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HomeMy WebLinkAboutG31-20 Ordinance No. G31-20 AN ORDINANCE RECLASSIFYING TERRITORY IN THE AB AREA BUSINESS DISTRICT TO A PAB PLANNED AREA BUSINESS DISTRICT (300-310 South McLean Boulevard and 1460 Main Lane) WHEREAS, written application has been made to reclassify certain property located at 300-310 South McLean Boulevard and 1460 Main Lane from AB Area Business District to PAB Planned Area Business District; and WHEREAS, the zoning lots containing the premises at 300-310 South McLean Boulevard and 1460 Main Lane are legally described herein (the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on July 6, 2020, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from AB Area Business District to 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 July 6, 2020, 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: PARCEL 1: THAT PART OF THE NORTH WEST QUARTER OF SECTION 22, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTH WEST CORNER OF SAID NORTH WEST QUARTER; THENCE EAST ALONG THE NORTH LINE OF SAID NORTH WEST QUARTER 373.56 FEET; THENCE SOUTH PARALLEL WITH THE WEST LINE OF SAID NORTH WEST QUARTER 680.46 FEET; THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID NORTH WEST QUARTER 1385.44 FEET TO AN IRON STAKE FOR THE POINT OF BEGINNING; THENCE EAST ALONG SAID PARALLEL LINE, ALSO BEING THE SOUTH LINE OF COUNTRY KNOLLS UNIT NO.1, BEING A SUBDIVISION OF PART OF SECTIONS 15 AND 22, TOWNSHIP AND RANGE AFORESAID, 900.15 FEET TO THE CENTER LINE OF MC LEAN BOULEVARD; THENCE SOUTHERLY ALONG THE CENTER LINE OF MC LEAN BOULEVARD 629.07 FEET TO THE INTERSECTION OF SAID CENTER LINE WITH THE SOUTH LINE EXTENDED WEST OF LILLIAN STREET;THENCE WEST ALONG THE SOUTH LINE OF LILLIAN STREET EXTENDED WEST 153.03 FEET TO AN IRON STAKE, THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 87 DEGREES 12 MINUTES 45 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 150 FEET TO AN IRON STAKE; THENCE WEST PARALLEL WITH THE SOUTH LINE OF LILLIAN STREET EXTENDED 25 FEET TO AN IRON STAKE; THENCE SOUTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 87 DEGREES 7 MINUTES 23 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 189.93 FEET TO AN IRON STAKE LOCATED ON THE NORTH LINE OF MAIN LANE AS NOW DEDICATED THAT IS 127.95 FEET WEST OF THE INTERSECTION OF THE WEST RIGHT-OF-WAY LINE OF MC LEAN BOULEVARD WITH SAID NORTH LINE OF MAIN LANE;THENCE WEST ALONG SAID NORTH LINE OF MAIN LANE 394.68 FEET TO AN IRON STAKE IN THE NORTHERLY LINE OF MAIN LANE; THENCE NORTHWESTERLY ALONG SAID NORTHERLY LINE OF MAIN LANE, BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 267 FEET, A DISTANCE OF 123.41 FEET TO AN IRON STAKE IN THE NORTHERLY LINE OF MAIN LANE;THENCE NORTHWESTERLY ALONG SAID NORTHERLY LINE, BEING TANGENT TO THE LAST DESCRIBED CURVE 251.56 FEET TO A POINT ON THE EAST LINE OF TOWN AND COUNTRY MANOR, BEING A SUBDIVISION OF PART OF THE NORTH WEST QUARTER OF SAID SECTION 22, TOWNSHIP AND RANGE AFORESAID; THENCE NORTH ALONG SAID EAST LINE, 640.38 FEET TO AN IRON STAKE LOCATED AT THE NORTH EAST CORNER OF LOT 46 OF SAID TOWN AND COUNTRY MANOR, THENCE EAST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 74 FEET - 2 - TO AN IRON STAKE; THENCE NORTH AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 185 FEET TO THE POINT OF BEGINNING; IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. EXCEPT THAT PORTION CONVEYED TO THE CITY OF ELGIN BY DOCUMENT NUMBERS 1829389 AND 91K24130, AND ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE DEPARTMENT OF TRANSPORTATION OF THE STATE OF ILLINOIS RECORDED AS DOCUMENT NUMBER 2012K027036. PARCEL 2 THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF MC LEAN BOULEVARD WITH THE SOUTH LINE EXTENDED WEST OF LILLIAN STREET; THENCE SOUTHERLY ALONG THE CENTER LINE OF SAID MC LEAN BOULEVARD, 150 FEET; THENCE WEST PARALLEL WITH THE EXTENDED SOUTH LINE OF LILLIAN STREET, 153 FEET;THENCE NORTHERLY PARALLEL WITH THE CENTER LINE OF MC LEAN BOULEVARD 150 FEET TO THE SOUTH LINE EXTENDED WEST OF LILLIAN STREET; THENCE EAST ALONG SAID EXTENDED SOUTH LINE 153 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. EXCEPT THAT PART OF THE LAND CONVEYED BY KIMCO DEVELOPMENT CORPORATION, TO THE CITY OF ELGIN IN WARRANTY DEED RECORDED MAY 15, 1991 AS DOCUMENT 91 K024130. AND EXCEPT THAT PART OF THE LAND DESCRIBED IN ORDER VESTING TITLE RECORDED MAY 16, 2012 AS DOCUMENT 2012K031666, IN FAVOR OF DEPARTMENT OF TRANSPORTATION OF THE STATE OF ILLINOIS, FOR AND ON BEHALF OF THE PEOPLE OF THE STATE OF ILLINOIS. (commonly known as 300-310 South McLean Boulevard and 1460 Main Lane) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from AB Area Business District to PAB Planned Area Business District at 300-310 South McLean Boulevard and 1460 Main Lane, 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. - 3 - 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 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] in this PAB Planned Area Business District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the AB Area Business District, Section 19.35.430 A., Land Use,of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the AB Area Business District, Section 19.35.430 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses. Those land uses enumerated as similar uses within the AB Area Business District Section 19.35.430 C., Land Use,of the Elgin Municipal Code, as it may be amended from time to time. 