HomeMy WebLinkAboutG29-21 Ordinance No. G29-21
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY IN THE PAB PLANNED AREA
BUSINESS DISTRICT
(2100 North Randall Road)
WHEREAS, the territory legally described herein (the "Subject Property") has been
annexed to the City of Elgin; and
WHEREAS, written application has been made to classify the Subject Property located at
2100 N. Randall Road PAB Planned Area Business District and ARC Arterial Road Corridor
Overlay District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on April 5, 2021, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance classifying certain
territory 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 April 5, 2021, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code, as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PAB Planned Area Business District the following
described property:
SUBJECT PARCEL: THAT PART OF THE SOUTHEAST QUARTER OF SECTION
30, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST
CORNER OF THE SAID SOUTHEAST QUARTER; THENCE NORTH 89 DEGREES
56 MINUTES 38 SECONDS EAST, ALONG THE NORTH LINE OF SAID
SOUTHEAST QUARTER, A DISTANCE OF 2217.13 FEET FOR THE POINT OF
BEGINNING; THENCE CONTINUING NORTH 89 DEGREES 56 MINUTES 38
SECONDS EAST,ALONG SAID NORTH LINE,A DISTANCE OF 362.14 FEET TO A
POINT ALONG THE WESTERLY RIGHT OF WAY LINE OF RANDALL ROAD;
THENCE SOUTH 00 DEGREES 46 MINUTES 33 SECONDS WEST ALONG SAID
WESTERLY LINE, A DISTANCE OF 543.35 FEET; THENCE SOUTH 01 DEGREES
29 MINUTES 06 SECONDS WEST ALONG SAID RIGHT OF WAY LINE, A
DISTANCE OF 156.77 FEET; THENCE SOUTH 89 DEGREES 56 MINUTES 38
SECONDS WEST, A DISTANCE OF 611.76 FEET; THENCE NORTH 00 DEGREES
02 MINUTES 56 SECONDS WEST,A DISTANCE OF 481.98 FEET; THENCE SOUTH
45 DEGREES 03 MINUTES 09 SECONDS EAST, A DISTANCE OF 21.21 FEET;
THENCE NORTH 89 DEGREES 56 MINUTES 38 SECONDS EAST,A DISTANCE OF
146.88 FEET; THENCE EASTERLY ALONG AN ARC OF A CURVE CONCAVE
SOUTHERLY WITH A RADIUS OF 87.00 FEET, AN ARC LENGTH OF 68.33 FEET,
SAID ARC HAVING A CHORD BEARING OF SOUTH 67 DEGREES 33 MINUTES
22 SECONDS EAST WITH A CHORD LENGTH OF 66.59 FEET;THENCE SOUTH 45
DEGREES 03 MINUTES 22 SECONDS EAST, A DISTANCE OF 25.24 FEET;
THENCE SOUTHEASTERLY ALONG AN ARC OF A CURVE CONCAVE
NORTHEASTERLY WITH A RADIUS OF 74.00 FEET, AN ARC LENGTH OF 25.14
FEET, SAID ARC HAVING A CHORD BEARING OF SOUTH 54 DEGREES 47
MINUTES 22 SECONDS EAST WITH A CHORD LENGTH OF 25.02 FEET: THENCE
NORTH 00 DEGREES 03 MINUTES 22 SECONDS EAST, A DISTANCE OF 290.80
FEET TO THE POINT OF BEGINNING, IN DUNDEE TOWNSHIP, KANE COUNTY,
ILLINOIS.
(commonly known as 2100 North Randall Road)
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Section 3. That the City Council of the City of Elgin hereby classifies the subject property
in the PAB Planned Area Business District, which shall be designed, developed, and operated
subject to the following provisions:
A. Purpose and Intent. The purpose of the PAB Planned Area Business District is to
provide commodities and services to several neighborhoods, and in some instances
to a communitywide or regional supporting population, subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A PAB zoning district is most similar to,but departs from the standard requirements
of the AB zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PAB Planned Area Business District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PAB Planned Area Business District,the use
and development of land and structures shall be subject to the provisions of Chapter
19.07 "Zoning Districts", of the Elgin Municipal Code, as amended.
E. Location and Size of District. PAB Planned Area Business Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PAB Planned Area Business District
exclusive of rights of way, but including adjoining land or land directly opposite a
right of way shall not be less than two (2) acres. No departure from the required
minimum size of a planned area business district shall be granted by the City
Council.
F. Land Use. In this PAB Planned Area Business District, the use and development
of land and structures shall be subject to the provisions of Chapter 19.10 "Land
Use", of the Elgin Municipal Code, as amended. The following enumerated"land
uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a
"conditional use" [SR] this PAB Planned Area Business District:
Permitted Uses
1. Retail Trade Division
Motor vehicle dealers (5994)
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2. Services Division
Car washes [SR] (7542)upon Lot 1,in so long as it is located immediately west
of the dealership building and provided that such car wash building does not
extend north or south of the northern- or southern-most exterior walls of the
dealership building respectively. To be certain, said car wash building shall not
front Randall Road, it shall not have direct access to Randall Road, and it shall
not have its own free-standing sign(s) at any location. Said car wash building
shall be designed of building materials that are consistent with those building
materials of the dealership building.
