned commercial environment, subject to the provisions of Chapter 19.60 Planned
Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most
similar to AB Area Business District, the purpose and intent of which is to provide
commodities and services to several neighborhoods, and in some instances to a
communitywide or regional supporting population. AB zoning districts are limited by the
applicable site design regulations to an intermediate scale of development relative to NB
Neighborhood Business Districts and the CC Center City District.
E. Trend of Development. The subject property is located along Randall Road commercial
corridor. Over the last 20 years, Randall Road has developed into the City's primary
commercial retail corridor with wide range of retail and service uses serving city residents.
Due to its high volume of traffic as Kane County's primary arterial road, the uses along
Randall Road also provide services to residents from other surrounding communities. Most
developments along Randall Road are auto-oriented with surface parking lots in front of
small and large one-story commercial buildings. Typical uses include fast-food, fast-
casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations
and repair shops.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 05-23 and 06-23 on March 6,2023. 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 and
Recommendation to the Planning and Zoning Commission dated March 6, 2023.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards
for conditional use outlined in § 19.65.030
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development 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 1.6-acre property is improved with a 14,894-
square foot building and 54 accessory parking spaces. The applicant is proposing
substantial interior renovation, but exterior changes to the building or the site are not
proposed. There are no significant natural features including topography, watercourses,
- 8 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
vegetation, and existing improvements that would have a negative impact on the proposed
development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development 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 existing building on the property is currently served by municipal water,
sanitary sewer, and stormwater systems. The applicant is not proposing any changes to the
existing water and sanitary sewer facilities. The existing facilities can adequately serve the
existing uses and the proposed use on the property.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development 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
designed to minimize traffic congestion.The access to the property is from a private street,
DePaul Drive, adjacent to the east. DePaul Drive connects to South Street which has a
signalized intersection with Randall Road. The property also has cross access easement
rights with the commercial property to the south, which is currently home to Tuffy Auto
Service Center. The applicant is not proposing any exterior changes to the building or the
site. The property functions with safe and efficient traffic circulation.
The proposed cannabis dispensary is required to provide one parking space per 250 square
feet of floor area, same as any other retail store. With 3,170 square feet, the facility is
required to have 13 parking spaces. With the existing mix of uses in the building and the
proposed cannabis dispensary, the entire shopping center is required to have 100 parking
- 9-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
spaces.With 54 parking spaces on site,the property does not meet the parking requirement.
When the City approved the Dunkin' restaurant in 2021, a departure from the parking
requirements was approved for the property which allows the establishment of any
permitted use on the property without the need for additional parking. Even though the
proposed adult-use cannabis dispensary is a retail land use, it would be classified as a
conditional use, which requires renewing the departure from the parking requirements.
With peak parking demand for Dunkin' occurring before 10 a.m., the biggest tenant in the
building (Team Rehabilitation Physical Therapy) closed on weekends, and Kumon's peak
operating hours occurring after school in the late afternoon, the peak parking demand on
the property occurs during weekday afternoons. The peak demand for parking currently
occurs on late Thursday afternoons when 55 percent of the parking spaces are occupied(30
of 54 parking spaces).That leaves 24 parking spaces available for the use by the dispensary
employees and customers. Therefore, the existing parking lot will continue to adequately
serve the existing uses and the proposed dispensary. Still, the applicant has agreed to
require its employees to park in the rear of the building to ensure parking spaces in front
are for customers and turn over quickly.
D. Zoning History Standard. The suitability of the subject property for the planned
development 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 subdivided and annexed to the city in 1994. Upon
annexation,the property was zoned PAB Planned Area Business District by Ordinance No.
G52-94. Subsequently Ordinances No. G48-95 and No. G 16-00 amended the regulations
for the PAB Planned Area Business District. The existing 14,894-square foot building was
constructed in 2000.