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 -4 - 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 Town & Country Elgin, LLC, as applicant and property owner, received May 27, 2020, and supporting documents including: a. A letter regarding: "310 S. McLean Boulevard,Elgin, IL 60123 —Starbucks Coffee Statement of Purpose and Conformance", dated May 18, 2020% b. ALTA/NSPS Land Title Survey, prepared by CDS Commercial Due Diligence Services, dated April 4, 2019; c. Final Plat of Elgin Town & Country Subdivision, prepared by JLH Land Surveying Inc., dated December 17, 2019, last revised July 17, 2020, with such further revisions as required by the City Engineer; d. Color Landscape Plan, prepared by Watermark Engineering Resources, dated February 18, 2020, last revised May 26, 2020, with such further revisions as required by the Community Development Director; e. Starbucks rendering Sheet SKI, prepared by chadha + associates, dated June 22, 2020, with such further revisions as required by the Community Development Director; f. Starbucks elevations Sheets: EL-1, EL-2, EL-3, and EL-4, prepared by chadha + associates, dated June 17, 2020,with such further revisions as required by the Community Development Director; g. Photometric Plan, prepared by RTM Engineering Consultants, last revised June 11, 2020, with such further revisions as required by the Community Development Director; h. Starbucks Coffee Shell Work Town&Country Center plan set,prepared by chadha + associates, last revised May 6, 2020, with such further revisions as required by the Community Development Director; i. Street Graphics Site Plan Sheet A3.4, prepared by chadha+associates, last revised June 17, 2020, with such further revisions as required by the Community Development Director; and j. Sign plans titled: "Starbucks Coffee #60971 Main & McLean 310 South McLean Blvd. Elgin IL 60123",prepared by Hilton Displays,dated January 28, 2020. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow a total of five principal buildings on the Town and Country Shopping Center zoning lot consisting of Lot 1 and Lot 2 in - 5 - Elgin Town&Country Subdivision in substantial conformance to the Final Plat of Elgin Town & Country Subdivision, prepared by JLH Land Surveying Inc., dated December 17, 2019, last revised June 15, 2020, with such further revisions as required by the City Engineer; 3. A departure is hereby granted to allow the construction of the proposed building, commonly known as 310 S. McLean Boulevard, with "THRU- GRAIN 6"PVC Composite"siding material accounting for a maximum of 45% of an exterior elevation. 4. The applicant shall install a "Yield" traffic sign at the exit from the drive- through lane. 5. 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 allow a total of three wall graphics on the proposed restaurant building on Lot 2 of Elgin Town & Country Subdivision. 2. All ground-mounted street graphics, including the monument graphic, directional graphics, and drive-through facility graphics shall have a masonry base which matches the masonry on the building. 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. 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 - 6 - 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. Ka in, >fayor Presented: August 26, 2020 Passed: August 26, 2020 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 26, 2020 : Published: August 27, 2020 ,% �•a r Att t* imberly Dewis, C&y Clerk - 7 - EXHIBIT A July 6, 2020 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 13-20 and 14-20, an application by Town and Country Elgin, LLC, as applicant and property owner, requesting approval of a preliminary and final plat of subdivision, and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for street graphics, the number of principal buildings on a zoning lot, and any other departures as may be necessary or desirable to construct a 2,200-square foot one-story building for a coffee shop at the property commonly referred to as 310 S. McLean Boulevard. GENERAL INFORMATION Petition Number: 13-20 and 14-20 Property Location: 310 S. McLean Boulevard Requested Action: Preliminary and Final Plat of Subdivision and Planned Development as a Man Amendment Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant, undeveloped Proposed Use: Eating place with a drive-through facility Applicant: Town and Country Elgin L.L.C. Owner Town and Country Elgin L.L.C. Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Town and Country Elgin, LLC, as applicant and property owner, is requesting approval of a preliminary and final plat of subdivision, and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for street graphics, the number of principal buildings on a zoning lot, and any other departures as may be necessary or desirable to construct a 2,200-square foot one-story building for a coffee shop at the property commonly referred to as 310 S. McLean Boulevard. The 18.4-acre Town and Country Shopping Center is located at the northwest corner of S. McLean Boulevard and US Route 20. The shopping center consists of two large multi-tenant buildings: 1) the western building containing The Fresh Market grocery store, the Elgin Mall retail store, and several other smaller commercial tenant spaces, and 2) the northern multi-tenant building containing a variety of restaurants and retail service uses, including Subway and Elgin Buffet restaurants, among others. The shopping center also contains two stand-alone buildings,one home to the Taco Bell restaurant along S. McLean Boulevard and the other home to EZ Jewelers loan service agency along Main Lane. The El Paraiso stand-alone restaurant building is owned by another entity and is generally considered not part of the shopping center. The main access to the shopping center is located off of S. McLean Boulevard at the intersection of S. McLean Boulevard and Lillian Street. There are five other secondary access driveways, two along S. McLean Boulevard north of the main entrance, and three access driveways off of Main Lane on the south side of the shopping center. - 2 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 The properties adjacent to the north with access of Meyer Street are zoned MFR Town and Country '— w,r , Multiple Family Sho ping Center Residence District and are improved with a -ry�n variety of multiple- Proposed g familybuildings. The = Starbucks ouaot # two properties located to the north with access of S. McLean b Boulevard are zoned ' 1 ,• i _ RB Residence Business District. Those two properties m a : are currently vacant v and undeveloped. The properties adjacent to the west include a ' _ i+ •tee"' neighborhood park zoned CF Community Figure 1.Site area map with zoning overlay Facility District, several multiple- family buildings zoned RB Residence Business District, a one-story office building, which is currently vacant and also zoned RB District, and a one-story child day care center building also zoned RB Residence Business District. The two properties located to the south across Main Lane are zoned AB Area Business District with US Route 20 located beyond the two properties further to the south.The property at the corner of Main Lane and S. McLean Boulevard is vacant and undeveloped, while the second property is improved with two commercial buildings which are currently vacant but have previously been occupied by a motor vehicle repair shop and a car wash. The properties located to the east across S. McLean Boulevard include a variety of commercial developments all zoned AB Area Business District. The properties include (from north to south), a restaurant, a gas station, a car wash, a vacant and undeveloped property, a multi-tenant retail building, and two buildings constructed for single-family residences which now house a beauty salon. - 3 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 Proposal The applicant is proposing to subdivide the shopping center to create a new outlot for the construction of a new Starbucks coffee shop restaurant. The proposed 17.7-acre Lot 1 would include all existing buildings (the two large multi-tenant buildings, Taco Bell restaurant, and EZ Jewelers loan agency), while the proposed 0.7-acre Lot 2 would contain the new Starbucks building. The applicant is not proposing any changes to the existing buildings on Lot 1, only the proposed construction of the Starbucks coffee shop on Lot 2. 2MU& The proposed one-story a 2,200-square =� foot Starbucks �.: building would be located on --- the southern ---�- portion of the proposed Lot 2 and a 27-space parking surface p would be _ located on the northern portion of the STARBJCKS COFFEE 3 � lot. The 2200 SF .