Conditional Uses
There shall be no permitted "conditional uses" [SR] in this PAB Planned Area
Business District:
G. Site Design. In this PAB Planned Area Business District,the use and development
of land and structures shall be subject to the provisions of Section 19.12, "Site
Design", of the Elgin Municipal Code, as amended, Section 19.35.435 "Site
Design" for AB Area Business District, of the Elgin Municipal Code, as amended,
except as provided within this section,and shall be in substantial conformance with
the following documents:
1. Substantial conformance to the Development Application submitted by James
Leichter, as applicant, and Randall Road Holdings LLC, as property owner,
received March 12, 2021, and supporting documents including:
a. Letter from Biggers Motors, Inc. d/b/a Biggers Mazda regarding "The
Property Located at 15N440 N. Randall Road Currently Located within the
Corporate Boundaries of Sleepy Hollow", received February 24, 2020;
b. Plat of Survey, prepared by Terra Technology Land Surveying, Inc., dated
November 4, 2020;
c. Plat of Disconnection from the Village of Sleepy Hollow,prepared by Terra
Technology Land Surveying, Inc., dated November 4, 2020;
d. Plat of Annexation to the City of Elgin,prepared by Terra Technology Land
Surveying, Inc., dated November 4, 2020, last revised May 18, 2021, with
such further revisions as required by the Community Development
Director;
e. Final Plat of Subdivision Biggers Subdivision, prepared by Terra
Technology Land Surveying Inc., dated November 4, 2020, last revised
April 28, 2021, with such further revisions as requested by the City
Engineer;
f. Plat of Easement,prepared by Terra Technology Land Surveying Inc.,dated
November 4, 2020, with such further revisions as requested by the City
Engineer;
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g. Biggers Chevrolet Mazda landscape plan, prepared by Ware Landscaping,
dated February 19, 2021, last revised May 12, 2021, with such further
revisions as requested by the Community Development Director;
h. Biggers Mazda,Elgin,IL photometrics plan,prepared by KSA Lighting and
Controls, dated May 14, 2021,witch such further revisions as requested by
the Community Development Director;
i. Four-page architectural plans for Biggers Mazda Elgin Auto Mall — Lot 6
Elgin,IL,including Sheets: A00.10,A02.01,A04.01,and A04.02,prepared
by Simon Design Group,LLC,dated February 19, 2021,last revised March
19, 2021, with such further revisions as requested by the Community
Development Director;
j. Undated Seven-page signage plans prepared by Meyer Signs & Graphics,
received February 23, 2021, with such further revisions as requested by the
Community Development Director; and
k. Final Engineering Plans for Biggers Mazda Dealership Elgin, Illinois,
prepared by RWG Engineering, LLC, dated February 3, 2021, last revised
April 22, 2021, with such further revisions as requested by the City
Engineer.
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or
other applicable city ordinances shall supersede and control.
2. A departure is hereby granted to construct the vehicle use areas on Lot 1 with
the minimum vehicle use area interior yard setback of 5 feet.
3. A departure is hereby granted to construct the refuse collection area on Lot 1
with the minimum interior yard setback of 5 feet.
4. A departure is hereby granted to install all required vehicle use area landscape
yard and vehicle use area interior landscape yard trees and shrubs in alternate
locations from those required by the zoning ordinance in compliance with
Biggers Chevrolet Mazda landscape plan, prepared by Ware Landscaping,
dated February 19,2021, last revised May 12, 2021,with such further revisions
as requested by the Community Development Director.
5. A departure is hereby granted to construct the proposed building with a
maximum of 52% of non-masonry exterior building materials per building
elevation.
6. A departure is hereby granted to construct the stormwater detention facilities
with side slopes greater than 4:1.
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7. The location and design of vehicular access to the property and the associated
Randall Road right-of-way is subject to the review and approval of the Kane
County Division of Transportation.
8. If there are any conflicts between the Site Geometric and Paving Plan,prepared
by RWG Engineering,LLC,dated February 3,2021,last revised April 22,2021
("Site Geometric and Paving Plan") and any other plans and documents
provided with the application materials submitted as part of Petitions 09-21, 13-
21, and 14-21, the "Site Geometric and Paving Plan" shall control and prevail.
A stand-alone car wash building is permitted upon Lot 1 in so long as it is
located immediately west of the dealership building and provided that said car
wash building does not extend north or south of the northern- or southern-most
exterior walls of the dealership building respectively. To be certain, said car
wash building shall not front Randall Road, it shall not have direct access to
Randall Road,and it shall not have its own free-standing sign(s)at any location.
Said car wash building shall be designed of building materials that are
consistent with those building materials of the dealership building.
9. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PAB Planned Area Business District,off-street parking
shall be subject to the provisions of Chapter 19.45"Off Street Parking",of the Elgin
Municipal Code, as amended.
I. Off Street Loading. In this PAB Planned Area Business District,off-street loading
shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of the
Elgin Municipal Code, as amended.
