HomeMy WebLinkAboutG5-22 Ordinance No. G5-22
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A MOTOR VEHICLE REPAIR SHOP IN THE
PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G40-06, AS AMENDED
BY ORDINANCE NO. G11-15,NO. G72-18,NO. G26-19, AND NO. G4-22
(803 South Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
establish a motor vehicle repair shop at 803 South Randall Road; and
WHEREAS,the zoning lot with the building containing the premises at 803 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. G40-06, as amended by Ordinance No. G11-15, No. G72-18, No.
G26-19, and No. G4-22, and a motor vehicle repair shop 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 December 6, 2021 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 December 6, 2021, 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 for a motor vehicle repair shop, is hereby granted for
the property commonly known as 803 S. Randall Road, which is part of the property commonly
identified by Kane County Property Index Number 06-28-127-071, and which is legally described
as follows:
THAT PART OF LOT 1 IN THE FINAL PLAT OF RESUBDIVISION OF LOT 1 IN THE
RESUBDIVISION OF LOT 1 OF THE FINAL PLAT OF THE 1ST RESUBDIVSION OF LOT 1
OF WOODBRIDGE NORTH COMMERCIAL SUBDIVISION OF PART OF THE
SOUTHWEST QUARTER OF SECTION 21 AND THE NORTHWEST QUARTER OF
SECTION 28, BOTH IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED JULY 25,
2019 AS DOCUMENT 2019K032627, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE EASTERLY MOST NORTHEAST CORNER OF SAID LOT 1;
THENCE South 01 DEGREES 03 MINUTES 14 SECONDS East ALONG THE EAST LINE OF
SAID LOT 1, A DISTANCE OF 37.24 feet; THENCE South 88 DEGREES 56 MINUTES 02
SECONDS West, A DISTANCE OF 455.69; THENCE North 01 DEGREES 03 MINUTES 58
SECONDS West, A DISTANCE OF 107.57 TO A TANGENT CURVE; THENCE
NORTHEASTELY ALONG SAID TANGENT CURVE CONCAVE TO THE SOUTHEAST
HAVING A RADIUS OF 50.00 FEET SUBTENDING A CHORD BEARING NORTH 22
DEGREES 45 MINUTES 13 SECONDS EAST, AN ARC DISTANCE OF 41.57 FEET AND A
CHORD DISTANCE OF 40.39 FEET TO A TANGENT LINE; THENCE North 46 DEGREES
34 MINUTES 23 SECONDS East ALONG SAID TANGENT LINE, A DISTANCE OF 265.10
TO A TANGENT CURVE; THENCE EASTELRY ALONG SAID TANGENT CURVE
CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 20.00 FEET SUBTENDING A
CHORD BEARING SOUTH 86 DEGREES 34 MINUTES 36 SECONDS EAST, AN ARC
DISTANCE OF 32.71 FEET AND A CHORD DISTANCE OF 29.18 FEET TO THE
SOUTHWESTERLY RIGHT OF WAY OF COLLEGE GREEN DRIVE AS DEDICATED PER
DOCUMENT 91K24760 ALSO BEING THE EASTERLY LINE OF SAID LOT 1; THENCE
ALONG THE EASTERLY LINE OF SAID LOT I FOR THE FOLLOWING 3 COURSES: 1)
THENCE SOUTHERLY ALONG A CURVE CONCAVE TO THE SOUTHWEST HAVING A
RADIUS OF 665.00 FEET SUBTENDING A CHORD BEARING SOUTH 37 DEGREES 18
MINUTES 55 SECONDS EAST, AN ARC DISTANCE OF 55.97 FEET AND A CHORD
DISTANCE OF 55.96 FEET; 2) THENCE South 34 DEGREES 51 MINUTES 41 SECONDS
East,A DISTANCE OF 182.93 feet;3)THENCE SOUTHERLY ALONG A CURVE CONCAVE
TO THE NORTHEAST HAVING A RADIUS OF 385.00 FEET SUBTENDING A CHORD
BEARING SOUTH 43 DEGREES 41 MINUTES 12 SECONDS EAST, AN ARC DISTANCE
117.96 FEET AND A CHORD DISTANCE OF 117.50 FEET TO THE POINT OF BEGINNING
IN THE CITY OF ELGIN, IN KANE COUNTY, ILLINOIS.
Commonly known as 803 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 Christopher
Enright Architects, as applicant, and Meijer Stores Limited Partnership, as property
2
owner, received September 13, 2021, and supporting documents including:
a. Undated Belle Tire — Elgin Project Description, Background, and Operations,
received November 30, 2021;
b. Parking lot lighting specifications from "Hubbell Outdoor Lighting Ratio LED
Series Area/Site Lighter",received November 30,2021,with such further revisions
as required by the Community Development Director;
c. ALTA/NSPS Land Title Survey, prepared by Cage Civil Engineering, dated last
revised August 2, 2021;
d. Final Plat of Subdivision of Meijer-Belle Tire Subdivision,prepared by Cage Civil
Engineering, dated last revised November 23, 2021, with such further revisions as
required by the City Engineer; and
e. Civil, Landscaping, Site Lighting, and Architectural plans titled: "Belle Tire —
Elgin, IL 803 S. Randall Road Elgin IL. 60123, prepared by Christopher Enright
Architects, dated last revised December 23, 2021, with such further revisions as
required by the Community Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of the proposed motor vehicle
repair shop building with a total of 806 parking spaces on the overall Meijer shopping
center property.
