HomeMy WebLinkAboutG24-25 Ordinance No. G24-25
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN ADULT-USE CANNABIS DISPENSING
ORGANIZATION IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD
CORRIDOR OVERLAY DISTRICT
(205 South Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
establish an adult-use cannabis dispensing organization at 205 South Randall Road; and
WHEREAS,the zoning lot with the building containing the premises at 205 South Randall
Road is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the AB Area Business District and ARC
Arterial Road Corridor Overlay District, and an adult-use cannabis dispensing organization is
listed as a conditional use within the AB Area Business District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on April 7, 2025, 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 in their
Findings of Fact; 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 AB 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 I. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated April 7, 2025, 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 pan 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 205 South Randall Road,
which is commonly identified by Kane County Property Index Number 06-21-106-016,and legally
described as follows:
LOT 15 AND THE NORTH 77.63 FEET OF LOT 14 IN RANDALL LAKE CROSSING.
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. BEING ALSO DESCRIBED
IN SURVEY PREPARED BY MAAS&-SON, DATED JULY 29.2008,DRAWING NO.
207617, AS FOLLOWS:
LOT 15 AND THE NORTH 77.63 FEET OF LOT 14 IN RANDALL LAKE CROSSING,
RECORDED NOVEMBER 23, 1994, AS DOCUMENT 94K086086, SAID PARCEL
BEING IN A PORTION OF THE SOUTHWEST QUARTER {SW 1/4) OF SECTION 16
AND PART OF THE NORTHWEST QUARTER (NWT/4) OF SECTION 21, IN
TOWNSHIP 41 NORTH, RANGE 8 EAST IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT AN IR FOUND IN THE EAST LINE OF RANDALL ROAD FOR
THE SOUTHWEST CORNER OF THE NORTHERN 67.63 FEET OF LOT 12;THENCE
WITH THE EAST LINE OF RANDALL ROAD, ALSO BEING THE WEST LINE OF
LOTS 12, 13 AND 14, NORTH 07 DEGREES 14 MINUTES 36 SECONDS EAST, A
DISTANCE OF 240.0 FEET TO AN IRON ROD SET FOR THE POINT OF
BEGINNING OF THE HEREIN DESCRIBED PARCEL; T/-IENCE WIT/-/ Tl-IE
COMMON LINE BETWEEN Tl-IE HEREIN DESCRIBED TRACT AND Tl-IE EAST
LINE OF RANDALL ROAD, NORT/-1 07 DEGREES 14 MINUTES 36 SECONDS
EAST, A DISTANCE OF 208.65 FEET TO A PK NAIL SET IN THE CENTER OF AN
INGRESS/EGRESS EASEMENT FOR THE NORTHWEST CORNER OF THE
HEREIN DESCRIBED TRACT,• THENCE WITH THE NORTH LINE OF THE
HEREIN DESCRIBED TRACT, SOUTH 82 DEGREES 45 MINUTES 24 SECONDS
EAST, A DISTANCE OF 218.0 FEET TO A PK NAIL SET FOR THE NORTHEAST
CORNER OF THE HEREIN DESCRIBED TRACT,• THENCE WITH THE EAST LINE
OF THE HEREIN DESCRIBED TRACT, SOUTH 07 DEGREES 14 MINUTES 36
SECONDS WEST, A DISTANCE OF 208.65 FEET TO A PK NAIL SET FOR THE
SOUTHEAST CORNER OF THE HEREIN DESCRIBED TRACT,• THENCE WITH
THE SOUTH LINE OF THE HEREIN DESCRIBED TRACT,NORTH 82 DEGREES 45
MINUTES 24 SECONDS WEST A DISTANCE OF 218.0 FEET TO THE POINT OF
BEGINNING,ACCORDING TO CALCULATIONS PERFORMED BY MAAS&-SON,
INC. DURING JULY OF 2008.