J. Signs. In this PAB Planned Area Business District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended,
except as provided within this section,and shall be in substantial conformance with
the following:
1. A departure is hereby granted to construct one directional graphic 7 feet high
and 35.41 square feet in sign surface area not including the masonry base, on
Lot 1 in rear of the existing building, three monument/directional graphics on
Lot 4 in substantial conformance with undated Seven-page signage plans,
prepared by Meyer Signs & Graphics, received February 23, 2021, with such
further revisions as requested by the Community Development Director.
K. Nonconforming Uses and Structures. In this PAB Planned Area Business
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
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L. Amendments. In this PAB Planned Area Business District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PAB Planned Area Business District, the use and
development of the land and structures shall be subject to the provisions of Chapter
19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A
conditional use for a planned development may be requested by the property owner
without requiring an amendment to this PAB zoning district.
N. Conditional Uses. In this PAB Planned Area Business District, conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional use may be requested by the property
owner without requiring an amendment to this PAB zoning district.
O. Variations. In this PAB Planned Area Business District,variations shall be subject
to the provisions of Chapter 19.10.500"Authorized Land Use Variations", Chapter
19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations",
of the Elgin Municipal Code, as amended. A variation may be requested by the
property owner without requiring an amendment to this PAB zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
avid J. Kapt in, M or
Presented: May 26, 2021
Passed: May 26, 2021
Omnibus Vote: Yeas: 8 Nays: 0 '
Recorded: May 26, 2021 r%�5
Published: May 27, 2021
y
Kimberly De ity Clerk
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April 5, 2021
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning&Zoning Commission regarding Petitions 09-21, 13-21,and 14-21,
an application by James Leichter, as applicant, and Randall Road Holdings LLC, as property
owner, requesting approval of the annexation, preliminary and final plat of subdivision, and
planned development as a map amendment with departures from the Elgin Municipal Code
requirements for exterior building materials for a commercial building, vehicle use area interior
yard setback, vehicle use area landscape yard, number of monument graphics, number of wall
graphics, number of directional street graphics, height and surface area of directional street
graphics, and any other departures as may be necessary or desirable to establish a two-lot
subdivision with an approximately 25,000-square foot building for a motor vehicle dealer and a
car wash on Lot 1, and to maintain the existing surface parking lot on Lot 2 and provide for future
development thereon, all at the properties commonly referred to as 15N440 S. Randall Road,
Sleepy Hollow, IL 60118 (to be known as 2100 N. Randall Road, Elgin IL 60124, if annexed to
the City of Elgin)and 2482 Vantage Drive, Sleepy Hollow IL 60118(to be known as 2482 Vantage
Drive, Elgin IL 60124, if annexed to the City of Elgin) more specifically identified by the Kane
County Property Index Numbers 03-30-400-006 and 03-30-400-007.
GENERAL INFORMATION
Petition Number: 09-21, 13-21, and 14-21
Property Location: 15N440 S Randall Rd, Sleepy Hollow, IL 60118
future 2100 N. Randall Road, if annexed to the City of Elgin
Requested Action: Annexation Planned Development as a Map Amendment
Preliminary and Final Plat of Subdivision
Current Zoning: R1 Single Family Residential (Sleepy Hollow)
Proposed Zoning: PAB Planned Area Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant, (former farmers market)
EXHIBIT A
Recommendation &Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
Proposed Use: Motor vehicle dealer
Applicant: James Leichter
Owner: Randall Road Holdings LLC
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
F. Development Application,Draft Annexation Agreement and
Attachments
E. Draft Ordinances and Resolution
BACKGROUND
James Leichter, as applicant, and Randall Road Holdings LLC, as property owner, are requesting
approval of the annexation,preliminary and final plat of subdivision,and planned development as
a map amendment with departures from the Elgin Municipal Code for exterior building materials
for a commercial building,vehicle use area interior yard setback,vehicle use area landscape yard,
number of monument graphics, number of wall graphics, number of directional street graphics,
height and surface area of directional street graphics,and any other departures as may be necessary
or desirable to establish a four-lot subdivision with an approximately 25,000-square foot building
for a motor vehicle dealer on Lot 1, two stormwater detention facilities on Lots 2 and 3, and to
maintain the existing surface parking lot on Lot 4, all at the properties commonly referred to as
15N440 S. Randall Road, Sleepy Hollow, IL 60118 (to be known as 2100 N. Randall Road,Elgin
IL 60124, when annexed to the City of Elgin) and 2482 Vantage Drive, Sleepy Hollow IL 60118
(to be known as 2482 Vantage Drive, Elgin IL 60124, when annexed to the City of Elgin).
The 8.5-acre portion of the subject property that was recently acquired by Biggers Mazda was
previously home to Randy's Vegetables farm (the former farm). The owners of Randy's
Vegetables still own the 7.2-acre property behind the former farm that is currently improved with
a surface parking lot leased to Motorola for employee parking and a cell tower with accessory
ground equipment (the Motorola lot). Both properties are currently part of the Village of Sleepy
Hollow, but the applicant has applied to disconnect properties from Sleepy Hollow. The former
farm is improved with several farm buildings and gravel parking lots. The access to the former
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Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
farm is from a full access driveway to Randall Road. The Motorola lot is entirely improved with a
surface parking lot. Access to the Motorola lot is from Auto Circle Drive on the south end and
from Vantage Drive on the north end.
