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HomeMy WebLinkAboutG49-11 Ordinance No. G49-11 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G42-07 (Spartan Green Subdivision - 601 South Randall Road) WHEREAS, the property described below was zoned PAB Planned Area Business District pursuant to Ordinance No. G25-06; and WHEREAS, the PAB Planned Area Business District established by Ordinance No. G25-06 was amended in its entirety by Ordinance No. G42-07, the effect of which was to adopt an amended PAB Planned Area Business District for the property described below; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G42-07 by adding to the list of permitted uses a physical fitness and health club facility within the tenant space on the subject property identified as 623 South Randall Road; and WHEREAS, after due notice in the manner provided by law, the Planning and Development Commission conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Planning and Development Commission. 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 October 17, 2011, made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G42-07 entitled “An Ordinance Amending PAB Planned Area Business District Ordinance No. G25-06,” passed July 25, 2007, be and is hereby amended only as set forth in this ordinance as follows: A. That Section 3 E. 1. c. “Land Use, Permitted Uses, Services Division,” is amended by adding to the listing of permitted uses therein the following: “Physical Fitness and Health Club Facility with accessory child care, tanning, and sauna services (7991) only within the tenant space identified as 623 South Randall Road”. B. That Section 3 G. “Supplemental Site Design Regulations and Architectural Design,” is amended to include new subsection 5, items a-e as follows: 5. Additional Conditions pertaining to Office Depot and Retail B, C and D Tenant Facilities Building (Lot 3): a. Substantial conformance to the Statement of Purpose and Conformance and attachments, prepared by Elgin Reality Partners, LLC, dated received September 23, 2011 and September 28, 2011. Notwithstanding anything to the contrary in such Statement of Purpose and Conformance, the intent of this ordinance is to approve the additional permitted use of a physical fitness and health club facility with accessory child care, tanning and sauna services (7991) only within the tenant space identified as 623 South Randall Road and such additional permitted use shall not be limited to the particular operator Blast Fitness. In the event of any conflict between such Statement of Purpose and Conformance and this ordinance or other applicable city ordinances, this ordinance or other applicable city ordinances shall supersede and control. b. The size and location of wall-mounted signs and the face changes to freestanding monument signs shall be submitted for approval to the Community Development Department. c. The parking lot stalls on site shall be restriped according to EMC Ordinance requirements, excluding the Lowes site. d. A Health Fitness Facility (SIC #7991) will be restricted to the tenant space at 623 South Randall Road, located within the Spartan Green Shopping Center. e. Compliance with all other applicable codes and ordinances. Section 3. That except as specifically amended herein Ordinance G42-07 shall remain in full force and effect. Section 4. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. s/ David J. Kaptain David J. Kaptain, Mayor Presented: December 7, 2011 Passed: December 7, 2011 Omnibus Vote: Yeas: 6 Nays: 0 Recorded: December 7, 2011 Published: December 9, 2011 Attest: s/ Kimberly Dewis Kimberly Dewis, City Clerk October 17, 2011 FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 24-11 Requesting an Amendment to PAB Planned Area Business District Ordinance.Number G42-07,to Allow a Health Fitness Facility with Accessory Child Care,Tanning,and Sauna Services as a Permitted Land Use;Property Located at 623 South Randall Road;by Elgin Realty Partners,LLC, as Applicant and Owner. GENERAL INFORMATION Requested Action: Amendment to PAB Planned Area Business District Ordinance No. G42-07 Current Zoning: PAB Planned Area Business District Proposed Zoning: PAB Planned Area Business District Existing Use: Vacant Commercial Tenant Space Proposed Use: A Health and Fitness Facility Property Location: 623 South Randall Road Applicant: Elgin Realty Partners. LLC Staff Coordinator: Lydia Treganza. Associate Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Environmental Map (see attached) F. Site Photos (see attached) Exhibit A Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 G. Application, Statement of Purpose (see attached) H. Draft Zoning Ordinance (see attached) I. Related Correspondence (see attached) BACKGROUND An application has been filed by Elgin Realty Partners, LLC, seeking an amendment to PAB Planned Area Business District Ordinance Number G42-07,to allow a health fitness facility with accessory child care,tanning, and sauna services as a permitted land use. The property is located at 623 South Randall Road(reference Exhibits A, B, C, D, E, and F). The applicant is requesting to amend the PAB Planned Area Business District ordinance for Spartan Green subdivision to allow Blast Fitness health club occupy the vacant 20,924 square foot tenant space formerly occupied by Office Depot. The tenant space adjoins the former Lowes Store at the south end of the commercial development.An amendment to the ordinance is required since the proposed land use is currently not a permitted use or conditional use within the Planned Area Business District(reference Exhibits G, H and I). FINDINGS After due notice, as required by law,the Planning and Development Commission held a public hearing in consideration of Petition 24-11 on October 17,2011. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Depai tuient submitted a Map Amendment Review, dated October 12, 2011. The Planning and Development Commission has made the following findings regarding this application against the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size,shape,significant natural features(including topography, watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to the site characteristics standard. The subject property is an irregularly shaped parcel containing approximately 27 acres of land and comprised of a commercial subdivision known as Spartan Green. The subdivision is improved with commercial buildings, a restaurant, bank and related off-street parking. The Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 proposed 20,924 square foot health fitness establishment will occupy a vacant tenant space within one of the existing commercial buildings. There are no significant natural features on the property. B. Sewer and Water Standard. The suitability of the subject property for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The subject property is served with municipal water and sanitary sewer systems. Stormwater control facilities have been designed to serve the larger subdivision in accordance with the City of Elgin and Kane County Stormwater Management Ordinances. C. Traffic and Parking Standard. The suitability of the subject property 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. i Findings. The subject property is suitable for the intended planned development with respect to the traffic and parking standard. The subject property has frontage along Randall Road and Spartan Drive. Spartan Drive supplies primary access to the subject property. Randall Road is a regional arterial street serving the west side of Elgin, Kane County and the surrounding region. Spartan Drive is a collector street between Randall Road and South McLean Boulevard. Parking will be provided in conformance with the Off-Street Parking Ordinance. D. Zoning History Standard. The suitability of the subject property for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject 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. 3 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 The subject property was zoned as follows for the years listed: 1927: Out of City 1950: Out of City 1960: Out of City 1962: Northern Portion/Subject Property: R2 Single Family Residence 1990: Southern Portion/Subject Property: R4 General Residence 1992: Northern°Portion/Subject Property: CF Community Facility Southern Portion/Subject Property: PRC Planned Residence Conservation Present: PAB Planned Area Business District ARC Arterial Road Corridor Overlay District The northern portion of the subject property was annexed into the City in 1967 and was developed into a municipal golf course. The golf course property was zoned CF Community Facility District in 1992. The southern portion of the subject property was annexed into the City in 1990 and became part of the Woodbridge North subdivision in the 1990's. The land was zoned for the townhome phase of the subdivision,but that portion of the subdivision was never developed. The property was zoned PRC Planned Residence Conservation District in 1992. • The subject property was approved for PAB Planned Area Business District Zoning and Final Plat approval for a commercial planned development to be known as Spartan Green Subdivision in 2006. An amendment to the PAB Ordinance was approved in 2007. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning.. The property located to the north of the subject property is zoned CF Community Facility District. The land within this area is a large wetland complex. The property located south of the subject property is zoned PRC Planned Residence Conservation District and is developed with townhomes and related stormwater management facilities from the Townhomes of Woodbridge. The area located to the west of the subject property is zoned RC1 Residence Conservation District and is developed with single family residences from the Woodbridge North subdivision. 4 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 The property located east of the subject property is zoned CF Community Facility District and is developed with Elgin Community College. F. Trend of Development Standard. The suitability of the subject property for the planned development district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suitable for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located in the Randall Road corridor, which is developing with commercial uses. G. Planned Development District Standard. The suitability of the subject property for the intended planned development 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 of the zoning ordinance. A PAB zoning district is most similar to,but departs from the standard requirements of the AB zoning district. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the city of Elgin "Comprehensive Plan." The ARC overlay district is a zoning overlay district, and accordingly, the property located within the district shall be subject to the regulations of the underlying zoning district in which it is located. In general,the purpose and intent of the provision for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public that would not be possible under the strict application of the other chapters of this title. 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. Planned business districts should be located in substantial conformance to the official comprehensive plan. The amount necessary to constitute a separate planned business district exclusive of right of way,but including adjoining land or land directly opposite a right of way Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 shall not be less than two acres. No departure from the required minimum size of planned development district shall be granted from the city council. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PAB Planned Area Business District. The proposed amendment to the PAB Planned Area Business District is to provide a full • service, affordable health fitness club in Elgin. The club will offer members access to its equipment,classes, and personal training on a no-contract monthly membership level from$10 to $20 per month. The club will also offer unlimited babysitting services with both memberships starting at $10 per month. The fitness facility will provide general fitness areas with fitness equipment and cardio and selectorized strength machines, a women-only exercise area, full size locker rooms with showers, a child-care area, tanning booths and a sauna. Personal training and group fitness classes will be provided. Group exercise will include yoga,spinning classes,bootcamp and step aerobics. The health fitness facility is proposing to be open seven days a week, from 6 a.m. to 12 a.m. The facility will not conduct any tournaments or special events. H. Comprehensive Plan Standard. The suitability of the subject property for the intended 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 the Comprehensive Plan Standard. The subject property is designated as "Highway Commercial," by the City's Comprehensive Plan and Design Guidelines, dated 2005.V Areas designated Highway Commercial typically serve surrounding neighborhood areas and larger trade areas connected by the arterial street system. The proposed land use is in keeping with the objectives and policies of the "Highway Commercial" comprehensive plan designation. 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 Natural Preservation Standard. 6 1 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 There are no significant natural features within the boundaries of the subject property. J. Internal Land Use Standard. 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 internal land use standard. The use and development of the commercial subdivision is regulated by the terms and conditions of a PAB Planned Area Business District ordinance, which is intended to prevent undue detrimental influence on the proposed internal land uses and on surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS No departures from the normal standards,regulations,requirements,and procedures of the Elgin Zoning Ordinance and Subdivision regulations are being requested at this time. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. Positive Attributes: The proposed amendment to the PAB Planned Area Business District is to provide a full service, affordable health fitness club in Elgin. The club will offer members access to its equipment, classes, and personal training on a no-contract monthly membership level from $10 to$20 per month. The club will also offer unlimited babysitting services starting at $10 per month. The fitness facility will provide general fitness areas with fitness equipment and cardio and selectorized strength machines, a women-only exercise area, full size locker rooms with showers, a child-care area, tanning booths and a sauna. Personal training and group fitness classes will be provided. Group exercise will include yoga,spinning classes,bootcamp and step aerobics. The health fitness facility is proposing to be open seven days a week, from 6 a.m. to 12 a.m. The facility will not conduct any tournaments or special events. 7 1 Findings of Fact Planning and Development Commission Petition 24-i1 . October 17, 2011 B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval,denial,or approval with conditions. RECOMMENDATION The Planning and Development Commission recommends approval of Petition 24-11. On a motion to recommend approval, subject to the following conditions, the vote was four (4) yes and zero (0)no. 1. Substantial conformance to the Statement of Purpose and Conformance and attachments, prepared by Elgin Reality Partners, LLC, dated received September 23, 2011 and September 28, 2011. In the event of any conflict between such Statement of Purpose and Conformance and this ordinance or other applicable city ordinances,this ordinance or other applicable city ordinances shall supersede and control. ( 2. The size and location of wall-mounted signs and the face changes to freestanding monument signs shall be submitted for approval to the Community Development Department. 3. The parking lot stalls on site shall be restriped according to EMC Ordinance requirements, excluding the Lowes site. 4. A Health Fitness Facility(SIC#7991)will be restricted to the tenant space at 623 South Randall Road, located within the Spartan Green Shopping Center. 5. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 24-11 was adopted. 8 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 Respectfully submitted: s/ Robert Siljestrom Robert Siljestrom, Chairman Planning and Development Commission s/ Dave Waden Dave Waden, Secretary Planning and Development Commission 9 1 October 17, 2011 FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 24-11 Requesting an Amendment to PAB Planned Area Business District Ordinance.Number G42-07,to Allow a Health Fitness Facility with Accessory Child Care,Tanning,and Sauna Services as a Permitted Land Use;Property Located at 623 South Randall Road;by Elgin Realty Partners, LLC, as Applicant and Owner. GENERAL INFORMATION Requested Action: Amendment to PAB Planned Area Business District Ordinance No. G42-07 Current Zoning: PAB Planned Area Business District Proposed Zoning: PAB Planned Area Business District Existing Use: Vacant Commercial Tenant Space Proposed Use: A Health and Fitness Facility Property Location: 623 South Randall Road Applicant: Elgin Realty Partners, LLC Staff Coordinator: Lydia Treganza. Associate Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Environmental Map (see attached) • F. Site Photos (see attached) Exhibit A Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 G. Application, Statement of Purpose (see attached) H. Draft Zoning Ordinance (see attached) I. Related Correspondence (see attached) BACKGROUND An application has been filed by Elgin Realty Partners, LLC, seeking an amendment to PAB Planned