EASEMENT PARCEL 1:
A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS ON AND OVER
ACROSS HATCHED AREA DEPICTED ON THE PLAT OF SUBDIVISION OF
RANDALL LAKE CROSSING RECORDED AS DOCUMENT 94K086086.
EASEMENT PARCEL 2:
2
A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AND PARKING AS
CREATED, LIMITED AND DEFINED BY TI-IE DECLARATION OF EASEMENT
RECORDED JUNE 30, 1994 AS DOCUMENT 94K52813.
TOTAL AREA: 45,484.61 SQ. FT. 1.04 AC (MORE OR LESS)
(commonly known as 205 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 Matthew
Hagglund, as applicant, and Lazzara Properties, LLC an Illinois limited liability
company, as property owner, received January 15, 2025 and supporting documents
including:
a. Undated Conditional Use Application Revised Statement of Purpose and
Conformance, received March 17,2025;
b. ALTA/ NSPS Land Title Survey, prepared by Gentile and Associates, Inc., dated
June 17. 2024;
c. Site plan for Jane & Buds Cannabis Dispensary 205 S. Randall Road, Elgin, IL
60123; dated received March 31, 2025, with such further revisions as required by
the Community Development Director;
d. Proposed Plan for Jane&Buds Cannabis Dispensary,prepared by A+M Architects.
LLC, dated March 17, 2025, with such further revisions as required by the
Community Development Director;
e. Four-page building elevation plans for Jane& Buds Cannabis Dispensary,prepared
by A+M Architects, LLC, dated March 17, 2025, with such further revisions as
required by the Community Development Director;
f. Proposed signage plans for 205 S Randall Rd,Elgin,IL 60123,USA,dated received
February 28, 2025. with such further revisions as required by the Community
Development Director;
g. Undated Inventory Control Plan, dated received February 28, 2025;
h. Undated Cannabis Waste Disposal Plan, dated received February 28, 2025; and
i. Undated Security Plan. dated received February 28, 2025.
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
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. 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."
5. 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.
6. 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."
7. The applicant shall comply with the restrictions for advertising outlined in Section
6.07.100 of the Elgin Municipal Code, as amended.
8. No products sold by the proposed adult-use cannabis dispensing organization shall be
visible from the public street. sidewalk or other public place.
9. 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.
10. The proposed adult-use cannabis dispensing organization shall not produce or
manufacture any cannabis.
11. All street graphics must comply with the zoning ordinance requirements.
12. 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.
13. Compliance with all applicable codes and ordinances.
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Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
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Presented: May 28, 2025
Passed: May 28, 2025
Vote: Yeas: 7 Nays: 1 , --- ,
Recorded: May 28, 2025 ..4;:,'.;':. ,.,,
Published: May 28, 2025 Se;- \`'
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EXHIBIT A
April 7, 2025
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 03-25, an application by
Matthew Hagglund as applicant,and Lazzara Properties,LLC an Illinois limited liability company,
as property owner, requesting a conditional use to establish an adult-use cannabis dispensary
within the existing one-story commercial building on the property commonly referred to as 205 S.
Randall Road.
GENERAL INFORMATION
Petition Number: 03-25
Property Location: 205 S. Randall Road
Requested Action: Conditional Use
Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay
District
Proposed Zoning: No change. AB Area Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant
Proposed Use: AdultOuse cannabis dispensary
Applicant: Matthew Hagglund
Owner Lazzara Properties LLC
Recommendation & Findings of Fact
Petition 03-25
April 7,2025
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Elgin Police Department Recommendation
F. Development Application and Attachments
G. Draft Ordinance
H. Application for State of Illinois License available
Electronically here:
https://elgin.box.com/s/ivxqhbpcqjls2jcvfxqwv43b8fr4hf3r
BACKGROUND
Matthew Hagglund as applicant,and Lazzara Properties,LLC an Illinois limited liability company,
as property owner, are requesting a conditional use to establish an adult-use cannabis dispensary
within the existing one-story commercial building on the property commonly referred to as 205 S.