The properties are located on the west side of N. Randall Road and are surrounded on the north,
west, and south sides by properties which are already in the City of Elgin. The property to the
north is zoned PORI Planned Office Research Industrial District established by Ordinance No.G9-
00, as amended by Ordinance No. G57-12, and is improved with a surface stormwater detention
facility serving the Northwest Corporate Park Subdivision. The property to the west beyond the
Motorola parking lot is zoned PORI Planned Office Research Industrial District established by
Ordinance No. G68-
07, as amended by
Ordinance No. G2-16,
subdhitsion and is improved with
a light-industrial and
xt
warehousing building
and accessory parking
lots. The property
adjacent to the south
is zoned PORI
'w"°' xLstmg Randys Planned Office
ntg Loot
Vegetable Farm Research Industrial
be annexed to the
City for proposed District established by
Diggers Mazda Dealership Ordinance G68-07
and is improved with
Figure 1.Site area map with zoning overlay
a new motor vehicle dealership for Volkswagen. The properties to the east across Randall Road
are located in the Village of Sleepy Hollow and are zoned R1 Single Family Residential. The
properties are improved with estate-type single-family homes.
Proposal
Biggers Mazda is proposing to subdivide the entire property into four lots: former Randy's
Vegetables property would be located on Lot 1, while the existing Motorola parking lot would be
located on the Lot 4. The two stormwater detention facilities serving those properties would be
located on Lots 2 and 3. The applicant is proposing to annex just Lot 1 for Biggers Mazda and one
of the stormwater detention facilities to construct a new motor vehicle dealership for Biggers
Mazda. The applicant has applied to disconnect the entire approximately 16-acre property from
Sleepy Hollow and expects the disconnection to be finalized prior to City Council consideration
of the petition for annexation. The proposed Lot 4 (the Motorola lot) and the second stormwater
detention facility would remain in unincorporated Kane county upon disconnection from Sleepy
Hollow. When it is redeveloped, it too would be annexed into Elgin.
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Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
The applicant would
demolish all existing
-• +{ structures and construct a s to
new 24,793-square foot
{ { k i 1 It + state-of-the art motor
vehicle dealership facility
+r. or Biggers Mazda. Biggers
+ t would relocate its existing
Mazda dealership from E.
Chicago Street to the
proposed facility. The new
building would include 15
' a service bays, a parts
department, and 13,833
i i -----°- r square feet devoted to sales
}3' and showroom. The exterior
}
of the new building features
i
TTU
( corporate colors and
' materials including metal
panels and glass curtain
walls. The proposed metal
panels exceed the maximum
permitted 25% per building
Figure 2. Proposed site layout elevation, which is one of
several proposed departures
from the zoning ordinance
requirements.
In addition to the new car dealership, the annexation agreement and planned development
ordinance would allow Biggers to construct a car wash immediately behind the dealership. The
proposed surface parking lots include a total of 425 parking spaces. The applicant would land bank
the area of the property along the south property line where an additional 143 parking spaces could
be constructed if needed bringing the total number of parking stalls on the property to 568. The
stormwater detention facilities would be designed and constructed to accommodate the future
parking lot expansion.
Access to the property would be from a right-in-right out curb cut on Randall Road. Randall Road
is under Kane County jurisdiction, and the applicant would dedicate approximately a 50-foot wide
portion of the property for future Randall Road widening. The applicant would also construct a
new deacceleration lane on southbound Randall Road as part of the new right-in-right-out access.
The Motorola lot would include an ingress and egress easement to provide access from Auto Circle
Drive and Vantage Drive to Biggers Mazda from the rear. Auto Circle Drive provides connection
to Auto Mall Drive which has a full signalized intersection at Randall Road. Vantage Drive
-4 -
Recommendation &Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
provides connection to Technology Drive, which has a full non-signalized intersection at Randall
Road.
The applicant would remove the existing trees on the property to accommodate the dealership.
Because most of the existing trees are of low quality,the applicant is required to and would install
replacement trees in an amount to comply with the zoning ordinance. The applicant would also
install another 69 shade and evergreen trees as part of vehicle use area landscape yard and interior
landscape yard requirements. The final configuration of the required amount of landscaping will
be determined prior to final approval by City Council.
Other site improvements include a new five-foot wide public sidewalk along Randall Road, and
new public sidewalk along the south side of the main east-west drive which provides connection
from Randall Road to the Motorola parking lot, and a sidewalk connection to the new building.
The site will include new parking lot light fixtures, which will comply with the zoning ordinance.
A new six-foot high solid fence is proposed along the east side of the stormwater detention facility
at the back of the dealership. The refuse collection area also located at the back of the building
would include a six-foot high masonry enclosure that matches the exterior building material of the
new building.
The proposed facility is required to provide two parking stalls per service bay plus one parking
space for each employee during the peak shift demand. With 15 service bays and 35 employees
during the peak shift, the facility is required to provide a total of 65 parking spaces. With 425
parking spaces proposed, the facility would well exceed the regulatory parking requirement.