3. A departure is hereby granted to allow the construction of the refuse collection area in
the street yard east of the proposed motor vehicle repair shop building.
4. A departure is hereby granted to allow the installation of three primary wall graphics
on the north, west, and south elevations of the proposed motor vehicle repair shop
building in substantial conformance with the Sheet A001 Sign Plan, prepared by
Christopher Enright Architects, dated last revised December 23, 2021, with such
further revisions as required by the Community Development Director. The maximum
sign surface area of wall graphics installed on the building shall not exceed the
maximum permitted sign surface area of six hundred sixty-six (666) square feet. The
sign surface area of a wall graphic installed on the north, west, or the south facades of
the building shall not exceed the sign surface area of such signs as depicted on the Sheet
A001 Sign Plan, prepared by Christopher Enright Architects, dated last revised
December 23, 2021, with such further revisions as required by the Community
Development Director. Wall graphics shall not be box-type signs. Wall graphics must
be channel letter-type signs. No wall graphic is permitted on the east fagade of the
proposed building.
5. A departure is hereby granted to allow the construction of a monument graphic with
the maximum sign surface area of sixty(60) square feet on the proposed motor vehicle
3
repair shop property. Such monument graphic shall be installed along the west property
line in substantial conformance with the Sheet A001 Sign Plan, prepared by
Christopher Enright Architects, dated last revised December 23, 2021, with such
further revisions as required by the Community Development Director.
6. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
avid J. Kijoiain,44ayor
Presented: January 26, 2022
Passed: January 26, 2022
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: January 26, 2022
Published: January 26, 2022
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imberly Dewis, City Urk
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EXHIBIT A
December 6, 2021
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 43-21, 444-21, and 51-
211, an application by Christopher Enright Architects, as applicant, and Meijer Stores Limited
Partnership, as property owner, are requesting approval of a preliminary and final plat of
subdivision, conditional use, and map amendment to PAB Planned Area Business District
Ordinance No. G40-06, as amended by Ordinance No. G 11-15, Ordinance No. G72-18, and
Ordinance No. G26-19 with departures from the Elgin Municipal Code requirements for the
minimum number of parking spaces, the location of the refuse collection area, the maximum
number of permitted wall graphics, and any other departures as may be necessary or desirable to
create a new outlot north of the Meijer store for the construction of a new motor vehicle repair
shop building at the property commonly referred to as 815 S. Randall Road. The proposed outlot
would be known as 803 S. Randall Road.
GENERAL INFORMATION
Petition Number: 43-21,44-21, and 51-21
Property Location: 803 S. Randall Road
Requested Action: Map Amendment to Planned Development Ordinance No. G40-06,
as amended by Ordinances No. G 11-15, G72-18, and G26-19,
Conditional Use, and Preliminary and Final Plat of
Subdivision
Current Zoning: PAB Planned Area Business District Ordinance No. G40-06, as
amended by Ordinances No. G11-15, G72-18, and G26-19
Proposed Zoning: No change(PAB Planned Area Business District)
Existing Use: Partially proved with a parking lot accessory to the general
merchandise store-retail
Recommendation & Findings of Fact
Petitions 43-21, 44-21 and 51-21
December 6, 2021
Proposed Use: Motor vehicle repair shop
Applicant: Christopher Enright Architects
Owner Meijer Stores Limited Partnership
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances and Resolution
BACKGROUND
Christopher Enright Architects, as applicant, and Meijer Stores Limited Partnership, as property
owner, are requesting approval of a preliminary and final plat of subdivision,conditional use, and
map amendment to PAB Planned Area Business District Ordinance No. G40-06, as amended by
Ordinance No. G11-15, Ordinance No. G72-18, and Ordinance No. G26-19 with departures from
the Elgin Municipal Code requirements for the minimum number of parking spaces, the location
of the refuse collection area, the maximum number of permitted wall graphics, and any other
departures as may be necessary or desirable to create a new outlot north of the Meijer store for the
construction of a new motor vehicle repair shop building at the property commonly referred to as
815 S. Randall Road. The proposed outlot would be known as 803 S. Randall Road.
The subject property is part of the Meijer property, which is the former Lot 1 of the Woodbridge
North Commercial Subdivision located at the southeast corner of S. Randall Road and College
Green Drive. It largely consists of unimproved green space and a surface parking lot accessory to
the Meijer store.The commercial subdivision and the existing Meijer store were approved in 1999.
In 2015, the City approved Ordinance No. G11-15 for the first outlot in front of the Meijer store
for the construction of a Starbucks restaurant at 821 S. Randall Road. In 2018, the City approved
Ordinance No. G72-18 for the second outlot,immediately north of Starbucks, for the construction
of a multi-tenant commercial building at 819 S. Randall Road. In 2019, the City approved
Ordinance No. G26-19 for the third outlot for the construction of the Popeyes restaurant at 807 S.