Randall Road.
The one-acre subject property is located at the southeast corner of Randall Road and Weld Road
intersection just south of US Route 20.The property is zoned AB Area Business District and ARC
Arterial Road Corridor Overlay District, and is improved with a 2,563-square-foot one-story
commercial building completed in 1995 for Boston Market Restaurant. The property is currently
vacant. The property includes a surface parking lot with 45 parking spaces surrounding the
building. The building also includes a drive-through service lane with a pick-up window on the
north side of the building.
The property has one full access driveway on the east side to Randall Lake Xing road. The
extension of Weld Road on the north side of the property,and Randall Lake Xing road on the east
side of the property are private roadways that were established when this area was subdivided as
Randall Lake Crossing subdivision in 1994.
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
All surrounding properties are zoned AB Area Business District. The property to the north,across
Weld Road extension, is improved with a one-story commercial office building home to several
medical offices. The property to the east, across Randall Lake Xing road, is home to Aldi grocery
store. The property adjacent to the south is home to McDonalds restaurant. And the property to
the west, across Randall Road, is improved with Otter Creek Shopping Center, which includes
Target, Burlington and Harbor Freight retail stores,among others,and several outlots,including a
Chase Bank directly opposite the subject property.
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Figure 1:Area map with zoning overlay
Proposal
The applicant is proposing to establish an adult-use cannabis dispensary within the exiting 2,563-
square foot building at 205 S. Randall Road.
The applicant is proposing significant interior renovations to accommodate the new use, some
exterior changes to the building, and site improvements.The front of the building would include a
260-square-foot lobby/check-in area. 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).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 building would also include an office,break room,
restrooms, security vault, and back of house receiving area near the rear door,with a couple areas
for general storage. Product delivery would only be from the rear door in the back of the building.
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
�•-4• �7-10 3/4'f The improvements to the exterior of the
" "/4' 1. '�-°"`' '"-'°' -_ building would include removal of the
[�' 24'-e 7/4• existing window awnings for former
o_4 7/e Boston Market restaurant branding,
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restoration of the existing façade, and the
n construction of new screening for rooftop
' mechanical equipment. The building
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would maintain the existing masonry and
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EIFS materials, which would be painted
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2 `"""`"" J0 °` The site improvements include the
-- construction of new public sidewalks
/ _ t R V/a4ED(-IN �. } along the north and east property lines
IL ,; _ with connections to the building entrance.
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Si _1 The installation of the sidewalk
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NEW gnu the existing public sidewalk along
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PROPOSED PLAN t2.736 Randall Road, and from the new public
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sidewalk along the north property line
NJ hk I I Ie' "'►I 1e• would result in the loss of seven parking
Figure 2.Proposed floor plan spaces for the necessary landscape
islands. Still the property would retain 36
parking spaces. The applicant would also
install additional landscaping throughout
the site, including four new shade trees.
The proposed facility is required to provide one parking space per 250 square feet of floor area.
As such, the 2,563-square-foot building is required to have 10 parking spaces. The applicant is
proposing 36 on-site parking spaces which exceeds the parking requirement.
The facility would operate as a retail store selling cannabis products for recreational use only. 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, the facility 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 from 9 a.m.to 9 p.m.Monday through Thursday 9 a.m.to 10 p.m.on Friday and Saturday,
and 10 a.m.to 9 p.m. on Sunday with one on-site security guard during the hours of operation. The
dispensary is expected to have its peak hours on Thursday and Friday late afternoon/early evening
and Saturday and Sunday all day.The Elgin Police Department has reviewed the extensive security
plan and fmds it acceptable.
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
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Figure 3.Proposed site plan
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 as a conditional use in the commercial AB and NB zoning districts along arterial
roadways, and in the downtown area in the CC1 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 proposed facility is located more than 1,100 feet from South Street KinderCare daycare center
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
at 2485 South Street,which is the closest sensitive land use.