Area Business District Ordinance Number G42-07,to allow a health fitness facility with accessory child care,tanning, and sauna services as a permitted land use. The property is located at 623 South Randall Road(reference Exhibits A, B, C, D, E, and F). The applicant is requesting to amend the PAB Planned Area Business District ordinance for Spartan Green subdivision to allow Blast Fitness health club occupy the vacant 20,924 square foot tenant space formerly occupied by Office Depot. The tenant space adjoins the former Lowes Store at the south end of the commercial development.An amendment to the ordinance is required since the proposed land use is currently not a permitted use or conditional use within the Planned Area Business District(reference Exhibits G, H and I). FINDINGS After due notice, as required by law,the Planning and Development Commission held a public hearing in consideration of Petition 24-11 on October 17,2011. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Department submitted a Map Amendment Review, dated October 12, 2011. The Planning and Development Commission has made the following fmdings regarding this application against the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject propertyfor the intended planned development with respect to its size, shape,significant natural features(including topography, watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to the site characteristics standard. The subject property is an irregularly shaped parcel containing approximately 27 acres of land and comprised of a commercial subdivision known as Spartan Green. The subdivision is improved with commercial buildings, a restaurant, bank and related off-street parking. The Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 proposed 20,924 square foot health fitness establishment will occupy a vacant tenant space within one of the existing commercial buildings. There are no significant natural features on the property. B. Sewer and Water Standard. The suitability of the subject property for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The subject property is served with municipal water and sanitary sewer systems. Stormwater control facilities have been designed to serve the larger subdivision in accordance with the City of Elgin and Kane County Stormwater Management Ordinances. C. Traffic and Parking Standard. The suitability of the subject property 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. Findings. The subject property is suitable for the intended planned development with respect to the traffic and parking standard. The subject property has frontage along Randall Road and Spartan Drive. Spartan Drive supplies primary access to the subject property. Randall Road is a regional arterial street serving the west side of Elgin, Kane County and the surrounding region. Spartan Drive is a collector street between Randall Road and South McLean Boulevard. Parking will be provided in conformance with the Off-Street Parking Ordinance. D. Zoning History Standard. The suitability of the subject property for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject 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. 3 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 _ The subject property was zoned as follows for the years listed: 1927: Out of City 1950: Out of City 1960: Out of City • 1962: Northern Portion/Subject Property: R2 Single Family Residence 1990: Southern Portion/Subject Property: R4 General Residence 1992: Northern'Portion/Subject Property: CF Community Facility Southern Portion/Subject Property: PRC Planned Residence Conservation Present: PAB Planned Area Business District ARC Arterial Road Corridor Overlay District The northern portion of the subject property was annexed into the City in 1967 and was developed into a municipal golf course. The golf course property was zoned CF Community Facility District in 1992. The southern portion of the subject property was annexed into the City in 1990 and became part of the Woodbridge North subdivision in the 1990's. The land was zoned for the townhome phase of the subdivision,but that portion of the subdivision was never developed. The property was zoned PRC Planned Residence Conservation District in 1992. The subject property was approved for PAB Planned Area Business District Zoning and Final Plat approval for a commercial planned development to be known as Spartan Green Subdivision in 2006. An amendment to the PAB Ordinance was approved in 2007. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. The property located to the north of the subject property is zoned CF Community Facility District. The land within this area is a large wetland complex. The property located south of the subject property is zoned PRC Planned Residence Conservation District and is developed with townhomes and related stormwater management facilities from the Townhomes of Woodbridge. The area located to the west of the subject property is zoned RC1 Residence Conservation District and is developed with single family residences from the Woodbridge North subdivision. 4 Findings of Fact Planning and Development Commission Petition 24-11 October 17,2011 The property located east of the subject property is zoned CF Community Facility District and is developed with Elgin Community College. F. Trend of Development Standard. The suitability of the subject property for the planned development district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suitable for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located in the Randall Road corridor, which is developing with commercial uses. G. Planned Development District Standard. The suitability of the subject property for the intended planned development 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 of the zoning ordinance. A PAB zoning district is most similar to,but departs from the standard requirements of the AB zoning district. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the city of Elgin "Comprehensive Plan."The ARC overlay district is a zoning overlay district, and accordingly, the property located within the district shall be subject to the regulations of the underlying zoning district in which it is located. In general,the purpose and intent of the provision for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public that would not be possible under the strict application of the other chapters of this title. 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. Planned business districts should be located in substantial conformance to the official comprehensive plan. The amount necessary to constitute a separate planned business district exclusive of right of way,but including adjoining land or land directly opposite a right of way • Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 shall not be less than two acres. No departure from the required minimum size of planned development district shall be granted from the city council. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PAB Planned Area Business District. The proposed amendment to the PAB Planned Area Business District is to provide a full service, affordable health fitness club in Elgin. The club will offer members access to its equipment, classes, and personal training on a no-contract monthly membership level from$10 to $20 per month. The club will also offer unlimited babysitting services with both memberships starting at $10 per month. The fitness facility will provide general fitness areas with fitness equipment and cardio and selectorized strength machines, a women-only exercise area, full size locker rooms with showers, a child-care area, tanning booths and a sauna. Personal training and group fitness classes will be provided. Group exercise will include yoga,spinning classes,bootcamp and step aerobics. The health fitness facility is proposing to be open seven days a week, from 6 a.m. to 12 a.m. The facility will not conduct any tournaments or special events. H. Comprehensive Plan Standard. The suitability of the subject property for the intended 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 the Comprehensive Plan Standard. The subject property is designated as "Highway Commercial," by the City's Comprehensive Plan and Design Guidelines, dated 2005. Areas designated Highway Commercial typically serve surrounding neighborhood areas and larger trade areas connected by the arterial street system. The proposed land use is in keeping with the objectives and policies of the "Highway Commercial" comprehensive plan designation. 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 Natural Preservation Standard. 6 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 There are no significant natural features within the boundaries of the subject property. J. Internal Land Use Standard. 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 internal land use standard. The use and development of the commercial subdivision is regulated by the terms and conditions of a PAB Planned Area Business District ordinance, which is intended to prevent undue detrimental influence on the proposed internal land uses and on surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS No departures from the normal standards,regulations,requirements,and procedures of the Elgin Zoning Ordinance and Subdivision regulations are being requested at this time. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. Positive Attributes: The proposed amendment to the PAB Planned Area Business District is to provide a full service, affordable health fitness club in Elgin. The club will offer members access to its equipment, classes, and personal training on a no-contract monthly membership level from$10 to$20 per month. The club will also offer unlimited babysitting services starting at $10 per month. The fitness facility will provide general fitness areas with fitness equipment and cardio and selectorized strength machines, a women-only exercise area, full size locker rooms with showers, a child-care area, tanning booths and a sauna. Personal training and group fitness classes will be provided. Group exercise will include yoga,spinning classes,bootcamp and step aerobics. The health fitness facility is proposing to be open seven days a week, from 6 a.m. to 12 a.m. The facility will not conduct any tournaments or special events. 7 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 B. Unresolved Issues There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval,denial,or approval with conditions. RECOMMENDATION The Planning and Development Commission recommends approval of Petition 24-11. On a motion to recommend approval, subject to the following conditions, the vote was four (4) yes and zero (0) no. 1. Substantial conformance to the Statement of Purpose and Conformance and attachments, prepared by Elgin Reality Partners, LLC, dated received September 23, 2011 and September 28, 2011. In the event of any conflict between such Statement of Purpose and Conformance and this ordinance or other applicable city ordinances,this ordinance or other applicable city ordinances shall supersede and control. 2. The size and location of wall-mounted signs and the face changes to freestanding monument signs shall be submitted for approval to the Community Development Department. 3. The parking lot stalls on site shall be restriped according to EMC Ordinance requirements, excluding the Lowes site. 4. A Health Fitness Facility(SIC#7991)will be restricted to the tenant space at 623 South Randall Road, located within the Spartan Green Shopping Center. 5. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 24-11 was adopted. 8 Findings of Fact Planning and Development Commission Petition 24-11 October 17, 2011 Respectfully submitted: s/ Robert Siljestrom Robert Siljestrom, Chairman Planning and Development Commission s/ Dave Waden Dave Waden, Secretary Planning and Development Commission 9