The applicant is proposing a total of 5 monument graphics on the entire 16-acre property. Two
monument/directional graphics are proposed for Biggers Mazda- one along Randall Road, which
would serve as a monument graphic, and one at the back of the property which would serve as a
directional graphic. The zoning ordinance permits one monument graphic and two directional
graphics for Mazda. The applicant is requesting a departure from the zoning ordinance
requirements for directional graphics to install a directional graphic that is larger than otherwise
permitted.Three additional graphics are proposed on the Motorola lot(which would remain within
unincorporated Kane County). The applicant is also proposing three wall graphics facing Randall
Road- one for the Biggers automotive group, one for Mazda, and one for the service department,
all of which would meet the zoning ordinance requirements for the size and number of wall
graphics permitted. All proposed street graphics are summarized in Table 1 below.
Table 1. Proposed Street Graphics
Height Size Location
Lot 1 (Biggers Mazda)
Mo»trrnerit Graphics
B 1 6.5 ft. 52 s . ft. Alon> Randall Rd
Directional Gra hics
B2 7 ft. 35.41 s . ft. West end of Lot 1
- 5 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
excluding the base
49.5 sq.
ft. total
Wall Graphics
"Biggers" sign Will be finalized in the future to meet the East elevation
"Mazda" sin zoning ordinance requirements East elevation
"Service" si East elevation
Lot 2 Motorola Lot
B3 7 ft. 49.5 sq. ft. East side of Lot 4
B4 6 ft. 36 sq. ft. NE corner of Lot 4
B5 6 ft. 36 s . ft. SW corner of Lot 4
The applicant is requesting approval of several departures from the Municipal Code requirements.
p
The required departures are listed in Table 2 below and are further described in Planned
Development Departures and Exceptions section of the staff report further below.
Table 2.Detail of Departures for 2100 N. Randall Road Lot 1
Requirement Proposal
Vehicle use area
interior yard setback 6 11. 3.5 ft. from the west property line
Refuse collection area
interior yard setback 10 ft. 3.5 ft. from the west property line
The location of 69 trees 344 shrubs
required vehicle use Required along the 69 trees; 344 shrubs
area landscape yard Exact placement to be finalized prior
and interior landscape perimeter and within the to the building permit review
and trees and shrubs vehicle use area
Amount of non-
masonry exterior Max. 25%per building Max. 52%per building elevation
buildingmaterials elevation
Size of directional Two signs permitted, each 1 sign proposed 7 ft. high, 35.41 sq. ft.
graphics 3 ft. high, 2 sq. ft. excluding the base
excluding the base
Stormwater detention
facility side slope Max. 4-1 Vertical walls
The Community Development Department offers the following additional information:
A. Property History.In 1991,the City of Elgin annexed the subject property and the property
located in the rear (Motorola lot) by Ordinance S 16-91. However, both properties were
disconnected from the City of Elgin in 1992 by Ordinance 52-92.
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Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
The entire 16-acre property was most recently located in the Village of Sleepy Hollow. The
property is part of a 2005 intergovernmental boundary agreement between the village and
the City of Elgin that required the village to disconnect the property when the property is
redeveloped. The property was disconnected from the Village of Sleepy Hollow in April
2021.
B. Surrounding Land Use and Zoning. The properties are located on the west side of N.
Randall Road and are surrounded on the north, west, and south sides by properties which
are already in the City of Elgin. The property to the north is zoned PORI Planned Office
Research Industrial District established by Ordinance No. GG9-00, as amended by
Ordinance No. G57-12, and is improved with a surface stormwater detention facility
serving the Northwest Corporate Park Subdivision. The property to the west beyond the
Motorola parking lot is zoned PORI Planned Office Research Industrial District established
by Ordinance No. G68-07, as amended by Ordinance No. G2-16, and is improved with a
light-industrial and warehousing building and accessory parking lots. The property
adjacent to the south is zoned PORI Planned Office Research Industrial District established
by Ordinance G68-07 and is improved with a new motor vehicle dealership for
Volkswagen. The properties to the east across Randall Road are located in the Village of
Sleepy Hollow and are zoned R1 Single Family Residential. The properties are improved
with estate-type single-family homes.
C. Comprehensive Plan. The subject property is designated 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 Zoning Ordinance establishes that the purpose of the PAB Planned
Area Business District is to provide commodities and services to several neighborhoods,
and in some instances to a communitywide or regional supporting population, subject to
the provisions of chapter 19.60 "Planned Development". A PAB zoning district is most
similar to, but departs from the standard requirements of the AB zoning district.
E. Trend of Development. The properties are located west of Randall Road and north I-90
Tollway. All properties along the west side of Randall Road north of I-90 Tollway have
been developed with commercial uses, except for the Watermark at the Grove multi-family
development located at the northwest corner of Randall Road and Northwest Parkway. All
properties to the west of those properties with frontage along Randall Road have been
developed with light-industrial uses. The properties on the east side of Randall Road are
predominantly estate single-family residences located in the Village of Sleepy Hollow.
