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HomeMy WebLinkAboutG49-24 Ordinance No. G49-24 AN ORDINANCE AMENDING ORDINANCE NO. G9-01, AS AMENDED BY ORDINANCE NO. G56-18, ORDINANCE NO. G8-21, AND ORDINANCE NO. G21-23 FOR A PORTION OF A PAB PLANNED AREA BUSINESS DISTRICT (351-365 South Randall Road) WHEREAS, the territory herein described has been classified in the PAB Planned Area Business District, and is subject to the requirements of Ordinance No. G9-01; and WHEREAS, by adopting Ordinance No. G56-18 on September 26, 2018, the City Council amended certain provisions of PAB Planned Area Business District established by Ordinance No. G9-01 pertaining to the property commonly referred to as 351-365 South Randall Road (the "Subject Property"); and WHEREAS, by adopting Ordinance No. G8-21 on February 10, 2021, the City Council further amended certain provisions of PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, pertaining to the Subject Property; and WHEREAS, by adopting Ordinance No. G21-23 on April 26, 2023, the City Council amended again certain provisions of PAB Planned Area Business District established by Ordinance No. G9-01,as amended by Ordinance No. G56-18 and Ordinance No. G8-21,pertaining to the Subject Property; and WHEREAS, written application has been made to further amend Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-21, and Ordinance No. G21-23, to allow the establishment of an other school and educational service, more specifically a music school, with a departure from the parking requirement at 353-355 South Randall Road; and WHEREAS, the zoning lot with the building containing the premises at 351-365 South Randall Road is legally described in Section 2. of Ordinance No. G56-18 (the"Subject Property"); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on September 9, 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 an amendment to the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-21, and Ordinance No. G21-23 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 September 9, 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 Section 6. C. of Ordinance No. G9-01,which regulates"Site Design", which was re-lettered to Section 6. F. by Ordinance No. G56-18, as amended by Ordinance No. G8-21 and Ordinance No. G21-23 is hereby further amended with respect to the Subject Property by adding the following additional conditions: In this PAB Planned Area Business District, except as otherwise provided for herein, the development of the Subject Property shall be subject to the following additional conditions: 30. Substantial conformance to the Development Application submitted by School of Rock Elgin, as applicant, and Randall Rd Real Estate, LLC, as property owner, received August 6, 2024, and supporting documents including: a. Conditional Use Statement of Purpose for School of Rock Elgin proposed location at 353-355 S Randall Rd, Elgin, IL 60123,dated August 21, 2024; b. ALTA/ACSM Land Title Survey,prepared by Landmark Engineering Group, Inc., dated January 14, 2003; c. Two-page sign plans for School of Rock Elgin, prepared by Elevate Sign Group, dated May 17, 2024, with such further revisions s required by the Community Development Director; and d. Architectural plan set for School of Rock,prepared by Scott Lasky Architect,dated April 19, 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 - 31. All street graphics must comply with the zoning ordinance requirements. 32. A Certificate of Occupancy for the proposed music school shall be issued not later than three years from the date of the adoption of this ordinance. 33. Compliance with all applicable codes and ordinances. Section 3. That Section 6. D. of Ordinance No. G9-01, which regulates "Off Street Parking", which was amended and re-lettered to Section 6. G. by Ordinance No. G8-21, as amended by Ordinance No. G21-23, is hereby further amended to include the following additional condition: 3. A departure is hereby granted to allow the establishment of an other school and educational service,more specifically a music school,within a commercial tenant space commonly known as 353-355 S. Randall Road on the Subject Property without the requirement to provide additional parking spaces, provided a minimum of 54 parking spaces are located on the Subject Property. Section 4. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-21, and Ordinance No. G21-23. In the event of any conflict between this ordinance, Ordinance No. G9-01, Ordinance No. G56-18,Ordinance No. G8-21, and Ordinance No. G21-23, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. c/(4,1 David . Kaptain, M or Presented: October 23, 2024 Passed: October 23, 2024 rum , Omnibus Vote: Yeas: 9 Nays: 0 R`"„ Recorded: October 23, 2024 "' r X • Published: October 23, 2024 I • •'�., _.yam.. • Att t: • - I/1,- b�.