HomeMy WebLinkAboutG36-24 Ordinance No. G36-24
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MOTOR VEHICLE SERVICE STATION AND
ACCESSORY PACKAGE LIQUOR SALES ESTABLISHMENT IN THE PORI PLANNED
OFFICE RESEARCH INDUSTRIAL DISTRICT AND ARC ARTERIAL ROAD CORRIDOR
OVERLAY DISTRICT
(1700 North Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
establish a motor vehicle service station and accessory package liquor sales establishment at 1700
North Randall Road; and
WHEREAS, the zoning lot containing the premises at 1700 North Randall Road is legally
described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the PORI Planned Office Research
Industrial District established by Ordinance No. G50-05, as amended by Ordinance No. G16-08
and Ordinance No. G35-24,and ARC Arterial Road Corridor Overlay District,and a motor vehicle
service station and accessory package liquor sales establishment are listed as a conditional use
within the PORI Planned Office Research Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 3, 2024, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning, including,but not limited to,this ordinance granting a conditional use
in the PORI Planned Office Research Industrial District established by Ordinance No. G50-05, as
amended by Ordinance No. G16-08 and Ordinance No. G35-24, 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 June 3, 2024, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a conditional use to establish a motor vehicle service station and
accessory package liquor sales establishment is hereby granted for the property commonly known
as 1700 North Randall Road, and commonly identified by Kane County Property Index Number
03-31-277-041, and legally described as follows:
THAT PART OF LOTS 18 AND 21, WESTFIELD BUSINESS PARK, CITY OF
ELGIN,KANE COUNTY,ILLINOIS, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE RANDALL ROAD
MEDICAL OFFICE BUILDING CONDOMINIUM, CITY OF ELGIN, KANE
COUNTY, ILLINOIS BY DOCUMENT NUMBER 2006K028931; THENCE SOUTH
0 DEGREES 14 MINUTES 23 SECONDS EAST ALONG AN EASTERLY LINE OF
SAID LOT 21, 137.61 FEET; THENCE SOUTH 0 DEGREES 49 MINUTES 25
SECONDS EAST ALONG AN EASTERLY LINE OF SAID LOT 21, 170.47 FEET TO
A NORTHEAST CORNER OF A TRACT OF LAND CONVEYED TO THE COUNTY
OF KANE BY DOCUMENT NUMBER 95K030210; THENCE SOUTH 46 DEGREES
01 MINUTES 00 SECONDS WEST ALONG SAID NORTHERLY LINE 35.24 FEET;
THENCE NORTH 88 DEGREES 47 MINUTES 43 SECONDS WEST ALONG SAID
NORTHERLY LINE 100.0 FEET; THENCE SOUTH 87 DEGREES 20 MINUTES 54
SECONDS WEST ALONG SAID NORTHERLY LINE 252.81 FEET TO THE
SOUTHEAST CORNER OF SAID LOT 18; THENCE NORTH 88 DEGREES 47
MINUTES 45 SECONDS WEST ALONG THE SOUTHERLY LINE OF SAID LOT
18, 102.80 FEET TO THE EASTERLY LINE OF CAPITOL STREET ESTABLISHED
BY DOCUMENT NUMBER 2006K078969; THENCE NORTH 1 DEGREE 11
MINUTES 38 SECONDS EAST ALONG AN EASTERLY LINE OF SAID CAPITOL
STREET, 83.57 FEET TO A POINT OF CURVATURE; THENCE NORTHERLY
ALONG A CURVE TO THE RIGHT, TANGENT TO THE LAST DESCRIBED
COURSE, HAVING A RADIUS OF 1003.0 FEET, 269.60 FEET TO THE
SOUTHWEST CORNER OF SAID RANDALL ROAD MEDICAL OFFICE
BUILDING CONDOMINIUM; THENCE SOUTH 88 DEGREES 48 MINUTES 29
SECONDS EAST 439.32 FEET ALONG THE SOUTHERLY LINE OF SAID
RANDALL ROAD MEDICAL OFFICE BUILDING CONDOMINIUM TO THE
POINT OF BEGINNING, IN THE CITY OF ELGIN,KANE COUNTY, ILLINOIS.
(commonly known as 1700 North Randall Road).