- 7 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
As a heavily-traveled arterial road,Randall Road primarily includes commercial retail uses,
such as fast-food restaurants and automobile oriented service uses,which benefit from high
traffic volumes. Other uses, such as light-industrial uses and multi-family uses which
complement the commercial retail uses have become appropriate and desirable. Such
noncommercial uses also provide the necessary daytime and weekend population to
support commercial uses and greatly enhance their chances for long-term success. Staff
anticipates Randall Road Corridor north of I-90 Tollway will remain in its current
configuration for the foreseeable future with predominantly commercial uses providing
services to the surrounding neighborhoods, as well as to the residents from a larger area.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 09-21, 13-21, and 14-21 on April 5, 2021. 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 5, 2021.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, planned developments outlined in § 19.60.040, and standards for
variations from the requirements of the stormwater ordinance outlined within § 904 of the Kane
County Stormwater Ordinance:
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 7.36-acre proposed Lot 1 is improved with
several farm buildings and gravel parking lots but is currently vacant. The property is
located along Randall Road adjacent to other new car dealerships. The Kane County
Department of Transportation requires that the applicant convert the existing full access
driveway at Randall Road to a right-in-right-out only access driveway.The applicant would
also dedicate additional right-of-way for future Randall Road widening and construct de-
acceleration lane in compliance with KDOT requirements.
The property is improved with several structures, greenhouses, and gravel parking lots that
- 8 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5,2021
have previously been home to Randy's Vegetables farm. Several mature trees in the middle
of the property would be removed to accommodate the construction of the new car
dealership and associated parking lots.The applicant would install the required landscaping
along the perimeter and within the parking areas. There are no significant topography
changes or watercourses on the property that would have a negative effect 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. All existing municipal water and sanitary sewer utilities are located in close
proximity of the site west of Randall Road. The applicant would connect to the existing
12-inch water main along Randall Road and provide a connection to the existing 12-inch
water main in Vantage Drive. Similarly, the applicant would connect to the existing
sanitary sewer line along Randall Road. Both the existing water and sewer facilities have
adequate capacity to serve the proposed use.
The applicant is proposing to construct two new stormwater detention facilities. Both
facilities are designed to accommodate all proposed impervious areas on the site. Except
for the side slope of the proposed detention facilities,both of which will likely have vertical
retaining walls rather than a maximum slope of 4:1, the stormwater facilities will meet all
requirements of the stormwater ordinance.
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 traff c 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"[SRI 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
- 9 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The main access to the property is from Randall
Road. The applicant will convert the existing full access driveway to a right-in-right-out
only access driveway. KDOT requires that the applicant dedicate land for future Randall
Road widening and construct de-acceleration lane for the right-in-right-out access. An
ingress and egress easement over portions of the Motorola parking lot would provide access
to Vantage Drive to the north and Auto Circle Drive to the southwest. The new site
arrangement would provide for a safer and more efficient access to the property.
The proposed facility is required to provide two parking stalls per service bay plus one
parking space for each employee during the peak shift demand. With 15 service bays and
35 employees during the peak shift, the facility is required to provide a total of 65 parking
spaces. With 425 parking spaces, the facility more than exceeds the regulatory parking
requirement.
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 property is currently part of the Village of Sleepy Hollow. The property is
improved with several structures,greenhouses, and gravel parking lots previously home to
Randy's Vegetables farm. The property is currently vacant. Due to its location along
Randall Road,which is a heavily-traveled commercial corridor,and being adjacent to other
new car dealerships,the property is well suited for the development of a new car dealership.
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.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The properties are
located on the west side of N. Randall Road and are surrounded on the north, west, and
south sides by properties which are already in the City of Elgin. The property to the north
is zoned PORI Planned Office Research Industrial District established by Ordinance No.
GG9-00,as amended by Ordinance No.G57-12,and is improved with a surface stormwater
detention facility serving the Northwest Corporate Park Subdivision. The property to the
west beyond the Motorola parking lot is zoned PORI Planned Office Research Industrial
District established by Ordinance No. G68-07, as amended by Ordinance No. G2-16, and
is improved with a light-industrial and warehousing building and accessory parking lots.
The property adjacent to the south is zoned PORI Planned Office Research Industrial
District established by Ordinance G68-07 and is improved with a new motor vehicle
- 10 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
dealership for Volkswagen. The properties to the east across Randall Road are located in
the Village of Sleepy Hollow and are zoned R1 Single Family Residential. The properties
are improved with estate-type single-family homes.
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 property is located west of Randall Road and north I-90
Tollway. All properties along the west side of Randall Road north of I-90 Tollway have
been developed with commercial uses,except for the Watermark at the Grove multi-family
development located at the northwest corner of Randall Road and Northwest Parkway. All
properties to the west of those properties with frontage along Randall Road have been
developed with light-industrial uses. The properties on the east side of Randall Road are
predominantly estate single-family residences located in the Village of Sleepy Hollow.
As a heavily traveled arterial road, Randall Road primarily attracts commercial retail uses,
such as fast-food restaurants and automobile-oriented service uses,which benefit from high
traffic volumes. Other uses, such as light-industrial uses and multi-family uses which
complement the commercial retail uses have become appropriate and desirable. Such
noncommercial uses also provide the necessary daytime and weekend population to
support commercial uses and greatly enhance their chances for long-term success. Staff
anticipates Randall Road Corridor north of I-90 Tollway will remain in its current
configuration for the foreseeable future with predominantly commercial uses providing
services to the surrounding neighborhoods, as well as to the residents from a larger area.