}' Kimberly Dewis, • Clerk - 3 - EXHIBIT A September 9,2024 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 22-24 and 23-24 an application by School of Rock Elgin, as applicant, and Randall Rd Real Estate LLC as property owner, requesting approval of an amendment to the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8- 21, and Ordinance No. G21-23, with departures from the Elgin Municipal Code requirements for the minimum number of off-street parking spaces, and any other departures as may be necessary or desirable, and a conditional use to establish an "other school and educational service," more specifically a music school,at the property commonly known as 353-355 S. Randall Road. GENERAL INFORMATION Petition Number: 22-24 and 23-24 Property Location: 353-355 S. Randall Road Requested Action: Map Amendment to Planned Development and Conditional Use Current Zoning: PAB Planned Area Business District,established by Ordinance No. G9-01, as mended by Ordinances NOs. G56-18,G8-21, and G21- 23, and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial space Proposed Use: Other school and educational service,more specifically a music school Applicant: School of Rock Elgin Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 Owner Randall Rd Real Estate,LLC 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. Draft Ordinances BACKGROUND School of Rock Elgin, as applicant, and Randall Rd Real Estate LLC as property owner, are requesting approval of an amendment to the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-21, and Ordinance No. G21-23, with departures from the Elgin Municipal Code requirements for the minimum number of off-street parking spaces, and any other departures as may be necessary or desirable, and a conditional use to establish an "other school and educational service," more specifically a music school, at the property commonly known as 353-355 S. Randall Road. The subject tenant space (353-355 S. Randall Road) is approximately 3,266-square feet in floor area, and is part of a 14,894-square foot multi-tenant commercial building commonly known as 351-365 S.Randall Road.The 1.6-acre property is zoned PAB Planned Area Business District that was established in 2001 and later amended in 2018, 2021 and 2023. The property is located east of Randall Road and south of South Street with access in the rear from the private drive known as DePaul Drive. The property includes 54 off-street parking spaces and drive-through lane on the east and north sides of the building with a pick-up window on the north side of the building for Dunkin'/Baskin Robins restaurant. Except for the subject tenant space, the remainder of the building is fully occupied. The existing tenants include Dunkin'/Baskin Robins restaurant with a drive-through service window, World Finance (a loan service company), Kumon (a tutoring center),Top Shelf Sports Cards,and Team Rehabilitation(an outpatient physical therapy facility). The property is part of the College Park Square Subdivision that was annexed in 1994. Ordinance No. G9-01 established the current PAB Planned Area Business District planned development and regulations for the property, which largely match the requirements of the AB Area Business District.The City approved Ordinance No.G56-18 in 2018 to allow Kumon and other conditional -2 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9, 2024 uses on the property.The City approved Ordinance No.G8-21 in 2021 to allow the Dunkin'/Baskin Robins restaurant with a drive-through service window,and Ordinances No. G21-23 and G22-23 in 2023 that allowed the establishment of an adult use cannabis dispensary within the subject tenant space.The cannabis dispensary however was never established. /t/ .,./. '_-_ . 1 Eb- t -r0. e� 1 . r c 1 i�I 1 if* , i. _ r 1. ! ubject tenant ` g ,. space 353-355 S. j Randall Rd Figure 1.Site area map with zoning overlay Proposal The applicant's are proposing to establish a School of Rock Elgin franchise within the existing vacant tenant space at 353-355 S. Randall Road. The facility would offer one-on-one music instruction for children ages 4-18 years old,and adults. The facility would have nine separate music instruction rooms and two larger rehearsal rooms.The music programs typically include one weekly 45 min. one-on-one session and one rehearsal session with a group of students. The one-on-one instruction sessions are typically on weekdays, while the rehearsal sessions are scheduled for Saturdays. The larger of the rehearsal rooms could accommodate up to 16 students for a 90 min. coordinated lesson. The school would be open Monday,Tuesday,Wednesday, and Thursday from 3 PM to 9 PM,and on Saturdays from 10 AM to 4 PM. It would be closed on Fridays and Sundays. The applicants expect to have 100-200 students when fully operational with 6-12 mostly part-time employees. -3 - Recommendation&Findings of Fact Petitions 22-24 and 23-24 September 9,2024 0 1 II I�' � m ow., GI> uo�r O i LI 0 \ I - •,oaf .40...,q, td— II II a --. iI 0 M\w: 1I�� i •u�\\®I 1 1 .