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by QuikTrip
2
Corporation, as applicant, and Helen A. Tiballi Family Limited Liability Limited
Partnership, as property owner, received October 11, 2023, and supporting documents
including:
a. Undated Statement of Purpose, received March 28, 2024;
b. Undated document titled "Standards", received October 11, 2023;
c. ALTA/NSPS Land Title Survey, prepared by Farnsworth Group,dated January 19,
2023, last revised May 16, 2024;
d. Sidewalk Easement Plat, prepared by Farnsworth Group, dated April 2, 2024, last
revised May 17,2024, with such further revisions as required by the City Engineer;
e. Plat of Dedication of Part of Randall Road and Alft Lane Right of Way, prepared
by Farnsworth Group, dated March 15, 2024, last revised May 17, 2024, with such
further revisions as required by the City Engineer;
f. Three-page building elevations, canopy elevations, and building floor plans for
QuikTrip, Store #7314, dated received May 17, 2024, with such further revisions
as required by the Community Development Director;
g. Site engineering plans for QuikTrip No. 7314,prepared by Midwest Design Group,
dated May 24, 2024, last revised May 28, 2024, received May 29, 2024, with such
further revisions as required by the Community Development Director and City
Engineer;
h. Photometric plan, prepared by Midwest Design Group, dated May 16, 2024,
received May 29, 2024, with such further revisions as required by the Community
Development Director; and
i. Five-page signage plans for QuikTrip store number: 7314, dated May 8, 2024,
received May 17, 2024, with such further revisions as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of the refuse collection area in
the street yard northwest of the proposed convenience store building.
3. A departure is hereby granted to allow the construction of a six-foot-high masonry wall
for the refuse collection area enclosure located in the street yard northwest of the
convenience food store building.
4. A departure is hereby granted to allow the construction of the proposed motor vehicle
service station with a convenience store and the minimum of 1,500 square feet of
vehicle use area interior landscape yard.
5. A departure is hereby granted to allow the installation of three wall graphics on the
proposed convenience store building.
3
6. The proposed public sidewalks along Randall Road and Alft Lane shall include a
connection to the curb of Alft Lane and Randall Road pavements with crosswalks
across Alft Lane and Randall Road.At the time of building permit review,the applicant
may provide a written confirmation from Kane County Division of Transportation
(KDOT), that KDOT will be responsible for the installation of such future public
sidewalk construction within Randall Road right-of-way including the installation of
crosswalks across Alft Lane and Randall Road at the intersection of Alft Lane and
Randall Road.
7. Within 90 days following the approval of the planned development ordinance
amending Ordinance No. G50-05,as amended by Ordinance No.G 16-08,the applicant,
or the property owner, or any subsequent owner of the property, shall submit an
executed Mylar of the proposed plat of dedication for Randall Road and Alft Lane
rights-of-way in the form as approved by the City Engineer.
8. A Certificate of Occupancy for the proposed motor vehicle service station and/or the
accessory package liquor sales establishment shall be issued no later than three years
from the date of the adoption of this ordinance.
9. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
/4/7 at-e.
David J. Ka in, ayor
Presented: July 24, 2024
Passed: July 24, 2024 ,.,,, 4,.,
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: July 24, 2024 .�;''%, F 'N
,` �y
Published: July 24, 2024 l: — \t.•.^
fc
imberly Dewis, ity Jerk
4
EXHIBIT A
June 3,2024
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 34-23 and 35-23, an
application by QuikTrip Corporation, as applicant, and Helen A. Tiballi Family Limited Liability
Limited Partnership, as property owner, requesting approval of an amendment to PORI Planned
Office Research Industrial District Ordinance No. G50-05,as amended by Ordinance No.G 16-08,
with departures from the Elgin Municipal Code requirements for the maximum number of
permitted wall graphics, the location of a refuse collection area, and any other departures as may
be necessary or desirable,and conditional use to construct a new motor vehicle service station with
a convenience store operated on a twenty-four(24)hour basis with accessory package liquor sales
establishment, at the property commonly known as 1700 North Randall Road.
GENERAL INFORMATION
Petition Number: 34-23 and 35-23
Property Location: 1700 N. Randall Road
Requested Action: Map Amendment to Planned Development Ordinance G50-05 as
Amended by Ordinance No. G 16-08,and Conditional Use
Current Zoning: PORI Planned Office Research Industrial District Ordinance G50-
05 as amended by Ordinance No. G16-08 and ARC Arterial Road
Corridor Overlay District
Proposed Zoning: Amendment to Planned Development Ordinance G50-05 as
Amended by Ordinance No. G 16-08, and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant,undeveloped.
Proposed Use: Motor vehicle service station,convenience food store operated on a
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
24-hr basis, and accessory package liquor sales establishment
Applicant: OuckTrip Corporation
Owner Helen A. Tiballi Family Limited Liability Limited Partnership
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Correspondences
G. Draft Ordinances and Resolution
BACKGROUND
QuikTrip Corporation, as applicant, and Helen A. Tiballi Family Limited Liability Limited
Partnership,as property owner,are requesting approval of an amendment to PORI Planned Office
Research Industrial District Ordinance No. G50-05, as amended by Ordinance No. G 16-08, with
departures from the Elgin Municipal Code requirements for the maximum number of permitted
wall graphics,the location of a refuse collection area,and any other departures as may be necessary
or desirable, and conditional use to construct a new motor vehicle service station with a
convenience store operated on a twenty-four(24) hour basis with accessory package liquor sales
establishment,at the property commonly known as 1700 North Randall Road.