Ordinance No. G9-01 was adopted in 2001 which repealed all previous ordinances and
established the current regulations for the PAB Planned Area Business District and the
subject property. The City approved Ordinance No. G56-18 in 2018, which amended
Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City
approved ordinance G57-18,which granted a conditional use for Kumon at 361 S. Randall
Road. The City approved Ordinance No. G8-21 in 2021, which allowed the establishment
of Dunkin'/Baskin Robins restaurant with a drive-through service at 351 S. Randall Road.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
- 10-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning.The properties to the
north and south are also zoned PAB Planned Area Business District established by
Ordinance No.G9-01.The property to the north is improved with a one-story bank building
home to First Federal Savings Bank. The property to the south is improved with a motor-
vehicle repair shop home to Tuffy Auto Service Center.
The property to the east is zoned PMFR Planned Multiple-Family Residence District and
is also part of the same planned development established by Ordinance No. G9-01. The
property is improved with four multiple-family buildings with a total of 40 residential units.
The properties to the west across S. Randall Road are zoned AB Area Business District
and ARC Arterial Road Corridor Overlay District and are improved with commercial
service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor
vehicle repair shop.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is 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 Randall Road commercial
corridor. Over the last 20 years, Randall Road has developed into the City's primary
commercial retail corridor with wide range of retail and service uses serving city residents.
Due to its high volume of traffic as Kane County's primary arterial road, the uses along
Randall Road also provide services to residents from other surrounding communities.Most
developments along Randall Road are auto-oriented with surface parking lots in front of
small and large one-story commercial buildings. Typical uses include fast-food, fast-
casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations
and repair shops.
G. Planned Development District Standard: The suitability of the subject property 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.
Findings.The subject property is suited 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 this PAB zoning district established by
Ordinance G9-01 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. The PAB district is most similar to AB Area Business District, the purpose and
intent of which is to provide commodities and services to several neighborhoods, and in
- 11 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
some instances to a communitywide or regional supporting population.AB zoning districts
are limited by the applicable site design regulations to an intermediate scale of development
relative to NB Neighborhood Business Districts and the CC 1 Center City District.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development 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
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 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 not seeking approval of a
planned development as a conditional use.
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 significant natural features including
topography, watercourses, wetlands or vegetation. The property is developed with a
14,894-square-foot multi-tenant building and accessory parking lots. The applicant is not
proposing any exterior changes to the site.
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,
- 12 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
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 adult-use cannabis dispensary is classified as a retail store and is
compatible with other retail uses in the shopping center. The hours of operation of the
proposed dispensary are similar to other uses typically located along Randall Road
corridor. The expected peak hours of operation do not coincide with the peak operating
hours of most other businesses in the building. This will result in spread out demand for
parking, and the existing parking lot will continue to adequately serve all existing uses and
the proposed use on the property. No on-remise consumption is proposed, either on the
inside or outside of the building, and it would not be permitted. The proposed cannabis
dispensary would not be permitted to advertise its products on the exterior of its premises,
including no advertisement or the display of products in the storefront windows.
When the City amended its zoning ordinance in 2019 to allow various adult-use cannabis
businesses, it defined the sensitive land uses from which the cannabis business must be
setback more than 250 feet: pre-existing public or private preschool or elementary or
secondary school or daycare center,daycare home,group daycare home,part day childcare
facility, college, or university, or a publicly owned or operated park or forest preserve.
High Haven would be located more than 400 feet from the closest sensitive land use, the
South Street Kindercare day care center at 285 South Street.
The proposed use will not have any detrimental influence on the surrounding uses and
properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
1. Sections 19.45.070, "Required Number of Parking Spaces". Based on the existing mix
of uses and the proposed cannabis dispensary,the property is required to have 100 parking
spaces. The property is improved with 54 parking spaces.
Staff finds the requested departure is appropriate and necessary for the establishment of a desirable
use.
When Dunkin' restaurant was approved in 2021, the planned development was also amended to
include a departure from the parking requirements which allows the establishment of any permitted
use on the property without the need for additional parking. Even though the proposed adult-use
- 13 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
cannabis dispensary is a retail land use, it would be classified as a conditional use,which requires
renewing the departure from the parking requirements.
While the hours of operation for the proposed dispensary are 10 a.m. to 9 p.m. Monday through
Sunday, the applicant anticipates the busiest times for the dispensary would occur on Thursday
and Friday late afternoons/early evenings and on Saturdays and Sundays. These times offset well
with the peak times of other existing tenants in the building.