• M yarn`—I I I _o__; -waro\ Os , y I �\\ w 1 L. _ _ i i _ _ Figure 2.Proposed floor plan The applicants are proposing substantial interior renovation to the space that must be approved by the School of Rock Franchise Development Team for consistency. Each individual room will be sound attenuated along all walls and ceiling tiles, and the demising wall between adjacent tenant spaces includes additional acoustical construction for maximum sound attenuation. The tenant space will be designed to not exceed 55dB to adjacent tenant spaces or to the exterior of the building. This is well within and meets the City's noise restrictions that otherwise allow 55dB noise levels at the commercial property line. No exterior changes to the building or the site are proposed. -4- Recommendation& Findings of Fact Petitions 22-24 and 23-24 September 9,2024 dig ' .- 4 .= _ 1..1\ ..11 , • ,,,., .k iL. II 4 ,... i i i 4 rii IV !I.G A will 57,-'• ii \ iiis .' _ wan: - ,iliat. ,Sc 1OfR--J C 0 n, , , , . .,, . . . . i ...,., , .�' � �� I "- I ► A ` � , �Q�� t' I � 0 1-41P go ®u • �` Figure 3. Interior images of a School of Rock Parking The proposal also requires a renewed departure from the zoning ordinance parking requirements. The proposed music school is required to provide one parking space per four students in the largest room, plus one parking space per employee. With up to 16 students in the largest rehearsal room and up to 10 employees, the school is required to have a total of 14 parking spaces. With the existing mix of uses in the building and the proposed music school, the entire shopping center is required to have 109 parking spaces. With 54 parking spaces on site, the property does not meet the parking requirement. When the City approved the establishment of the Dunkin' restaurant in 2021,a departure from the parking requirements was approved for the property which allows the establishment of any permitted use on the property without the need for additional parking. The departure from the parking requirement was permitted due to the drive-through service at Dunkin' restaurant. While Dunkin' is required to have 48 parking spaces based on its floor area, the vast majority of the restaurant sales are through the drive-through service window. As such,the actual parking demand of the restaurant is far less than its regulatory requirement of 48 parking spaces. However, the departure from the parking requirement that was granted to the property does not include the conditional uses,such as the proposed music school,because conditional use proposals have to go through the zoning approval process when their specific parking needs and most up to date parking conditions within the shopping center can be reviewed and evaluated. -5 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9, 2024 The applicants have observed the actual parking demand within the multi-tenant shopping center and have submitted actual parking counts on two days of the week. The applicant observed the parking demand on a Saturday and Monday afternoon/early evening, which coincide with the music school's anticipated peak times. The highest parking demand on a Saturday occurred at 11:30 AM when 16 cars were parked on the premises. The highest parking demand on a Monday occurred at 4:30 PM when 34 cars were parked within the 54-stall parking lot(63 percent).As such,during the peak parking demand there are still approximately 20 parking spaces available, which exceeds the parking requirement (14 parking spaces)for the music school. The music school's actual busiest time occurs on Saturday mornings when approximately up to 38 parking spaces are available within the on-site parking lot. As such, the existing on-site parking lot with 54 parking spaces can adequately serve all existing uses and the proposed music school. No other tenant spaces are currently vacant. The requested departure from the parking requirement is listed in Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Requested Departure 351-365 S. Randall Road Zoning Ordinance Provision Requirement Proposal 109 based on existing # of parking spaces tenants and the proposed 54(existing on site) music school The School of Rock franchise currently includes over 380 locations in 16 countries, including 22 in the Chicagoland area. The applicant is requesting approval of the amendment to the existing PAB Planned Area Business District Ordinance for the departure from the parking requirements and approval of a conditional use to establish the proposed music school. The proposed School of Rock is classified as an other school and educational facility, which is listed as a conditional use in this PAB Planned Area Business District and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History. The subject property was subdivided and annexed to the city in 1994. Upon annexation, the property was zoned PAB Planned Area Business District by Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G16-00 