The applicant, Matthew Hagglund, is the primary owner of Emerald Coast LLC, which received
three licenses from the State of Illinois for adult-use cannabis dispensaries. Emerald Coast has
already opened two cannabis dispensaries in Alton and Island Lake, Illinois, and is looking to
establish its third location in Elgin.
An adult-use cannabis dispensary is listed as a conditional use in the AB Area Business District
and requires the review and recommendation by the Planning and Zoning Commission and
approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the city in 1974.Upon annexation,
the property was zoned B-3 Service Business District. In 1992 it was rezoned to AB Area
Business District as part of the comprehensive amendment to the zoning ordinance.
The existing 2,563-square-foot restaurant building was completed in 1995 for Boston
Market restaurant. The restaurant closed in fall of 2023. The property is currently vacant.
B. Surrounding Land Use and Zoning. All surrounding properties are zoned AB Area
Business District.The property to the north,across Weld Road extension,is improved with
a one-story commercial office building home to several medical offices. The property to
the east, across Randall Lake Xing road, is home to Aldi grocery store. The property
adjacent to the south is home to McDonalds restaurant. And the property to the west,across
Randall Road, is improved with Otter Creek Shopping Center, which includes Target,
Burlington and Harbor Freight retail stores,among others,and several outlots, including a
Chase Bank directly opposite the subject property.
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 of the AB Area Business District 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 CCI Center City District.
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
E. Trend of Development. The subject property is located within an established multi-
building commercial area along Randall Road that was developed in the mid-1990s. Other
existing commercial uses surrounding the subject property include Marcus Elgin Cinema
movie theater, Applebee's, McDonald's, and Old Republic restaurants, and Aldi grocery
store,among others.
The commercial area is fully built-out and no new buildings are expected in the immediate
area. With the high volume of traffic along Randall Road and easy access to US Highway
20, the area will continue to be occupied with commercial uses in the future and will
continue to provide retail goods and services for the surrounding neighborhoods, as well
as the residents from a larger area due to its location along Randall Road.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 03-25 on April 7,2025.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated April 7,2025.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for conditional uses outlined
within§ 19.65.030:
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,and vegetation,and
existing improvements. The one-acre property is improved with a 2,563-square-foot
building and 45 accessory parking spaces.The applicant is proposing interior and exterior
changes to the building and site improvements including the installation of the new public
sidewalk along the north and east property lines. The installation of the sidewalk
connections to the building will result in the loss of some parking spaces on the property,
but the applicant would add additional landscaping. 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
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Recommendation& Findings of Fact
Petition 03-25
April 7,2025
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.
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 property is located at the southeast corner of S. Randall
Road and Weld Road with one full access driveway on the east side of the property from
private Randall Lake Xing road. The applicant is not proposing any changes to the
property's vehicular access,which has been in its existing configuration since the property
was developed in 1995. The existing access driveway can adequately serve the proposed
use. The proposed dispensary will not have any negative effect on the existing on-site and
off-site traffic circulation.
Cannabis dispensaries are currently prohibited from operating a drive-through service by
the State of Illinois. But, the applicant is not proposing to eliminate the existing drive-
through service lane in case cannabis dispensaries are allowed in the future to operate drive-
through service window, similar to other retail uses and restaurants.
The proposed facility is required to provide one parking space per 250 square feet of floor
area. As such, the 2,563-square-foot building is required to have 10 parking spaces. The
applicant is proposing 36 on-site parking spaces which exceeds the parking requirement.
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
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The applicant is proposing interior and exterior changes to the building to accommodate
the new use and eliminate former Boston Market branding.The applicant would also install
a new public sidewalk along the north and east property lines with connections to the front
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Recommendation & Findings of Fact
Petition 03-25
April 7,2025
of the building. The proposed hours of operation are similar to other retail uses within the
area.