• The 3.7-acre subject property is located at the northwest corner of Randall Road and Alft Lane and
is vacant and undeveloped. The property is also adjacent to and bounded by Capital Street on the
west.The property is zoned PORI Planned Office Research Industrial District established in 2005
by Ordinance G50-05, as amened in 2008 by Ordinance No. G 16-08, and ARC Arterial Road
Corridor Overlay District. The property is part of Westfield Business Park Subdivision which was
annexed and platted in 1988.The subject property was formerly part of the larger 9.3-acre property
with the property adjacent to the north,that is currently improved with a three-story medical office
building and is known as 1710 N. Randall Road. The subject property and the surrounding area
was planned for office, research and industrial uses since the early 1980s when the 1983
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Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
Comprehensive Plan designated the property for office use.The property,however,has never been
developed.
In 2008,the owner petitioned, and the City approved an amendment to the original PORI District
ordinance to allow a number of commercial uses on the subject property that are typically allowed
in commercial districts along arterial roads such as Randall Road as an incentive for a new
development. A convenience food store operated on a 24-hour basis is one of those commercial
uses that is currently listed as a permitted use on the property. The property, however, remains
vacant.
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Figure 1.Site area map with zoning overlay
The property adjacent to the north is zoned PORI Planned Office Research Industrial District and
is improved with a three-story medical office building and accessory parking lot. The property to
the west across Capital Street is zoned PORI Planned Office Research Industrial District and is
improved with nine one-story office buildings most of which are occupied with medical office
users. The property to the south across Alft Lane is improved with a four-story office building
primarily occupied with medical offices. And the property to the east across N. Randall Road is
improved with John B. Sanfilippo nuts manufacturing building.
- 3 -
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
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Figure 2. Bird's eye view of the property looking north with most recent street improvements that include two left-
turn lanes on eastbound Alft Ln at Randall Rd
Proposal
QuikTrip Corporation is requesting approval to construct a new gas station with a convenience
food store on the subject property. As is the case with the other 800-plus QuikTrip gas stations,
the proposed facility would be corporate owned and operated.
The proposed gas station would include a 5,312-square foot one-story convenience food store
building and ten double-sided fueling islands(20 fueling stations).The proposed gas station would
not have any diesel fueling stations for semi-trucks. The one-story convenience store is located
near the center of the property with the fuel islands covered by a canopy situated on the eastern
portion of the property closer to Randall Road. The one-story building is well designated entirely
of brick and stone masonry on all sides. The building includes storefront windows on the front
(east elevation), and secondary windows on the north and south elevations. The fuel canopy
includes full height masonry columns. The refuse collection area is located northwest of the
building, which is technically the street yard west of the building, and which is one of several
departures the applicant is requesting approval of. The refuse collection area is enclosed with a
six-foot-high masonry wall which matches the masonry on the building.
-4-
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
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Figure 3.Proposed site plan
The proposed convenience store would be open 24 hours a day, which is one of the permitted use
on the subject property.In addition to general merchandise and food offered at a convenience store,
the applicant is requesting conditional use approval to offer accessory package liquor sales where
the display of alcohol products would be limited to no more than ten percent of building floor area.
In fact, the area devoted to the display of alcohol products would total only approximately 62
square feet,which represents just over one percent of the building floor area. If the zoning approval
is granted,the applicant will have to apply for and obtain a separate liquor license prior to the start
of alcohol sales. The hours of operation for liquor sales allowed by the B-4 liquor license, which
is typically issued to motor vehicle service stations with convenience stores are 6:00 am— 1:00 am
(the following day) Monday-Thursday, 6:00 am—2:00 am (the following day) Friday-Saturday,
and 9:00 am — 1:00 am (the following day) Sunday. Accessory package liquor sales have been
approved for the following gas stations: the BP at 1190 N. McLean Boulevard,the BP at Route 20
and Nesler Road,the Speedway at 1570 Big Timber Road,the Shell at 2320 N. Randall Road,the
7-Eleven/Mobil gas station at 811 E. Chicago Street, the Mobil gas station at 1520 Big Timber
Road,the Circle K/Shell gas station at 2455 South Street, the 7-Eleven/Mobil gas station at 1570
N. Randall Road, and most recently at Marathon gas station at 500 S. McLean Boulevard.
The applicant is not proposing any on-premises consumption of alcohol, and none would be
permitted.
-5 -
Recommendation &Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
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Figure 4.Proposed convenience store building elevations
Access and Parking
The property is adjacent to three roadways: Randall Road on the east,Alft Lane on the south, and
Capital Street on the west. Randall Road is under the jurisdiction of Kane County Department of
Transportation(KDOT),while Alf Lane and Capital Street are under City of Elgin's jurisdiction.