amended -6- Recommendation& Findings of Fact Petitions 22-24 and 23-24 September 9, 2024 the regulations for the PAB Planned Area Business District. The existing 14,894-square foot building was constructed in 2000. In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. In 2018, the City approved Ordinance No. G56-18, which amended Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City approved ordinance G57-18, which granted conditional use approval to allow the establishment of Kumon Math and Reading Center at 361 S. Randall Road. In 2021, the City approved Ordinance No. G8-21, which allowed the establishment of Dunkin'/Baskin Robins restaurant with a drive-through service at 351 S. Randall Road. And in 2023, the City approved Ordinances No. G21-23 and G22-23, which further amended the PAB District and granted the conditional use approval for the establishment of an adult use cannabis dispensary. The dispensary,however,was never established. B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No.G9-01.The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor-vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses, Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District. The purpose and intent of this PAB zoning district established by Ordinance G9-01,as amended by Ordinance Nos.G56-18,G8-21,and G21-23 is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most -7- Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 similar to AB Area Business District, the purpose and intent of which is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population. AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into the City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities.Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 22-24 and 23-24 on September 9, 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 March 6, 2023. 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. 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 1.6-acre property is improved with a 14,894- square foot building and 54 accessory parking spaces. The applicant is proposing substantial interior renovation, but exterior changes to the building or the site are not proposed. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed -8 - Recommendation& Findings of Fact Petitions 22-24 and 23-24 September 9,2024 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The existing facilities can adequately serve the existing uses and the proposed use on the property. C. Traffic and Parking Standard. The suitability of the subject property for the 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 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 access to the property is from a private street, DePaul Drive, adjacent to the east. DePaul Drive connects to South Street which has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing any exterior changes to the building or the site. The property functions with safe and efficient traffic circulation. The proposed music school is required to provide one parking space per four students in the largest room,plus one parking space per employee.With up to 16 students in the largest rehearsal room and up to 10 employees,the school is required to have a total of 14 parking spaces. With the existing mix of uses in the building and the proposed music school, the entire shopping center is required to have 109 parking spaces. With 54 parking spaces on site, the property does not meet the parking requirement. -9- Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 The applicants have observed the actual parking demand within the multi-tenant shopping center and have submitted actual parking counts on two days of the week. The applicant observed the parking demand on a Saturday and Monday afternoon/early evening, which coincide with the music school's anticipated peak times. The highest parking demand on a Saturday occurred at 11:30 AM when 16 cars were parked on the premises. The highest parking demand on a Monday occurred at 4:30 PM when 34 cars were parked within the 54-stall parking lot(63 percent). As such, during the peak parking demand there are still approximately 20 parking spaces available, which exceeds the parking requirement(14 parking spaces) for the music school. The music school's actual busiest time occurs on Saturday mornings when approximately up to 38 parking spaces are available within the on-site parking lot. As such, the existing on-site parking lot with 54 parking spaces can adequately serve all existing uses and the proposed music school. No other tenant spaces are currently vacant. 