Based on the peak hours of operations for other tenants in the building, and the anticipated peak
times for the proposed dispensary,the peak parking demand is expected to occur on Thursday late
afternoons/early evening and on Saturday mornings. High Haven has provided parking occupancy
counts during various times of the week. The peak demand for parking currently occurs on
Thursday late afternoons when 55 percent of the parking lot is occupied(30 of 54 parking spaces).
That leaves 24 parking spaces available for the use by the dispensary employees and customers,
which is required to have 13 parking space on its own. Therefore, the existing parking lot will
continue to adequately serve the existing uses and the proposed cannabis dispensary. In addition,
the applicant has agreed to require its employees to park in the rear of the building to ensure
parking spaces in front are for customers and turn over quickly.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings. The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 1.6-acre property is improved with a 14,894-square-foot
building and 54 accessory parking spaces. The applicant is proposing substantial interior
renovation, but exterior changes to the building or the site are not proposed. There are no
significant natural features including topography, watercourses, vegetation, and existing
improvements that would have a negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing building on the property is currently served by municipal water, sanitary
sewer,and stormwater systems. The applicant is not proposing any changes to the existing
water and sanitary sewer facilities. The existing facilities can adequately serve the existing
uses and the proposed use on the property.
- 14-
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The access to the property is from a private street, DePaul
Drive, adjacent to the east. DePaul Drive connects to South Street which has a signalized
intersection with Randall Road. The property also has cross access easement rights with
the commercial property to the south, which is currently home to Tuffy Auto Service
Center. The applicant is not proposing any exterior changes to the building or the site.The
property functions with safe and efficient traffic circulation.
The proposed cannabis dispensary is required to provide one parking space per 250 square
feet of floor area, same as any other retail store. With 3,170 square feet, the facility is
required to have 13 parking spaces. With the existing mix of uses in the building and the
proposed cannabis dispensary, the entire shopping center is required to have 100 parking
spaces. The property is improved with 54 parking spaces.
When Dunkin' restaurant was approved in 2021, the planned development was also
amended to include a departure from the parking requirements which allows the
establishment of any permitted use on the property without the need for additional parking.
Even though the proposed adult-use cannabis dispensary is a retail land use, it would be
classified as a conditional use, which requires renewing the departure from the parking
requirements.
With peak parking demand for Dunkin' occurring before 10 a.m., the biggest tenant in the
building (Team Rehabilitation Physical Therapy)closed on weekends, and Kumon's peak
operating hours occurring after school in the late afternoon, the peak parking demand on
the property occurs during weekday afternoons. The peak demand for parking currently
occurs on late Thursday afternoons when 55 percent of the parking spaces are occupied(30
of 54 parking spaces).That leaves 24 parking spaces available for the use by the dispensary
employees and customers. Therefore, the existing parking lot will continue to adequately
serve the existing uses and the proposed dispensary. Still, the applicant has agreed to
require its employees to park in the rear of the building to ensure parking spaces in front
are for customers and turn over quickly.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
- 15 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
While the applicant is proposing significant interior renovation,no exterior changes to the
building or the site are proposed.The proposed hours of operation are similar to other retail
uses along Randall Road corridor. The peak hours of operation coincide with peak times
of only two other existing tenants in the building. This results in a balanced demand for
parking and the existing parking will continue to adequately serve the property. Still, the
applicant will require that its employees park in rear of the building leaving the front
parking lot for customers of all businesses. No on-premises consumption of cannabis will
be permitted,on the interior or the exterior of the store, and the dispensary is not permitted
to have any exterior advertising or the display of its products, including in the storefront
windows. The facility will have extensive safety and security measures, including two on-
premises security guards during the hours of operation, which will enhance the safety for
all businesses.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of, or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 05-23 and 06-23, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by High Haven