The proposed gas station would have two access driveways. One right-in-right-out access
driveway is proposed on Alft Lane and one full access driveway is proposed on Capital Street.No
access to Randall Road is proposed as no access to Randall Road is allowed by KDOT for this
property. The proposed right-in-right-out driveway on Alft Lane is also the only type allowed by
KDOT on Alft Lane. KDOT would not permit a full access driveway to Alft Lane due to its
proximity to Randall Road intersection.
As part of the proposal the applicant has agreed to:
1. Construct a designated right-turn lane into the site from Alft Lane,
2. Widen Alft Lane to include a designated right-turn lane on westbound Alft Lane at the
intersection with Capital Street. Westbound Alft Lane currently includes only a designated
left-turn lane and a shared through/right-turn lane; and
3. Construct a median in the center of Alft Lane to prevent any vehicles leaving the site on Alft
Lane to make unauthorized left-turn movements to go to Randall Road.
4. Dedicate the necessary land for Alft Lane right-of-way.
5. Dedicate the necessary land for Randall Road right-of-way for future Randall Road widening,
and
-6-
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
6. Grant a 15-foot-wide easement along Randall Road right-of-way to KDOT for any future
utility construction.
The applicant will also construct approximately 1,100 feet of public sidewalk along Capital Street,
Alft Lane, and Randall Road with connections to the building.
The proposed
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Figure 5.Proposed landscape plan two EV charging
stations/parking
spaces.
The applicant has submitted a traffic study analysis prepared by a third party traffic consultant.
The study indicates that 60 percent of traffic generated by a gas station comes from the existing
traffic. In this case,the amount of trips to be generated by the gas station coming from the existing
traffic will likely be even more than 60 percent because there are no residential neighborhoods
nearby. Therefore, the vast majority of the traffic to be generated by this gas station is already
present on the surrounding roadways.
Still the study, indicates the proposed gas station could generate approximately 217 new trips
during the morning rush hour and 171 new trips during the evening rush hour. The addition of
those new trips to the area roadways is minimal, and the surrounding roadways can adequately
handle the amount of additional traffic.
- 7-
Recommendation & Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
Still, the applicant will widen Alft Lane to include a designated right-turn lane into the site, a
designated right-turn lane westbound on Alft Lane at the intersection with Capital Street, and will
construct a new 2-foot-high median in the center of Alft Lane to prevent any vehicles leaving the
site on Alft Lane from making illegal left-turn movements to go to Randall Road. The proposed
Alft Lane improvements will have a positive effect on the existing traffic flow in the surrounding
area. In addition, KDOT is currently in the planning stage of traffic improvements to Randall Road
corridor from Illinois Route 72/Higgins Road on the north end to Big Timber Road on the south
end, which will include improvements to the Randall Road and I-90 interchange. The
improvements to Randall Road will further improve the traffic flow in the area.
The proposed development does not include an on-site stormwater detention facility. When the
Westfield Business Park subdivision was approved in 1988, of which the property is part of, it
included a centralized stormwater detention facility that serves all lots within the subdivision. At
that time the stormwater detention facility was designated and constructed to accommodate up to
75% of impervious surface on the subject property. The proposed development includes
approximately 73,161 square feet of impervious surface, or approximately 45% of the subject
property. As such,the proposed development is not required to provide any additional stormwater
detention. The proposal will meet all requirements of the stormwater ordinance.
One of the departures the applicant is requesting approval of is the amount of vehicle use area
interior landscape yard. Per the zoning ordinance, a minimum of 3,146 square feet(5%of vehicle
use area) of vehicle use area interior landscape yard is required. The applicant is proposing 1,512
square feet (2.4% of vehicle use area) of vehicle use area interior landscape yard because of lack
of possible areas where such landscaping could be added. Still,the perimeter of the property would
have extensive landscaping. And the applicant would also install 29 street trees along Capital
Street, Alft Lane, and Randall Road.
The requested departures are listed in Table 1 below and are further described in Planned
Development Departures and Exceptions section of the staff report further below.
Table 1. Detail of Requested Departures
1700 N. Randall Road
Requirement Proposal
Location of refuse In rear yard In street yard west of the building.
collection area
Fence/wall in the Max. 4-ft high open design 6 ft. high wall enclosure for the refuse
street yard fence,or max. 3-ft high wall collection area.
Vehicle Use Area
Interior Landscape 3,146 sq. ft. (5%) 1,512 sq. ft. (2.4%)
Yard
- 8 -
Recommendation & Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
#of Wall Signs Max. 2 3
The applicant's request for the approval of a planned development amendment includes a request
to include a motor vehicle service station (gas station) as one of the allowable conditional uses,
and subsequent request for a conditional use for a motor vehicle service station and accessory
package liquor sales establishment (which is already listed as an allowable conditional use). The
convenience food store operated on a 24-hour basis is already listed as a permitted use in the PORI
District for the property.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed in 1988 and is part of Westfield
Business Park subdivision approved the same year. Upon annexation, the property was
classified in the M2-General Manufacturing District. In 1992, the property was rezoned to
ORI Office Research Industrial 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 subject property was formerly part of the larger 9.3-acre property with the property
adjacent to the north. In 2005, the City approved a PORI Planned Office Research
Industrial District by Ordinance No. G50-05 for this property which granted the approval
for the construction of the existing three-story medical office building on the property
adjacent to the north that is known as 1710 N. Randall Road.