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 suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent and the location
and size of a zoning district. The Zoning Ordinance establishes that the purpose of the PAB
Planned Area Business District is to provide commodities and services to several
neighborhoods, and in some instances to a communitywide or regional supporting
population, subject to the provisions of chapter 19.60 "Planned Development". A PAB
zoning district is most similar to, but departs from, the standard requirements of the AB
zoning 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
- 11 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
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 property is designated 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
1. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent ofplanned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is 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. The 8.5-acre property for Biggers Mazda is
currently improved with several structures, greenhouses, and gravel parking lots. Several
mature trees in the middle of the property would be removed to accommodate the proposed
development. Replacement trees would be provided at a rate that complies with the zoning
ordinance.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
- 12 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
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 applicant is proposing a new car dealership, which would match the car
dealership uses on the properties adjacent to the south. The proposed use would also
complement other commercial uses along Randall Road and the existing surface parking
lot for Motorola located in rear of the subject property. The proposed development would
not have any undue detrimental effects on surrounding properties and uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning and
stormwater ordinances:
1. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The applicant is proposing to construct the new parking lots with the
minimum 3.5-foot setback from the west lot lines.
2. Section 19.90.015, "Definitions and Regulations". The minimum required interior yard
setback for the refuse collection area is 10 feet. The applicant is proposing to construct the
refuse collection area with a 3.5-foot setback from the west property line.
3. Section 19.12.720, "Landscape Yards". The proposed development is required to have a
total of 69 trees and 344 shrubs installed in the vehicle use area landscape yards along the
perimeter of proposed parking lots and the vehicle use area interior landscape yard within
the proposed parking lots. The applicant will install the required 69 trees and 344 shrubs,
however the exact placement of the required trees and shrubs will be finalized prior to the
building permit review.
4. Section 19.14.700, "Additional Architectural and Exterior Building Material
Requirements for Commercial, Industrial or Institutional Development". The
maximum permitted amount of non-masonry exterior building materials is 25% per
building elevation. The applicant is proposing up to 52%of non-masonry exterior building
materials per building elevation.
5. Section 19.50.090, "Special Street Graphics". The property is permitted to have two
directional graphics,three feet high and two square feet in sign surface area each, installed
near the access driveways to the property. The applicant is proposing one directional
graphic,7 feet high and 35.41 square feet in area(excluding the base)to be installed behind
the new building.
- 13 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
6. Section 21.01.020, "Additions, Insertions, Changes" of the Stormwater Ordinance.
The maximum permitted side slope for a stormwater detention facility is 4:1.The applicant
is proposing to construct vertical retaining walls as side slopes in certain areas of the
proposed stormwater detention facilities.
Staff finds the proposed departures are appropriate and necessary for a desirable redevelopment of
an underutilized property and the partial annexation of the last remaining property along the west
side of Randall Road north of I-90 Tollway that is currently not part of the City of Elgin.
The applicant has acquired the 8.5-acre property formerly home to Randy's Vegetables farm, but
the existing Motorola lot would not be part of the proposed development and would remain in its
current configuration outside of the City. This arrangement presents a unique challenge for the
redevelopment of the site, which results in the need for the requested departures from the zoning
and stormwater ordinances.
Because the stormwater detention facilities must be on separate lots,the proposed parking lots are
located as close as 3.5 feet from the lots for the stormwater detention facilities. Similarly, the
proposed refuse collection area,which is appropriately situated behind the new building,is located
only 3.5 feet from the lot line of the stormwater detention facility.
As is customary for new vehicle dealers, the proposed parking lots for the display of vehicles for
sale includes limited amount of trees within the parking areas to protect the display vehicles from
falling leaves or branches. Similarly,as the front parking lots serve to display the vehicles for sale,
minimal amount of trees and shrubs may be installed along the east side of the parking lots along
Randall Road.However,the applicant will provide the required amount of trees and shrubs at other
strategic locations on the property.
The proposed building exterior is tastefully designed, including contemporary metal panels to
complement the glass curtain walls that are part of the show dealer's show room. The building
materials, design, and color meet Mazda's corporate requirements. The contemporary design of
the building reflects the current trend in the design of new vehicle dealerships and matches the
contemporary buildings of Volkswagen and Honda to the south.
The number of free-standing graphics proposed is appropriate considering the location and access
to the site. The property includes approximately 700 feet of Randall Road frontage. The access to
the site from Randall Road is limited to a right-in-right-out access driveway for southbound traffic.
The larger-than-permitted directional graphic behind the building is necessary to direct traffic
coming from Vantage Drive or Auto Circle Drive to the dealership.
Finally,the proposed variation from the maximum side slope requirement for stormwater detention
facilities is necessitated due to the size of the property and the manner in which it is being
developed. To maximize the amount of land devoted to the building and vehicle use areas for
display vehicles,the stormwater detention facilities include vertical retaining walls. Such retaining
- 14 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
walls have been common for developments with site constrains and are similar to other stormwater
detention facilities in the northwest industrial park west of Randall Road and north of I-90.
Overall, the proposed departures are minimal deviations from the requirements of the zoning and
stormwater ordinances, designed to accommodate a desirable development which would allow
Biggers Mazda to relocate from its existing facility along E. Chicago Street to a modern, more-
efficient facility and --most importantly --remain in Elgin.