Dispensary, LLC, as applicant, and Randall Rd Real Estate, LLC, as property owner,
received January 24, 2023, and supporting documents including:
a. Undated High Haven Dispensary, LLC Statement of Purpose and Conformance,
received February 20, 2023;
b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc.,
dated January 14, 2003;
c. Leasing Space Plan, Sheet LSP-1.0,prepared by MRV Architects, Inc., dated May 18,
2022, last revised May 30, 2022, with such further revisions as required by the
Community Development Director;
d. Floor Plan and Schedules, Sheet A1.00,prepared by Gregory E. Lyons, dated January
18, 2023, with such further revisions as required by the Community Development
- 16 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
Director;
e. Ceiling Plan,Sheet A1.01,prepared by Gregory E.Lyons,dated January 18,2023,with
such further revisions as required by the Community Development Director;
f. Elevations plan, prepared by MRV Architects, Inc., dated May 18, 2022, last revised
May 30,2022,with such further revisions as required by the Community Development
Director;
g. Undated High Haven Dispensary,LLC Sign Plan,received January 20,2023,with such
further revisions as required by the Community Development Director;
h. Undated High Haven Dispensary Inventory Control Plan, received January 20,2023;
i. Undated High Haven Dispensary Cannabis Waste Disposal Plan, A Plan for the
Removal, Destruction, and Disposal of Cannabis Waste, received January 20, 2023;
and
j. Undated High Haven Dispensary Security and Lighting Plan, received January 20,
2023.
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 establishment of an adult-use cannabis
dispensing organization within a commercial tenant space commonly known as 353-355
S. Randall Road on the Subject Property without the requirement to provide additional
parking spaces, provided a minimum of 54 parking spaces are located on the Subject
Property.
3. If any new exterior lighting is proposed,at the time of building permit review,the applicant
shall submit a photometric plan which incorporates any existing and proposed outdoor
lighting fixtures, including free standing lights and building-mounted light fixtures, in
compliance with the zoning ordinance requirements.
4. Before the issuance of an occupancy permit, the proposed "adult-use cannabis dispensing
organization" [SR] must file a copy of all required state licenses to operate as an "adult-
use cannabis dispensing organization" [SR] with the Development Administrator.
5. The proposed adult-use cannabis dispensing organization may expand within the existing
building without the need to amend this conditional use approval, provided the applicant
receives all applicable State of Illinois licenses and approval for such expansion. The
applicant shall submit the applicable State of Illinois license and other approvals to the
Development Administrator prior to such expansion.
6. On-premises consumption of cannabis or a product-containing cannabis is prohibited. A
sign, at least eight and one-half(8.5) inches by eleven (11) inches, shall be posted inside,
at a location clearly visible to patrons, with the following language, "Smoking, eating,
- 17 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
drinking, or other forms of consumption of cannabis or products containing cannabis is
prohibited anywhere inside or on the grounds of this establishment."
7. The business operations of the proposed adult-use cannabis dispensing organization shall
comply with all restrictions and requirements of Ordinance No. G65-19, an Ordinance
Regarding Regulations for Cannabis Business Establishments And Amendments to
Ordinances Regarding Cannabis and Drug Paraphernalia, as amended.
8. The sale of cannabis products to persons under twenty-one(21)years of age is prohibited.
A photo identification showing proof of age shall be required of everyone under twenty-
seven (27) years of age desiring to purchase cannabis products. A sign, at least eight and
one-half(8.5) inches by eleven (11) inches, with lettering on such sign at least one-half
inch(0.5")in height,shall be posted inside, at a location clearly visible to patrons,with the
following language,"The sale of cannabis products to persons under twenty-one(21)years
of age is prohibited."
9. The applicant shall comply with the restrictions for advertising outlined in Section 6.07.100
of the Elgin Municipal Code, as amended.
10. No products sold by the proposed adult-use cannabis dispensing organization shall be
visible from the public street, sidewalk or other public place.
11. The proposed adult-use cannabis dispensing organization may only accept cannabis
deliveries into the restricted access area.Deliveries may not be accepted through the public
or limited access areas without prior approval from the State of Illinois.No deliveries shall
be accepted, and no material or product pick-up shall be scheduled through the rear
entrance before 10 a.m. daily.
12. The proposed adult-use cannabis dispensing organization is prohibited from selling any
product containing alcohol, except tinctures, which must be limited to containers that are
no larger than 100 milliliters.