In 2008, the City approved Ordinance No. G 16-08, which amended the PORI District for
the subject property to allow more commercial uses which are typically allowed on other
properties along arterial roadways like Randall Road as an incentive for a potential
development on the long vacant property. The property, however, remains vacant and has
never been developed.
B. Surrounding Land Use and Zoning. The property adjacent to the north is zoned PORI
Planned Office Research Industrial District and is improved with a three-story medical
office building and accessory parking lot. The property to the west across Capital Street is
zoned PORI Planned Office Research Industrial District and is improved with nine one-
story office buildings most of which are occupied with medical office users. The property
to the south across Alft Lane is improved with a four-story office building primarily
occupied with medical offices. And the property to the east across S. Randall Road is
improved with John B. Sanfilippo nuts manufacturing building.
C. Comprehensive Plan. The subject property is designated as Office by the City's 2018
Comprehensive Plan. Office uses include professional services as well as medical-related
office uses. General offices, financial firms, technology companies, corporate
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Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
headquarters,clinics, and doctor and dentist offices are all included in the office land use.
This land use comprises two general types of development: 1) Large office campuses
anchored by major users, and 2) Small clusters of related users such as medical offices or
financial services often located adjacent to commercial corridors. With the exception of a
couple major office tenants, such as JP Morgan Chase, the majority of office uses are
ancillary in nature, supporting the function of nearby institutions and commercial areas.
D. Zoning District. The purpose and intent of the PORI Planned Office Research Industrial
District established by Ordinance No. G50-05, as amended by Ordinance No. G16-08, is
to provide a planned industrial environment that fosters a sense of place and destination
within a coordinated campus or park setting, subject to the provisions of Chapter 19360,
Planned Developments, of the Elgin Municipal Code. A PORI zoning district is most
similar to,but departs from the standard requirements of the ORI zoning district.
E. Trend of Development.The subject property is located along N. Randall Road south of I-
90 Tollway. The property is located across the street from John B. Sanfilippo nuts
manufacturing facility. Most other properties near I-90 Tollway have been developed
office,warehousing,or manufacturing uses. Due to the close proximity and easy access to
1-90 from N. Randall Road,the properties in the immediate area and west of Randall Road
will continue to be developed with office, warehousing, and manufacturing uses. The
properties with frontage along Randall Road are expected to develop with smaller
commercial uses, serving the residents from the surrounding area as well as those from the
larger region.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 34-23 and 35-23 on June 3, 2024. Testimony was presented
at the public hearing in support of and against the application. The Community Development
Department submitted a Development Application Review and Written Findings and
Recommendation to the Planning and Zoning Commission dated June 3, 2024.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards
for conditional use outlined in § 19.65.030
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
- 10-
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
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 3.7-acre property is currently vacant and
undeveloped. The property does not have any significant vegetation or topography
changes. The applicant is proposing to construct a gas station with limited access to Alft
Lane and full access to Capital Street. The proposed development is concentrated on the
eastern 2/3 of the site. The proposal includes improvements to Alft Lane, construction of
public sidewalks along Capital Street,Alft Lane,and Randall Road,and dedication of land
and easements for necessary widening of Alft Lane and Randall Road, all of which will
improve the traffic circulation in the immediate area. There are no significant natural
features including topography, watercourses, vegetation, and existing improvements that
would have a negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the 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 development includes water and sanitary sewer connections to the
existing water and sanitary sewer utilities in Alft Lane. The existing water and sanitary
sewer facilities can adequately serve the proposed use.
The proposed development does not include an on-site stormwater detention facility. The
Westfield Business Park subdivision,of which the property is part of,includes a centralized
stormwater detention facility that serves all lots within the subdivision. The stormwater
detention facility was designated and constructed to accommodate up to 75%of impervious
surface on the subject property. The proposed development includes approximately 45%
of impervious surface on the subject property. As such, the proposed development is not
required to provide any additional stormwater detention. The proposal 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 traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
- 11 -
Recommendation &Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
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 proposed gas station would have two access
driveways. One restricted right-in-right-out access driveway on Alft Lane and one full
access driveway on Capital Street.No access to Randall Road is proposed nor allowed. As
part of the proposed Alft Lane right-in-right-out access driveway,the applicant will:
1. Widen Alft Lane to include a designated right-turn lane into the site from Alft Lane;
2. Widen Alft Lane to include a designated right-turn lane on westbound Alft Lane at
the intersection with Capital Street.Westbound Alft Lane currently includes only a
designated left-turn lane and a shared through/right-turn lane;
3. Construct a median in the center of Alft Lane to prevent any vehicles leaving the
site on Alft Lane to make unauthorized left-turn movements to go to Randall Road;
and
4. Dedicate the necessary land for Alft Lane right-of-way improvements.
The applicant will also dedicate the necessary land for Randall Road right-of-way for future
Randall Road widening.In addition,the applicant will grant a 15-foot-wide easement along
Randall Road right-of-way to KDOT for any future utilities. With the two proposed access
driveways, the property will function with safe and efficient traffic circulation. The
proposed improvements and right-of-way dedication for future improvements to Randall
Road by KDOT will result in more efficient traffic circulation in the immediate area.
