HomeMy WebLinkAboutG50-24 Ordinance No. G50-24
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN OTHER SCHOOL AND EDUCATIONAL
SERVICE IN THE PAB PLANNED AREA BUSINESS DISTRICT AND ARC ARTERIAL
ROAD CORRIDOR OVERLAY DISTRICT
(353-355 South Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
establish an other school and educational service, more specifically a music school, at 353-355
South Randall Road; and
WHEREAS, the zoning lot with the building containing the premises at 353-355 South
Randall Road is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the PAB Planned Area Business District
established by Ordinance No. G9-01, as amended by Ordinance No. G56-18, Ordinance No. G8-
21, Ordinance No. G21-23, and Ordinance No. G49-24, and an other school and educational
service is listed as a conditional use within the PAB Planned Area Business District; 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 a conditional use
in the PAB Planned Area Business District pertains to the government and affairs of the city.
NOW. THEREFORE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated 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 a conditional use to establish an other school and educational service,
more specifically a music school, is hereby granted for the property commonly known as 353-355
South Randall Road, which is part of the property commonly identified by Kane County Property
Index Numbers 06-21-152-002 and 06-21-152-040,and legally described as follows:
PARCEL ONE:
LOT 2 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF PART THE
NORTHWEST QUARTER OF SECTION 21,TOWNSHIP 41 NORTH,RANGE 8 EAST
OF THIRD PRINCIPAL MERIDIAN, THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS.
PARCEL TWO:
THAT PART OF LOT 3 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF
PART OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 3;
THENCE SOUTH 00 DEGREES 00 MINUTES 30 SECONDS WEST ALONG THE
EAST LINE OF SAID LOT 3, A DISTANCE OF 86.67 FEET; THENCE NORTH 82
DEGREES 13 MINUTES 49 SECONDS WEST A DISTANCE OF 314.37 FEET TO A
POINT ON THE WESTERLY LINE OF SAID LOT 3 THAT IS 38.19 FEET
SOUTHERLY, AS MEASURE ALONG SAID WESTERLY LINE, FROM THE
NORTHWEST CORNER OF SAID LOT 3; THENCE NORTH 07 DEGREES 46
MINUTES 11 SECONDS EAST, ALONG SAID WEST LINE, A DISTANCE OF 38.19
FEET TO SAID NORTHWEST CORNER OF LOT 3; THENCE NORTH 88 DEGREES
46 MINUTES 41 SECONDS EAST, ALONG THE NORTHERLY LINE OF SAID LOT
3,A DISTANCE OF 306.41 FEET TO THE POINT OF BEGINNING,IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 351-365 South 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 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,
2
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. All street graphics must comply with the zoning ordinance requirements.
3. 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.
4. 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.
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Presented: October 23, 2024
Passed: October 23, 2024
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: October 23, 2024 F, . rY'� ` r
Published: October 23, 2024 N V
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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_,andG21-
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.
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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
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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
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Figure 3. Interior images of a School of Rock
Parkin:
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. G 16-00 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 ofsafe and efficient on-site and off site vehicular
circulation designed to minimize traffic congestion.
I. 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. G16-00 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, DePau1
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 -
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QPRC-Planned Residence Conservation
QSFR1-Single Family Residence 1
QSFR2-Single Family Residence 2 _ - -
OPSFR1-Planned Single Family Residence 1
QPSFR2-Planned Single Family Residence 2 - -
OTFR-Two Family Residence
OPTFR-Planned Two Family Residence •
QMFR-Multiple Family Residence -
QPMFR-Planned Multiple Family Residence
ORB-Residence Business
OPRB-Planned Residence Business
Q'.B-Neighborhood Business .•
QPNB-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
I.ORI-Office Research Industrial
-PORI-Planned Office Research Industrial
-GI-General Industrial • - -
-PGI-Planned General Industrial
MCI-Commercial Industrial
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EXHIBIT B Zoning Map N
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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
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0621152040
EXHIBIT C Parcel Map
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
- — f NSF Location of the
4 proposed
School of Rock
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
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EXHIBIT D
SITE LOCATION
353-355 S. Randall Road
Petitions 22-24 and 23-24
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