�.. J building would include a drive- through window on the south side of Figure 2.Proposed landscape plan the building with one drive-through service lane on the west and south sides of the building providing a counterclockwise circulation. The exterior of the building would feature primarily gray brick masonry with complementary composite siding and extensive storefront windows on the north, east, and south facades. A black canopy would extend over the storefront windows on the east and north sides of the building. The restaurant would include an outdoor seating patio east of the building along S. McLean Boulevard enclosed with a 3.5-foot high black decorative patio fence. - 4 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 The applicant would install extensive landscaping throughout the site with 15 new trees.The refuse collection area would be located detached from and west of the restaurant building. It would be enclosed with a six-foot high solid masonry wall matching the masonry exterior of the building. The proposed Lot 2 would have a restricted right-in-right-out access driveway off of S. McLean Boulevard. The second access to the site would be on the west end from the shopping center parking lot. The applicant would construct a pedestrian connection from the existing public sidewalk along S. McLean Boulevard to the building. In addition, the applicant would construct a public sidewalk along the north side of Lot 2, which abuts the main shopping center drive-aisle. The sidewalk would provide for future connection to the Fresh Market grocery store. The proposed 2,200-square foot building would be required to provide 37 parking spaces based on the parking requirement for one parking space per 60 square feet of floor area. The new building would be part of the existing shopping center zoning lot where all buildings and tenants have access to and share all available parking spaces. Based on the current mix of uses, with the proposed Starbucks building, the Town and Country Shopping Center is required to provide 914 parking spaces. With 27 parking spaces proposed on the Starbucks Lot 2 and 893 parking spaces to remain on the shopping center Lot 1,the total of 920 parking spaces more than meets the zoning requirement. By way of comparison, the Starbucks in front of Meijer at 821 S. Randall Road is 1,851 square feet in area with one drive-through lane and pick-up window and 18 parking spaces on site. Departures from the Zoning Ordinance Requirements The proposed development requires a departure from the sign requirements of the zoning ordinance. The requested departure is summarized in Table 1 below, and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures Requirement Proposed #of wall graphics Max. 2 3 The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1958. Upon annexation, the property was zoned D Commercial. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The two large buildings were constructed in 1972. The building currently home to Taco Bell restaurant was constructed in 1977.The EZ Jewelers building was constructed in 1978. - 5 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 A multi-tenant commercial building was previously located on the site where the new outlot and Starbucks building are proposed,however that building was demolished in 2014. B. Surrounding Land Use and Zoning. The properties adjacent to the north with access of Meyer Street are zoned MFR Multiple Family Residence District and are improved with a variety of multiple-family buildings.The two properties located to the north with access of S. McLean Boulevard are zoned RB Residence Business District. Those two properties are currently vacant and undeveloped. The properties adjacent to the west include a neighborhood park zoned CF Community Facility District, several multiple-family buildings zoned RB Residence Business District, a one-story office building which is currently vacant and also zoned RB District,and a one- story child day care center building also zoned RB Residence Business District. The two properties located to the south across Main Lane are zoned AB Area Business District with US Route 20 located beyond the two properties to the south. The property at the corner of Main Lane and S. McLean Boulevard is vacant and undeveloped, while the second property is improved with two commercial buildings, which are currently vacant, but have previously been occupied by a motor vehicle repair shop and a car wash. The properties located to the east across S. McLean Boulevard include a variety of commercial developments all zoned AB Area Business District. The properties include (from north to south), a restaurant, a gas station, a car wash, a vacant and undeveloped property, a multi-tenant retail building, and two buildings constructed for single-family residences which are now home to a beauty salon. C. Comprehensive Plan. The City's 2018 Comprehensive Plan identified the area centered on the intersection of S. McLean Boulevard and Lillian Street, including the Town and Country Shopping Center, as an underutilized property. The Plan includes a specific subarea plan for the redevelopment of the Town and Country Shopping Center including the properties fronting along S. McLean Boulevard north of US Highway 20. This subarea plan establishes a new vision that utilizes mixed-use development to enhance the desirability of the area and project a positive