The proposed 5,312-square foot convenience store is required to have 21 parking spaces
based on the requirement for one parking space per 250 square feet of floor area. With 50
parking spaces proposed, the facility exceeds the 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 subject property was annexed in 1988 and is part of Westfield Business Park
subdivision approved the same year. Upon annexation, the property was classified in the
M2-General Manufacturing District. In 1992, the property was rezoned to ORI Office
Research Industrial 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.
- 12 -
Recommendation&Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
The subject property was formerly part of the larger 9.3-acre property with the property
adjacent to the north. In 2005, the City approved a PORI Planned Office Research
Industrial District by Ordinance No. G50-05 for this property which granted the approval
for the construction of the existing three-story medical office building on the property
adjacent to the north that is known as 1710 N. Randall Road.
In 2008, the City approved Ordinance No. G16-08, which amended the PORI District for
the subject property to allow more commercial uses which are typically allowed on other
properties along arterial roadways like Randall Road as an incentive for a potential
development on the long vacant property. The property, however, remains vacant and has
never been developed.
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 property
adjacent to the north is zoned PORI Planned Office Research Industrial District and is
improved with a three-story medical office building and accessory parking lot. The
property to the west across Capital Street is zoned PORI Planned Office Research Industrial
District and is improved with nine one-story office buildings most of which are occupied
with medical office users. The property to the south across Alft Lane is improved with a
four-story office building primarily occupied with medical offices. And the property to the
east across S. Randall Road is improved with John B. Sanfilippo nuts manufacturing
building.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along N. Randall Road south of I-
90 Tollway. The property is located across the street from John B. Sanfilippo nuts
manufacturing facility. Most other properties near 1-90 Tollway have been developed
office,warehousing,or manufacturing uses. Due to the close proximity and easy access to
I-90 from N. Randall Road,the properties in the immediate area and west of Randall Road
will continue to be developed with office, warehousing, and manufacturing uses. The
properties with frontage along Randall Road are expected to develop with smaller
commercial uses,serving the residents from the surrounding area as well as those from the
larger region.
13 -
Recommendation & Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings.The subject property is suited for the intended planned development district with
respect to conformance to the provisions for the purpose and intent, and the location and
size of a zoning district. The purpose and intent of the PORI Planned Office Research
Industrial District established by Ordinance No. G50-05, as amended by Ordinance No.
G16-08, is to provide a planned industrial environment that fosters a sense of place and
destination within a coordinated campus or park setting, subject to the provisions of
Chapter 19360, Planned Developments, of the Elgin Municipal Code. A PORI zoning
district is most similar to, but departs from the standard requirements of the ORI 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 subject property is designated as Office by the City's 2018 Comprehensive Plan.
Office uses include professional services as well as medical-related office uses. General
offices, financial firms,technology companies,corporate headquarters,clinics, and doctor
and dentist offices are all included in the office land use. This land use comprises two
general types of development: 1) Large office campuses anchored by major users, and 2)
Small clusters of related users such as medical offices or financial services often located
adjacent to commercial corridors.With the exception of a couple major office tenants,such
as JP Morgan Chase, the majority of office uses are ancillary in nature, supporting the
function of nearby institutions and commercial areas.
While the proposed development is not an office development,it is consistent with several
overarching goals and objectives of the Comprehensive Plan. The proposal is consistent
with the goal to "Support and Grow Local Commerce. Maintain and further develop
successful commercial areas that provide a well-balanced local economy and diverse range
of goods and services that meet the daily needs of Elgin's local residents and the immediate
trade area."The proposal is also consistent with the goal to"Manage Growth and Promote
Quality. Promote infill development in existing areas first while methodically pursuing
appropriate development within Elgin's growth areas as the city expands, discouraging
leap-frog development and the premature conversion of farmland."
- 14-
Recommendation &Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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 on the property. While the proposed site
plan does not have the required 5% of vehicle use area interior landscape yard, the
development includes the installation of 82 new shade, ornamental, and evergreen trees,
29 of which will be street trees along Capital Street,Alft Lane,and Randall Road.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties.The proposed development includes improvements to Alft Lane and dedication
of land and easements to KDOT for future Randall Road widening, which will result in
improved traffic circulation in the immediate area. The proposed development also
includes extensive landscaping on the perimeter of the site to minimize any visual effect
on the surrounding properties. The applicant is proposing to install 20 trees, primarily
evergreen trees, along the north property line, its only adjacent property.