STANDARDS FOR STORMWATER ORDINANCE VARIATIONS
Applications for variations from the stormwater ordinance requirements must meet the standards
outlined in § 904 of the Kane County Stormwater Ordinance. The applicant has provided the
findings of fact as part of the development application materials to substantiate the requested
variation. Staff concurs with applicant's findings of fact against the standards for variations from
the stormwater ordinance requirements.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 09-21, 13-21 and 14-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by James Leichter, as
applicant, and Randall Road Holdings LLC, as property owner, received March 12, 2021,
and supporting documents including:
a. Letter from Biggers Motors, Inc. d/b/a Biggers Mazda regarding "The Property
Located at 15N440 N. Randall Road Currently Located within the Corporate
Boundaries of Sleepy Hollow", received February 24, 2020;
b. Plat of Survey, prepared by Terra Technology Land Surveying, Inc., dated
November 4, 2020;
c. Plat of Disconnection from the Village of Sleepy Hollow, prepared by Terra
Technology Land Surveying, Inc., dated November 4, 2020;
d. Plat of Annexation to the City of Elgin, prepared by Terra Technology Land
Surveying, Inc., dated November 4, 2020, with such further revisions as required
by the Community Development Director;
e. Final Plat of Subdivision Biggers Subdivision,prepared by Terra Technology Land
Surveying Inc., dated November 4, 2020, with such further revisions as requested
by the City Engineer;
f. Site Geometric and Paving Plan, prepared by RWG Engineering, LLC, dated
February 3, 2021, last revised March 31, 2021, with such further revisions as
requested by the City Engineer;
g. Biggers Chevrolet Mazda landscape plan, prepared by Ware Landscaping, dated
- 15 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5,2021
February 19, 2021, with such further revisions as requested by the Community
Development Director;
h. Biggers Mazda, Elgin, IL photometrics plan, prepared by KSA Lighting and
Controls, dated February 2, 2021, witch such further revisions as requested by the
Community Development Director;
i. Four-page architectural plans for Biggers Mazda Elgin Auto Mall — Lot 6 Elgin,
IL, including Sheets: A00.10, A02.01, A04.01, and A04.02, prepared by Simon
Design Group, LLC, dated February 19, 2021, last revised March 19, 2021, with
such further revisions as requested by the Community Development Director;
j. Undated Seven-page signage plans prepared by Meyer Signs &Graphics, received
March 12, 2021, with such further revisions as requested by the Community
Development Director; and
k. Final Engineering Plans for Biggers Mazda Dealership Elgin, Illinois, prepared by
RWG Engineering, LLC, dated February 3, 2021, last revised February 10, 2021,
with such further revisions as requested by the City Engineer.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to construct the vehicle use areas on Lot 1 with the minimum
vehicle use area interior yard setback of 3.5 feet.
3. A departure is hereby granted to construct the refuse collection area with the minimum
interior yard setback of 3.5 feet.
4. A departure is hereby granted to install all vehicle use area landscape yard and vehicle use
area interior landscape yard trees and shrubs as required by the zoning ordinance in
compliance with Biggers Chevrolet Mazda landscape plan,prepared by Ware Landscaping,
dated February 19, 2021, with such further revisions as requested by the Community
Development Director.
5. A departure is hereby granted to construct the proposed building with a maximum of 52%
of non-masonry exterior building materials per building elevation.
6. A departure is hereby granted to construct one directional graphic 7 feet high and 35.41
square feet in sign surface area not including the masonry base, on Lot 1 in rear of the
existing building, three monument/directional graphics on Lot 4 in substantial
conformance with undated Seven-page signage plans, prepared by Meyer Signs &
Graphics, received March 12, 2021, with such further revisions as requested by the
Community Development Director.
- 16 -
Recommendation & Findings of Fact
Petitions 09-21, 13-21, and 14-21
April 5, 2021
7. A departure is hereby granted to construct the stormwater detention facilities with side
slopes greater than 4:1.
8. The location and design of vehicular access to the property and the associated Randall Road
right-of-way is subject to the review and approval of the Kane County Division of
Transportation.
9. If there are any conflicts between the Site Geometric and Paving Plan, prepared by RWG
Engineering, LLC, dated February 3, 2021, last revised March 31, 2021 ("Site Geometric
and Paving Plan") and any other plans and documents provided with the application
materials submitted as part of Petitions 09-21, 13-21, and 14-21, the "Site Geometric and
Paving Plan" shall control and prevail. A stand-alone car wash building is permitted upon
Lot 1 in so long as it is located immediately west of the dealership building and provided
that said car wash building does not extend north or south of the northern- or southern-
most exterior walls of the dealership building respectively. To be certain, said car wash
building shall not front Randall Road, it shall not have direct access to Randall Road, and
it shall not have its own free-standing sign(s) at any location. Said car wash building shall
be designed of building materials that are consistent with those building materials of the
dealership building.
10. 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
- 17 -
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2100 N. Randall Rd
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SITE LOCATION
2100 N. Randall Rd
Petition 09-21, 13-21, and 14-21
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