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 subdivided and annexed to the city in 1994. Upon annexation,the property was zoned PAB Planned Area Business District by Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G 16-00 amended the regulations for the PAB Planned Area Business District.The existing 14,894-square foot building was constructed in 2000. In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. In 2018, the City approved Ordinance No. G56-18, which amended Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City approved ordinance G57-18, which granted conditional use approval to allow the establishment of Kumon Math and Reading Center at 361 S. Randall Road. In 2021, the City approved Ordinance No. G8-21,which allowed the establishment of Dunkin'/Baskin Robins restaurant with a drive-through service at 351 S. Randall Road. And in 2023, the City approved Ordinances No. G21-23 and G22-23, which further amended the PAB District and granted the conditional use approval for the establishment of an adult use cannabis dispensary. The dispensary,however,was never established. 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 - 10- Recommendation& Findings of Fact Petitions 22-24 and 23-24 September 9,2024 land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning.The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No.G9-01.The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor- vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. 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 Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into the City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. 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 this PAB zoning district established by Ordinance G9-01 is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976,as - 11 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population.AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC1 Center City 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 Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands,and vegetation.There are no significant natural features including topography, watercourses, wetlands or vegetation. The property is developed with a 14,894-square-foot multi-tenant building and accessory parking lots. The applicant is not proposing any exterior changes to the site. - 12 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 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 music school is compatible with other retail uses in the shopping center. The hours of operation of the proposed school are similar to other uses typically located along Randall Road corridor. The applicant is proposing substantial interior renovation of the building to accommodate the proposed use. The main component of the proposed improvements is to include sound attenuating construction and methods on all four walls of all music instruction rooms, and between the adjacent tenants spaces. The demising walls between the proposed music school and the adjacent tenant spaces will be designed to limit the noise level to maximum 55dB,which is well within the maximum permitted noise levels on a commercial property. Such noise level of 55dB is allowed a the property line of a commercial property. The applicant also observed the parking demand within the on-site parking lot. The peak parking demand currently occurs on Monday afternoons when up to 34 of 54 parking spaces are occupied. The 20 remaining parking spaces exceed the minimum 14 parking spaces that the proposed music school is required to have. As such the proposed music school will not have any negative effect on the surrounding land uses and properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.45.070, "Required Number of Parking Spaces". Based on the existing mix of uses and the proposed music school,the property is required to have 109 parking spaces. The property is improved with 54 parking spaces. Staff finds the requested departure is appropriate and necessary for the establishment of a desirable use. When Dunkin' restaurant was approved in 2021, the planned development was also amended to include a departure from the parking requirements which allows the establishment of any permitted use on the property without the need for additional parking. The proposed music school is a conditional use,which requires a renewed the departure from the parking requirements. - 13 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 The hours of operation for the proposed music school are similar to that of other business. The applicants have observed the actual parking demand within the multi-tenant shopping center and have submitted actual parking counts on two days of the week.The applicant observed the parking demand on a Saturday and Monday afternoon/early evening, which coincide with the music school's anticipated peak times. The highest parking demand on a Saturday occurred at 11:30 AM when 16 cars were parked on the premises. The highest parking demand on a Monday occurred at 4:30 PM when 34 cars were parked within the 54-stall parking lot(63 percent).As such,during the peak parking demand there are still approximately 20 parking spaces available, which exceeds the parking requirement (14 parking spaces)for the music school. The music school's actual busiest time occurs on Saturday mornings when approximately up to 38 parking spaces are available within the on-site parking lot. As such, the existing on-site parking lot with 54 parking spaces can adequately serve all existing uses and the proposed music school. No other tenant spaces are currently vacant. As such the proposed music school will not have any negative effect on the surrounding businesses. 