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 one on-premises security guard 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 Petition 03-25, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Matthew
Hagglund,as applicant,and Lazzara Properties,LLC an Illinois limited liability company,
as property owner,received January 15, 2025 and supporting documents including:
a. Undated Conditional Use Application Revised Statement of Purpose and
Conformance,received March 17,2025;
b. ALTA/NSPS Land Title Survey, prepared by Gentile and Associates, Inc., dated
June 17,2024;
c. Site plan for Jane & Buds Cannabis Dispensary 205 S. Randall Road, Elgin, IL
60123; dated received March 31, 2025, with such further revisions as required by
the Community Development Director;
d. Proposed Plan for Jane&Buds Cannabis Dispensary,prepared by A+M Architects,
LLC, dated March 17, 2025, with such further revisions as required by the
Community Development Director;
e. Four-page building elevation plans for Jane&Buds Cannabis Dispensary,prepared
by A+M Architects, LLC, dated March 17, 2025, with such further revisions as
required by the Community Development Director;
f. Proposed signage plans for 205 S Randall Rd,Elgin,IL 60123,USA,dated received
February 28, 2025, with such further revisions as required by the Community
Development Director;
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Recommendation& Findings of Fact
Petition 03-25
April 7, 2025
g. Undated Inventory Control Plan,dated received February 28,2025;
h. Undated Cannabis Waste Disposal Plan,dated received February 28,2025; and
i. Undated Security Plan, dated received February 28, 2025.
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. 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."
5. 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.
6. 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."
7. The applicant shall comply with the restrictions for advertising outlined in Section 6.07.100
of the Elgin Municipal Code,as amended.
8. No products sold by the proposed adult-use cannabis dispensing organization shall be
visible from the public street, sidewalk or other public place.
- 10-
Recommendation & Findings of Fact
Petition 03-25
April 7, 2025
9. 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.
10. The proposed adult-use cannabis dispensing organization shall not produce or manu I lictu►•e
any cannabis.
11. All street graphics must comply with the zoning ordinance requirements.
12. 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.
13. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department,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
- 11 -
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RC1-RESIDENCE CONSERVATION 1 111113;
RC2-RESIDENCE CONSERVATION 2RC3-RESIDENCE CONSERVATION 3 _
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Petition 03-25
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EXHIBIT D
SITE LOCATION
205 S. Randall Road
Petition 03-25
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EXHIBIT D
SITE LOCATION
205 S. Randall Road
Petition 03-25
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POLICE
ELGIN
E LG I N IL.
Police Department
Elgin Police Department
151 Douglas Avenue
Elgin. Illinois 60120-5503
For more information contact:
Phone: (847) 289-2700
Fax: (847)289-2750
March 24,2025
Elgin Planning and Zoning Commission
150 Dexter Court
Elgin IL 60120
Greetings,
The Elgin Police Department has reviewed the dev application 03-25 for 205 S. Randall Rd-
Cannabis Dispensary pursuant to Elgin ordinance No. G63-19, section G subsection(e).
With respect to the proposed security plan as it related to personnel the applicant will be
contracting with an outside vendor/third party to provide unarmed, uniformed security during
business hours. Written procedures are established for their roles for pre-opening,business hours
and the close of business. The applicant does state that if armed security is used it will be in
compliance with state law.
With regard to the proposed building plans there will be an alarm system that will be monitored
both during business hours and by a third party when alarms are activated. The State
Police/authorities will have full access to the camera operation and all other remote access
service equipment. All electronic video monitoring will be available on a real time 24-hour a
day, every day, and live-feed accessible by the State Police/required agencies. Special
considerations were made for exterior lighting and the removal of any landscaping that could
allow a person to conceal themselves near the building. Panic alarms will be installed, and there
will be a duress code at the alarm keypad to activate a silent alarm.
Lastly,the applicant expressed a desire to cooperate with state and local law enforcement and
"adapt to any changes necessary due to the evolution of the cannabis industry". In its totality the
proposed security plan appears appropriate for the intended business.
Deputy Chief Adam Schuessler
Elgin Police Department