image of Elgin with the primary goal of strengthening the image and character of the McLean Boulevard corridor. The plan envisions a complete redevelopment of the Town and Country Shopping Center with residential uses on the west end, including rowhomes and low-density multi-family development, mixed-use and commercial developments along the central portion of the shopping center along an extension of Lillian Street, commercial retail uses along both sides S. McLean Boulevard with buildings along the street and parking lots in rear or along the sides of the buildings, and low-density office developments south of the shopping center and north of US Highway 20.The concept subarea plan would enhance the character, activity, and establish a sense of place within an underutilized property. - 6 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 To achieve this vision,the Town and Country Shopping Center is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan. Elgin's historic Downtown contains mixed-use structures featuring retail, restaurant, service uses, office, and residential uses. Mixed-use structures contribute to an active street life and help foster a unique sense of place within Elgin. A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District. 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. A PAB zoning district is most similar to,but departs from the standard requirements of the AB zoning district. E. Trend of Development. The subject property is located along S. McLean Boulevard immediately north of the interchange with US Highway 20. The Town and Country Shopping Center was developed in the 1970s and all surrounding properties along S. McLean Boulevard have developed with a mix of automobile-oriented commercial retail uses. The 17.7-acre shopping center is largely underutilized with several vacant commercial spaces and large expanses of unused parking areas. In 2016,the Illinois Department of Transportations(IDOT) completed a significant improvement to the S. McLean Boulevard and US Highway 20 interchange, which has resulted in a noticeable uptick in traffic. This has resulted in new development in the area, such as the construction of the new car wash at the northeast corner of S. McLean Boulevard and Lillian Street in 2017. The proposed Starbucks development is further evidence of the increased demand for contemporary retail service uses in this area. With the 2018 Comprehensive Plan's Subarea Plan for the Town and Country Shopping Center, and new ownership of the shopping center also in 2018, staff anticipates the shopping center will continue to see new development FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 13-20 and 14-20 on July 6, 2020. 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 July 6, 2020. 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 and planned developments outlined in § 19.60.040: - 7 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 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 17.7-acre shopping center is entirely improved buildings and parking lots and is generally flat with no significant topographical change. There are no existing watercourses and there is little landscaping throughout the property. The proposed Starbucks building would be constructed on the site of the former multi- tenant retail building that was demolished in 2014, which is well suited to accommodate a new building. The applicant would install extensive landscaping throughout the Starbucks outlot with 15 new trees on site. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The proposed building would be located on the site of the former multi-tenant retail building, which was demolished in 2014. All necessary municipal water, sanitary sewer, and stormwater utilities already exist and are located in the vicinity of the site. The applicant would connect its sanitary sewer and water service line to the existing sanitary and water utilities in Main Lane While the site of the proposed Starbucks currently contains some open grass areas, which naturally established since the demolition of the former building, the site was completely impervious when the previous retail building was located on the site. The new Starbucks layout would accommodate all required landscaping within and surrounding the parking lot. The stormwater infrastructure would connect to the existing underground storm sewer facilities located in the parking lot, which service the entire shopping center. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision ofsafe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. - 8 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The shopping center is well positioned and suited to accommodate the proposed outlot along S. McLean Boulevard. The new outlot would have its own access driveway to S. McLean Boulevard, which would be restricted to right- in-right-out only. The second access to the site would be on the west side of the property from the existing shopping center parking lot. The proposed drive-through lane would accommodate ten stacking spaces, which meets the code requirement. The proposed development would not have any negative effect on the existing on-site and off-site traffic circulation. The proposed 2,200-square foot building is required to provide 37 parking spaces based on the parking requirement for one parking space per 60 square feet of floor area. The new building would be part of the existing shopping center zoning lot where all buildings and tenants have access to and share all available parking spaces. Based on the current mix of uses, with the proposed Starbucks building, the Town and Country Shopping Center is required to provide 914 parking spaces. With 27 parking spaces proposed on the Starbucks Lot 2, the entire shopping center would have a total of 920 parking spaces and complies with the zoning 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 subject property was annexed in 1958. Upon annexation, the property was zoned D Commercial. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The two large buildings were constructed in 1972. The building currently home to Taco Bell restaurant was constructed in 1977.The EZ Jewelers building was constructed in 1978. - 9 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 A multi-tenant commercial building was previously located on the site where the new outlot and Starbucks building are proposed,however that building was demolished in 2014. E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor 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 adjacent to the north with access of Meyer Street are zoned MFR Multiple Family Residence District and are improved with a variety of multiple-family buildings. The two properties located to the north with access of S. McLean Boulevard are zoned RB Residence Business District. Those two properties are currently vacant and undeveloped. The properties adjacent to the west include a neighborhood park zoned CF Community Facility District, several multiple-family buildings zoned RB Residence Business District, a one-story office building, which is currently vacant and also zoned RB District, and a one-story child day care center building also zoned RB Residence Business District. The two properties located to the south across Main Lane are zoned AB Area Business District with US Route 20 located beyond the two properties to the south. The property at the corner of Main Lane and S. McLean Boulevard is vacant and undeveloped, while the second property is improved with two commercial buildings, which are currently vacant, but have previously been occupied by a motor vehicle repair shop and a car wash. The properties located to the east across S. McLean Boulevard include a variety of commercial developments all zoned AB Area Business District. The properties include (from north to south), a restaurant, a gas station, a car wash, a vacant and undeveloped property, a multi-tenant retail building, and two buildings constructed for single-family residences which now serve as a beauty salon. F. Trend of Development Standard. The suitability of the subject propertyfor the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along S. McLean Boulevard immediately north of the interchange with US Highway 20. The Town and Country Shopping Center was developed in the 1970s and all surrounding properties along S. McLean Boulevard have developed with a mix of automobile-oriented commercial retail uses. The 17.7-acre shopping center is largely underutilized with several vacant commercial spaces and large expanses of unused parking areas. - 10 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 In 2016, the Illinois Department of Transportations (IDOT) completed a significant improvement to the S. McLean Boulevard and US Highway 20 interchange, which has resulted in a noticeable uptick in traffic. This has resulted in new development in the area, such as the construction of the new car wash at the northeast corner of S. McLean Boulevard and Lillian Street in 2017. The proposed Starbucks development is further evidence of the increased demand for contemporary retail service uses in this area. With the 2018 Comprehensive Plan's Subarea Plan for the Town and Country Shopping Center, and new ownership of the shopping center also in 2018, staff anticipates the shopping center will continue to see new development within the underutilized parking area and redevelopment of the existing retail buildings. G. Planned Development District Standard: The suitability of the subject propertyfor 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 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. 