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 1.6-acre property is improved with a 14,894-square foot building and 54 accessory parking spaces. The applicant is proposing substantial interior renovation, but exterior changes to the building or the site are not proposed. 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The existing facilities can adequately serve the existing uses and the proposed use on the property. C. Traffic and Parking Standard. The suitability of the subject property for the intended - 14- Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 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 access to the property is from a private street, DePaul Drive, adjacent to the east. DePaul Drive connects to South Street which has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing any exterior changes to the building or the site.The property functions with safe and efficient traffic circulation. The proposed music school is required to provide one parking space per four students in the largest room,plus one parking space per employee.With up to 16 students in the largest rehearsal room and up to 10 employees,the school is required to have a total of 14 parking spaces. With the existing mix of uses in the building and the proposed music school, the entire shopping center is required to have 109 parking spaces. With 54 parking spaces on site,the property does not meet the parking requirement. The applicants have observed the actual parking demand within the multi-tenant shopping center and have submitted actual parking counts on two days of the week. The applicant observed the parking demand on a Saturday and Monday afternoon/early evening, which coincide with the music school's anticipated peak times. The highest parking demand on a Saturday occurred at 11:30 AM when 16 cars were parked on the premises. The highest parking demand on a Monday occurred at 4:30 PM when 34 cars were parked within the 54-stall parking lot(63 percent). As such,during the peak parking demand there are still approximately 20 parking spaces available, which exceeds the parking requirement(14 parking spaces) for the music school. The music school's actual busiest time occurs on Saturday mornings when approximately up to 38 parking spaces are available within the on-site parking lot. As such, the existing on-site parking lot with 54 parking spaces can adequately serve all existing uses and the proposed music school. No other tenant spaces are currently vacant. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed music school is compatible with other retail uses in the shopping center.The - 15 - Recommendation & Findings of Fact Petitions 22-24 and 23-24 September 9,2024 hours of operation of the proposed school are similar to other uses typically located along Randall Road corridor. The applicant is proposing substantial interior renovation of the building to accommodate the proposed use. The main component of the proposed improvements is to include sound attenuating construction and methods on all four walls of all music instruction rooms, and between the adjacent tenants spaces. The demising walls between the proposed music school and the adjacent tenant spaces will be designed to limit the noise level to maximum 55dB,which is well within the maximum permitted noise levels on a commercial property. Such noise level of 55dB is allowed at the property line of a commercial property. The applicant also observed the parking demand within the on-site parking lot. The peak parking demand currently occurs on Monday afternoons when up to 34 of 54 parking spaces are occupied. The 20 remaining parking spaces exceed the minimum 14 parking spaces that the proposed music school is required to have. As such the proposed music school will not have any negative effect on the surrounding land uses and 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 22-24 and 23-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by School of Rock Elgin,as applicant,and Randall Rd Real Estate,LLC, as property owner, received August 6, 2024,and supporting documents including: a. Conditional Use Statement of Purpose for School of Rock Elgin proposed location at 353-355 S Randall Rd, Elgin, IL 60123,dated August 21, 2024; b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc., dated January 14,2003; c. Two-page sign plans for School of Rock Elgin,prepared by Elevate Sign Group,dated - 16- Recommendation& Findings of Fact Petitions 22-24 and 23-24 September 9,2024 May 17, 2024,with such further revisions s required by the Community Development Director; and d. Architectural plan set for School of Rock, prepared by Scott Lasky Architect, dated April 19,2024,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 establishment of an other school and educational service, more specifically a music school, within a commercial tenant space commonly known as 353-355 S. Randall Road on the Subject Property without the requirement to provide additional parking spaces, provided a minimum of 54 parking spaces are located on the Subject Property. 