The proposed use will not have any detrimental influence on the surrounding uses and
properties.
- 15 -
Recommendation &Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
1. Sections 19.12.600, "Obstructions in yards". A refuse collection area is only permitted
within the rear yard. The applicant is proposing to construct the refuse collection area in
the street yard northwest of the building.
2. Sections 19.90.015, "Definitions and regulations". The maximum permitted height and
style of a fence or wall in the street yard is a 4-foot-high, open design fence, or a 3-foot-
high solid wall.The applicant is proposing to construct a six-foot-high masonry wall as the
enclosure for the refuse collection area.
3. Sections 19.40.135, "Site design". The minimum required vehicle use area interior
landscape yard is five percent, or 3,146 square feet on this property. The applicant is
proposing a total of 1,512 square feet(or 2.4 percent)of vehicle use area interior landscape
yard.
4. Sections 19.50.080, "Wall and integral roof graphics". The proposed building is
permitted a maximum of two wall graphics.The applicant is proposing three wall graphics
on the convenience store building.
Staff finds the requested departures are appropriate and necessary for a desirable development on
a long vacant site.
The property is unique because it has frontage along three streets: Capital Street on the west, Alft
Lane on the south, and Randall Road on the east. As such, the property has very limited rear yard
immediately north of the building where a refuse collection area is allowed by the zoning
ordinance. The proposed refuse collection are has been situated northwest of the building so that
it can be easily accessed by refuse collection trucks and so that its separated from other regular
parking spaces closest to the building.
Because the refuse collection area is required to be screened with a six-foot-high masonry wall,
the applicant is requesting a departure from the zoning ordinance requirement that only allows a
three-foot-high wall within the street yard. The proposed 6-foot-high masonry enclosure for the
refuse collection area will complement the building with same masonry exterior found on the
building. The applicant is proposing to install 11 new junipers along the perimeter of the wall to
soften its appearance.
The requested departure from the minimum required vehicle use area interior landscape yard is the
result of the proposed site layout.There are minimum opportunities,other than immediately north
of the building and within the parking lot islands, to provide vehicle use area interior landscape
- 16-
Recommendation & Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
yard. Still, the applicant is proposing a substantial amount of landscaping along the perimeter of
the site to minimize any negative effect of the proposed use on the surrounding properties.
And finally, the three proposed wall signs are appropriate considering the location and access to
the proposed development.The three proposed wall signs are located on the east, south,and north
sides of the building. The signs on the east and south sides are allowed by the zoning ordinance
and will capture the visibility from Randall Road and Alft Lane. The third proposed wall sign
facing north will provide visibility to any traffic coming to the site from north Capital Street. The
only monument sign the property will have will be located along Randall Road.
Overall, the proposed departures are modest and represent the minimum deviations from the
zoning ordinance necessary for a desirable development on a long vacant property. The proposed
departures will not have any negative effect on the surrounding properties.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings.The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 3.7-acre property is currently vacant and undeveloped. The
property does not have any significant vegetation or topography changes. The applicant is
proposing to construct a gas station with limited access to Alft Lane and full access to
Capital Street. The proposed development is concentrated on the eastern 2/3 of the site.
The proposal includes improvements to Alft Lane, construction of public sidewalks along
Capital Street, Alft Lane, and Randall Road, and dedication of land and easements for
necessary widening of Alft Lane and Randall Road, all of which will improve the traffic
circulation in the immediate area. There are no significant natural features including
topography, watercourses, vegetation, and existing improvements that would have a
negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The proposed development includes water and sanitary sewer connections to the existing
water and sanitary sewer utilities in Alft Lane. The existing water and sanitary sewer
facilities can adequately serve the proposed use.
- 17 -
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3, 2024
The proposed development does not include an on-site stormwater detention facility. The
Westfield Business Park subdivision,of which the property is part of,includes a centralized
stormwater detention facility that serves all lots within the subdivision. The stormwater
detention facility was designated and constructed to accommodate up to 75%of impervious
surface on the subject property. The proposed development includes approximately 45%
of impervious surface on the subject property. As such, the proposed development is not
required to provide any additional stormwater detention. The proposal will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The proposed gas station would have two access driveways.