13. The proposed adult-use cannabis dispensing organization shall not produce or manufacture
any cannabis.
14. All street graphics must comply with the zoning ordinance requirements.
15. A Certificate of Occupancy for the proposed adult-use cannabis dispensing organization
shall be issued not later than three years from the date of the adoption of this ordinance.
16. Compliance with all applicable codes and ordinances.
- 18 -
Recommendation & Findings of Fact
Petitions 05-23 and 06-23
March 6, 2023
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
05-23 and 06-23 subject to the conditions outlined above,was six(6)yes,zero(0)no, and zero(0)
abstentions. One member was absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning &Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning & Zoning Commission
- 19 -
N 1 -
Subject Property
Petition 05-23 & 06-23 W tiIF
r
O
a a t0
�. tic . �t
�• t � O � tp
s �
F ,
e
EXHIBITA Aerial/Location Map
w+F
s
Map prepared by City of Elgin o so too zoo soo aoFeet
Department of Community Development
CF
a' PSFR2
0, PAB
��a 70 Vic_ Erie St
m
v
c®a
nn
[PRC
Subject Property a Can
Petition 05-23 & 06-23 MFR AE]
z
St—
o
�+ = o
Legend CC2 �, J RC1
C3RC1 Residence Conservation 1 \, C
QRC2 Residence Conservation 2 P`A B PM FR Gale I-n
QRC3 Residence Conservation 3
QPRC Planned Residence Conservation
Q SFR1 Single Family Residence 1
Q PSFR1 Planned Single Family Residence
SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence
TRF Two Family Residence T^F�
PTRF Planned Two Family Residence
-MFR Multiple Family Residence
PMFR Planned Multiple Family Residence ,
RB Residence Business
QPRB Planned Residential Business
-NB Neighborhood Business
-PNB Planned Neighborhood Business CF
-AB Area Business
-PAB Planned Area Business
-CC Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial oter Gee
_PGI Planned General Industrial
-Cl Commercial Industrial PAB
-CF Community Facility RC1 PCF
-PCF Planned Community Facility
EXHIBITS Zoning Map "
w+t:
S
Map prepared by City of Elgin 0 100 200 400 600 $OFeet
Department of Community Development
F7
SOLIth St
Subject Property
353-355 S. Randall Rd.
Petition 05-23 & 06-23
°
a
o °
a
c
0621152002
0621152040
EXHBIIT C Parcel Map N
A
City of Elgin 0 15 30 60 90 120
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
i r
]]e6 2*4 tMt!!s! 2360 t 77SB!lSt2] 2751 i]!0
]uu o nso
� 1 :]es t]utlu]!"2tx! :!s PLANNED :so
it • f ass :] :sr: 380 DEVELOPMENT
�. ESTABLISHED BY W
ORD No. G9 01
' Now riOWNr�a
JbJECI r� �^ ., 1 315
'OPERTY ' pl. 31s3
FTPI.. . (A,G5705 -
o
350
IL
_ S
_ ` T
"li
214
400;,. • k•,lj t`
1(10 u A
16
J�l�i�>•Sl�lil�l�r�r�rS;ira�sl�r
Area & Zoning Map
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
!' , f Subject Pro pert '
VWT
i C MTry
Vw
OF
.. t �.w
s
r
1 a
f �
Subject tenant
space 353-355 S.
s ;
Randall Rd
Area & Zoning Map
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
p
OBJECT
PROPERTY # „
•w 7
777,
Bird's Eye View Looking North
r u
OBJECT
` PROPERTY
46
r"
Bird's Eye View Looking East
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
Location of the
sQd adult use
f
WWI,i t
fii►
Subject tenant space at 351-365 S. Randall Rd
-�
�"
Front elevation of the existing multi-tenant building
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
Back of the building looking north
Back of the building looking south
EXHIBIT D
SITE LOCATION
351-365 S. Randall Road
Petitions 05-23 and 06-23
� l
ANAMO 77%..
First Federal Savings Bank north of the subject property
r
Tuffy Auto Service south of the subject property