3. All street graphics must comply with the zoning ordinance requirements. 4. A Certificate of Occupancy for the proposed music school shall be issued not later than three years from the date of the adoption of this ordinance. 5. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 22-24 and 23-24 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 - 17- FAINIIP-H . -[ , 11„,7_ . . . J _ , ,. . 0, Subjectj Property p Y s. � x Petition 22-24 a e ,.. .. ( ' J -_ C , - ', _ , South St a _ I 20, l . I, jillt : - t' ,:. rilIFI'' Y,. I I 4 .. as ' tit t a h i. lip 0 PO fa ,, LI .•• Oil ,.4 EXHIBIT Aerial/Location Map lC+ l- 0 40 80 160 240 320 Map prepared by City of Elgin Feet Department of Community Development ti , ,i_ . . ME . I' • Subject Property Petition 22-24 Air iiimumi 11 tb ONIk pi- _ .. ._ . • SFR2 PMFR RC1 PAB ZONING - .1! RC1-Residence Conservation 1 ORC2-Residence Conservation 2 ORC3-Residence Conservation 3 QPRC-Planned Residence Conservation • Q SFR1-Single Family Residence 1 QSFR2-Single Family Residence 2 QPSFR1-Planned Single Family Residence 1 OPSFR2-Planned Single Family Residence 2 QTFR-Two Family Residence O PTFR-Planned Two Family Residence • OMFR-Multiple Family Residence i PMFR-Planned Multiple Family Residence QRB-Residence Business l OPRB-Planned Residence Business ®NB-Neighborhood Business OPNB-Planned Neighborhood Business -AB-Area Business • -PAB-Planned Area Business -CC1-Center City 1 -CC2-Center City 2 • -PCC-Planned Center City • -PCC2-Planned Center City 2 -ORI-Office Research Industrial -PORI-Planned Office Research Industrial -GI-General Industrial -PGI-Planned General Industrial -CI-Commercial Industrial -CF-Community Facility -PCF-Planned Community Facility EXHIBIT B Zoning Map AN W Q E S Map prepared by City of Elgin 0 50 100 200 300 400 Feet Department of Community Development Subject Property South St 353-355 S. Randall Rd. Petition 22-24 o s a 0621152002 0621152040 EXHIBIT C Parcel Map A City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 I.P. '' lir 3:1p i3s0 23so F I i ' {• -- 4iJ �66 ii�t3M23s2 •:360:' PLANNED 23So 2350 -r I DEVELOPMENT �� 23704 + ESTABLISHED BY e W i f 44 1 ORD No G9-01 • all _awn s, l. ;OBJECT 1 « ���•r• 1 •s•mi• I M { fIIr7 dra 'ROPERTY k y • - oo�foor f17 ,.11t1' .' 4, , ft•ttl7.7ir lao 8 1 - r r 30310 6 2tly r 710 l_ - S 306 t IAilli 1 ' r- 310310 06 i4 c _ 314 L:, • , ;♦ V i --r r r i y '�iw- ,351 365357, •: I I' i VI irm,..0 ,. IIIP ' 365• 0 1 __ T_--_---_—- `moo • , /. 'I r' �:, OM 400 f`�G ' r am 1 ' L1 : ' 400 r goo r ao I I » ' IS %a...a,s.a..s.s.s.s.s.s.s.s Area & Zoning Map EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 ,4"1 �"'.II 14 ect Property '�. Iquo , cg 7 * 4T"'"'"'' /441r— cr r; j , W' Y I Y ;�. ,iiiii, t .. I '• i i it- . r .* Al? .I! i , , • , .:1-4t ,. ' II N. 1, , . .. it : k II . « i ilt,`,„7' r e .a • a r- . _ w; •' • IL - 1 • t, ea .r 4 t '" I `_:>ubjeci ienal it > 0space 353-355 S. ti. I. ' :,IRandall Rd • ,, P Area & Zoning Map EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 P I Mr" + SUBJECT 4 aRc I. ' ,fit 1 ♦ a E r `�� ' �`+ il:t ' 411: 1:'11: i41:41)111 C * ...re' I .._ I A • atir.,,, ram.• f, 4fi Anialalibilballia‘ AVE Bird's Eye View Looking North a -�,, , i.�. ,:fir } 1. ¢ {-,.r UBJECT . , �', .0 d' Y j,. • PROPERTY . 4121, A Ir . ..�"�t+llie� ' — ' .« .. 4 " r .,...- ._• >. a- ' M` J • f�' Jl� , _ - - . . 4 f scc t tc c ,r � _ • t r r. ' C✓ iffacip HIV .' c '. '1 6 0.8 Pictomet Bird's Eye View Looking East EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 w_ ...... . ' Location of the 4 proposed School of Rock 9 li:1 1 f i l:r. 1 2oaht2.kN�i 1 11f5 1, „; , I, ,-, .1._.1,b.....g' J fi . — . ,- - a Wm! 111.11.111 _ li i - - ! Subject tenant space at 353-355 S. Randall Rd , iiii*".•.-.., _....-- Front elevation of the existing multi-tenant building EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 jF • • 111 � ...., pp -" ice�i.Ik2 Back of the building looking north ✓ ''✓ RR orfltk4ri • Back of the building looking south 5 EXHIBIT D SITE LOCATION 353-355 S. Randall Road Petitions 22-24 and 23-24 t •[. .t - r • .� - -- A- .illibilft..\ - ,+ R•, .' Bois.» v tAk��. ; .. . 1 , 4 .,13 lie First Federal Savings Bank north of the subject property .,0► 1111.1: - '` r i r": 1 4 4 lea r %r Tuffy Auto Service south of the subject property