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 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 City's 2018 Comprehensive Plan identified the area centered on the intersection of S. McLean Boulevard and Lillian Street, including the Town and Country Shopping Center, as an underutilized property. The Plan includes a specific subarea plan for the redevelopment of the Town and Country Shopping Center including the properties fronting along S. McLean Boulevard north of US Highway 20. This subarea plan establishes a new vision that utilizes mixed-use development to enhance the desirability of the area and project a positive image of Elgin with the primary goal of strengthening the image and character of the McLean Boulevard corridor.The plan envisions a complete redevelopment of the Town and Country Shopping Center with residential uses on the west end,including rowhomes, low-density multi-family development, mixed-use and commercial developments along the central portion of the shopping center along an extension of Lillian Street, commercial retail uses along both sides S. McLean Boulevard with buildings along - 11 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 the street and parking lots in rear or along the sides of the buildings,and low-density office developments south of the shopping center and north of US Highway 20. The concept subarea plan would enhance the character, activity, and establish a sense of place within an underutilized property. To achieve this vision,the Town and Country Shopping Center is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan. Elgin's historic Downtown contains mixed-use structures featuring retail, restaurant, service uses, office, and residential uses. Mixed-use structures contribute to an active street life and help foster a unique sense of place within Elgin. A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands, and vegetation. There are no significant natural features including topography, watercourses, wetlands or vegetation. The proposed Starbucks is located on the site of the former multi-tenant retail building which was demolished in 2014.And while the site currently has some open space area, the site was entirely impervious prior to the demolition of the former multi-tenant retail building. The applicant's proposal includes all required landscaping surrounding and within the proposed parking lot,including 15 new trees.The proposal represents an infill development that will enjoy great visibility along S. McLean Boulevard. 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 13-20 and 14-20 July 6, 2020 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 proposal represents an infill development within an underutilized shopping center. The center already has one stand-alone restaurant with a drive-through service lane and has adequate space to accommodate one or two more outlots. The proposed outlot would occupy the site of the former multi-tenant retail building that was demolished in 2014. The Starbucks outlot would become part of the existing shopping center zoning lot where all tenants and their customers can share all available parking spaces. The proposed Starbucks development would not have any detrimental influence on the surrounding properties. In fact, the proposed development would have a positive impact on the values of all surrounding commercial and residential properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.50.080, "Wall and Integral Roof Graphics". The maximum permitted number of wall graphics is two. The applicant is proposing a total of three wall graphics. Staff finds the proposed departures are appropriate and necessary to achieve a desirable development within the largely underutilized shopping center. The proposed departure for one additional wall graphic is appropriate due to the restaurant's location. While the new outlot would have its own access driveway to S. McLean Boulevard, the driveway is restricted to right-in-right-out only and can only be accessed by vehicles traveling southbound on S. McLean Boulevard. The second access to the site located on the west side of the property is accessed from the shopping center parking lot and would be used by customers coming from all other directions. The additional wall graphic would help guide the vehicles to the site through the shopping center parking lot. Still, the surface area of all wall graphics proposed is far less than the maximum sign surface area permitted for wall graphics on the building. Similar additional wall graphics have been recently approved for the Starbucks, Popeyes, and Chick-fil-A restaurants along Randall Road. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 13-20 and 14-20, subject to the following conditions: - 13 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6,2020 1. Substantial conformance to the Development Application submitted by Town & Country Elgin, LLC, as applicant and property owner, received May 27, 2020, and supporting documents including: a. A letter regarding: "310 S. McLean Boulevard, Elgin, IL 60123 — Starbucks Coffee Statement of Purpose and Conformance", dated May 18, 2020% b. ALTA/NSPS Land Title Survey, prepared by CDS Commercial Due Diligence Services, dated April 4, 2019; c. Final Plat of Elgin Town & Country Subdivision, prepared by JLH Land Surveying Inc., dated December 17, 2019, last revised June 15, 2020, with such further revisions as required by the City Engineer; d. Color Landscape Plan,prepared by Watermark Engineering Resources,dated February 18, 2020, last revised May 26, 2020, with such further revisions as required by the Community Development Director; e. Starbucks rendering Sheet SKI,prepared by chadha+ associates,dated June 22,2020, with such further revisions as required by the Community Development Director; f. Starbucks elevations Sheets: EL-1, EL-2, EL-3, and EL-4, prepared by chadha + associates, dated June 17, 2020,with such further revisions as required by the Community Development Director; g. Photometric Plan, prepared by RTM Engineering Consultants, last revised June 11, 2020,with such further revisions as required by the Community Development Director; h. Starbucks Coffee Shell Work Town & Country Center plan set, prepared by chadha+ associates, last revised May 6, 2020, with such further revisions as required by the Community Development Director; i. Street Graphics Site Plan Sheet A3.4,prepared by chadha+associates,last revised June 17, 2020, with such further revisions as required by the Community Development Director; and j. Sign plans titled: "Starbucks Coffee#60971 Main&McLean 310 South McLean Blvd. Elgin IL 60123",prepared by Hilton Displays, dated January 28, 2020. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow a total of three wall graphics on the proposed restaurant building on Lot 2 of Elgin Town & Country Subdivision. 3. All ground-mounted street graphics,including the monument graphic,directional graphics, and drive-through facility graphics shall have a masonry base which matches the masonry on the building. 4. The applicant shall install a"Yield"traffic sign at the exit from the drive-through lane. - 14 - Recommendation & Findings of Fact Petitions 13-20 and 14-20 July 6, 2020 5. 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. All members were present. Respectfully Submitted, S/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 15 - �o Subject Property J p Y Petition 13-20 & 14-20 Mere.st Meyer St v t C v r Ib y h -- � a • ,� �ar r Lillian St Main Ln � MC)b n B/ya T ogr -_ �e� �•. e?p�, � - ,,-t' - FTo '�c Rte?o o B�` e N�.Pr EXHIBIT Aerial/Location Map N�E ^^^..{{{tile Map prepared by City of Elgin o so tzo zao iso 48036 Department of Community Development 60 ° Maureen Dr Goy o 0 RC-1 CF T CA Subject Property Petition 13-20 & 14-20 RB Meyers` Y CF Mulberry Ln a0 MFR . � y RC2 u Lillian St RB AB Legend QRC1 Residence Conservation 1 ORC2 Residence Conservation 2 \ RC3 Residence Conservation 3 _ OPRC Planned Residence Conservation •- - - OSFR1 Single Family Residence 1 QPSFR1 Planned Single Family Residence 1 Main Ln OSFR2 Single Family Residence 2 � 8 OPSFR2 Planned Single Family Residence 2 ne�gl jOR OTRF Two Family Residence OPTRF Planned Two Family Residence �E•rdej. QMFR Multiple Family Residence 0 - QPMFR Planned Multiple Family Residence RB Residence Business OPRB Planned Residential Business QNB Neighborhood Business QPNB Planned Neighborhood Business 20 AB Area Business PGI ©PAB Planned Area Business 0 -CC Center City 1 c'ea/! - e CC2 Center City 2 -PCC Planned Center City r+I s Mclean Blvd -ORI Office Research Industrial V N to Rte 20 E -PORI Planned Office Research Industrial PRC-__ -GI General Industrial ` — ----— -PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility NB EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 65 130 260 390 520 Department of Community Development Feet L 777 Subject Property Meyer St 310 S. McLean Blvd. Petition 13-20 &14-20 0622128066 0622128067 a CIO c Main Ln EXHIBIT Parcel Map N A City of Elgin o 35 70 tao 210 280 Department of Community Development Feet EXHIBIT D SITE LOCATION 1 S. McLean Boulevard Petitions 13-20 and 1 Town and Country Shopping Center k i ...r • ' .. Proposed Starbucks • r• Site area • • with • • • I Y 01 - •' tarbucks Ilk .,i Bird's eye view looking north EXHIBIT D SITE LOCATION 310 S. McLean Boulevard Petitions 13-20 and 14-20 Mill law- lot s • ur. 2012 view of the site with former multi-tenant building that was demolished in 2014 l 2019 view of the site — existing condition EXHIBIT D SITE LOCATION 310 S. McLean Boulevard { Western building home to Elgin Mall and Fresh Market .•4okjt-- Northern multi-tenant retail building EXHIBIT D SITE LOCATION 310 S. McLean Boulevard Petitions 13-20 and 14-20 R r -1 Taco Bell restaurant building J a \ a4_ EZ Jewelry loan agency building