One restricted right-in-right-out access driveway on Alft Lane and one full access driveway
on Capital Street. No access to Randall Road is proposed nor allowed. As part of the
proposed Alft Lane right-in-right-out access driveway, the applicant will:
1. Widen Alft Lane to include a designated right-turn lane into the site from Alft Lane;
2. Widen Alft Lane to include a designated right-turn lane on westbound Alft Lane at
the intersection with Capital Street. Westbound Alft Lane currently includes only a
designated left-turn lane and a shared through/right-turn lane;
3. Construct a median in the center of Alft Lane to prevent any vehicles leaving the site
on Alft Lane to make unauthorized left-turn movements to go to Randall Road; and
4. Dedicate the necessary land for Alft Lane right-of-way improvements.
The applicant will also dedicate the necessary land for Randall Road right-of-way for future
Randall Road widening.In addition,the applicant will grant a 15-foot-wide easement along
Randall Road right-of-way to KDOT for any future utilities.With the two proposed access
driveways, the property will function with safe and efficient traffic circulation. The
proposed improvements and right-of-way dedication for future improvements to Randall
Road by KDOT will result in more efficient traffic circulation in the immediate area.
The proposed 5,312-square foot convenience store is required to have 21 parking spaces
based on the requirement for one parking space per 250 square feet of floor area. With 50
parking spaces proposed,the facility exceeds the parking requirement.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
- 18 -
Recommendation & Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The subject property is well suited for the proposed gas station with a convenience store
and will serve over 40,000 daily vehicles that travel along this stretch of Randall Road.The
applicant is proposing Alft Lane improvements that will have a positive effect on the
existing traffic circulation in the immediate area. The applicant is also proposing to install
substantial amount of new trees and landscaping to minimize any negative effect of the
proposed use on the surrounding properties.No evidence has been submitted or found that
the proposed use will be located or operated in a manner that will exercise undue
detrimental impact on surrounding properties.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings.This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 34-23 and 35-23, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by QuikTrip
Corporation, as applicant, and Helen A. Tiballi Family Limited Liability Limited
Partnership, as property owner, received October 11, 2023, and supporting documents
including:
a. Undated Statement of Purpose, received March 28,2024;
b. Undated document titled"Standards",received October 11,2023;
c. ALTA/NSPS Land Title Survey, prepared by Farnsworth Group, dated January 19,
2023, last revised May 16, 2024;
d. Sidewalk Easement Plat, prepared by Farnsworth Group, dated April 2, 2024, last
revised May 17,2024, with such further revisions as required by the City Engineer;
e. Plat of Dedication of Part of Randall Road and Alft Lane Right of Way, prepared by
Farnsworth Group,dated March 15,2024,last revised May 17,2024,with such further
revisions as required by the City Engineer;
f. Three-page building elevations, canopy elevations, and building floor plans for
QuikTrip, Store #7314, dated received May 17, 2024, with such further revisions as
required by the Community Development Director;
g. Site engineering plans for QuikTrip No. 7314, prepared by Midwest Design Group,
- 19-
Recommendation &Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
dated May 24, 2024, last revised May 28, 2024, received May 29, 2024, with such
further revisions as required by the Community Development Director and City
Engineer;
h. Photometric plan, prepared by Midwest Design Group, dated May 16, 2024, received
May 29,2024,with such further revisions as required by the Community Development
Director; and
i. Five-page signage plans for QuikTrip store number: 7314,dated May 8,2024,received
May 17,2024,with such further revisions as required by the Community Development
Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of the refuse collection area in the
street yard northwest of the proposed convenience store building.
3. A departure is hereby granted to allow the construction of a six-foot-high masonry wall for
the refuse collection area enclosure located in the street yard northwest of the convenience
food store building.
4. A departure is hereby granted to allow the construction of the proposed motor vehicle
service station with a convenience store and the minimum of 1,500 square feet of vehicle
use area interior landscape yard.
5. A departure is hereby granted to allow the installation of three wall graphics on the
proposed convenience store building.
6. The proposed public sidewalks along Randall Road and Alft Lane shall include a
connection to the curb of Alft Lane and Randall Road pavements with crosswalks across
Alft Lane and Randall Road. At the time of building permit review, the applicant may
provide a written confirmation from Kane County Division of Transportation(KDOT),that
KDOT will be responsible for the installation of such future public sidewalk construction
within Randall Road right-of-way including the installation of crosswalks across Alft Lane
and Randall Road at the intersection of Alft Lane and Randall Road.
7. Within 90 days following the approval of the planned development ordinance amending
Ordinance No. G50-05, as amended by Ordinance No. G16-08, the applicant, or the
property owner, or any subsequent owner of the property, shall submit an executed Mylar
of the proposed plat of dedication for Randall Road and Alft Lane rights-of-way in the
form as approved by the City Engineer.
-20-
Recommendation& Findings of Fact
Petitions 34-23 and 35-23
June 3,2024
8. A Certificate of Occupancy for the proposed motor vehicle service station and/or the
accessory package liquor sales establishment shall be issued no later than three years from
the date of the adoption of this ordinance.
9. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
34-23 and 35-23 subject to the conditions outlined above, was five(5) yes, zero (0) no, and zero
(0)abstentions.Two members were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
-21 -
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SITE LOCATION
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Petitions 34-23 and 35-23
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Petitions 34-23 and 35-23
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