-2-
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
Randall Road. The Popeyes restaurant was completed in 2020.
The commercial subdivision is surrounded by the Sierra Ridge townhome community zoned PRC
Planned Residence Conservation District on the east, and the southern portion of the Woodbridge
North Commercial Subdivision on the south with Menards store and other commercial outlots
along S. Randall Road. The properties to the west across S. Randall Road are zoned SFR2 Single
Family Residence District and are improved with single-family homes.The properties to the north
across College Green Drive are improved with townhomes, zoned PRC Planned Residence
Conservation District, and are part of the Townhomes of Woodbridge subdivision.
Proposed out lot for
Belle Tire
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Figure 1.Site aerial map with zoning overlay
Proposal
The applicant is proposing to subdivide the Meijer property to crate a new 2.15-acre outlot
immediately north of the Meijer store and construct a new 9,800-square foot motor vehicle repair
shop building for Belle Tire. Belle Tire installs passenger vehicle tires, various automotive parts
and offers minor automotive repairs such as brakes, alignments, batteries, shocks and struts, and
oil changes.No major engine,transmission repair or body work is conducted at the facility.
The proposed building would be constructed in-line with the existing Meijer building with the
accessory parking lot south and east of the building. The site would not have direct access to
Randall Road or College Green Drive. Instead, the access to the property would be directly from
the Meijer parking lot, which connects to Collee Green Drive on the north, Bowes Road on the
south, and S. Randall Road via two limited access driveways. The proposed development would
remove 100 parking spaces. The new development would replace 89 parking spaces, 57 of those
on the Belle Tire outlot, for a net loss of only 11 parking spaces.
- 3 -
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6,2021
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Figure 3.Proposed landscape plan
The front of the building faces west,with ten service bay doors facing south.No service bay doors
face north or the east. The exterior of the building is clad exclusively in brick masonry, with wall
graphics on the north, west, and south elevations. A refuse collection area is located east of the
building and would be enclosed with a six-foot high masonry wall matching the exterior of the
building. A small dry-basin stormwater detention facility would be located north side of the
building for compliance with the stormwater ordinance requirements. The proposed development
would eliminate seven existing shade trees, however, the applicant would install 40 new shade,
evergreen, and ornamental trees which exceeds the tree replacement requirements and vehicle use
area landscaping requirements. The new parking lot light fixtures would match those recently
installed on the Popeyes outlot. The proposed hours of operation would be 8 am to 8 pm Monday
and Thursday, 8 am to 6 pm Tuesday,Wednesday, and Friday,and 8 am to 5 pm on Saturday. The
facility would be closed on Sundays.
The proposal includes several departures from the zoning ordinance requirements, which are
summarized in the Table 1 below. The departures are further described in the Planned
Development Departures and Exceptions portion of the staff report further below.
-4-
Recommendation &Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
Table 1. Detail of Required Departures—803 S. Randall Rd—Belle Tire
Zoning Regulation PAB District Proposal
Requirement
35 for Belle Tire, 57 on Belle Tire
932 for entire lot,
Parking Meijer shopping 806 on entire
center Meijer shopping
center
Location of the refuse collection area In rear yard In street yard east
of the building
#of Wall Graphics 2 3
Size of Monument Graphic 10 ft. high 10 ft. high
40 sq. ft. 60 sq. ft.
Parking
In 2019,with the approval of Ordinance No.G26-19 for the construction of the Popeyes restaurant,
the City granted approval of a departure from the parking requirements for the Meijer shopping
center property. At that time, the City approved a total of 817 parking spaces on site while 897
spaces were required by the zoning ordinance because the projected peak parking demand was
only 55 percent (457 out of 817 parking spaces would be occupied during the peak time on
Sundays).
While the proposed Belle Tire motor vehicle repair shop is required to have 35 parking spaces,
and 57 parking spaces would be located on the Belle Tire outlot,the construction of the store would
result in the net loss of 11 parking spaces on the Meijer site. With the current mix of uses on the
Meijer site, which includes the Meijer store, Starbucks and Popeyes restaurants, the multi-tenant
retail building,the Meijer gas station, and the proposed Belle Tire store,the entire site is required
to have a total of 932 parking spaces.With the loss of 11 parking spaces,the applicant is proposing
a total of 806 parking spaces on the entire Meijer shopping center site.
The applicant has submitted a parking study to support the requested departure from the parking
requirement. The parking study concludes that, during the peak parking occupancy,which occurs
on Sundays,the parking lot on the Meijer property would still only be approximately 61.2 percent
occupied(493 of 806 parking spaces).This means that even during the busiest time,it is estimated
that at least 313 parking spaces would still be available. As such, more than adequate parking
would remain on site to meet the parking needs of all uses.
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Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
Table 12. Meijer Site Parking Analysis
Existing Proposed Required
Existing conditions
(Meijer store, Meijer Gas
Station, Starbucks,multi- 817 N A 898
tenant retail store, and
Popeyes)
With Belle Tire N/A 806 932
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the city in 1989 and zoned B-3
Service Business District with a special use approval for a commercial planned
development. In 1992,the property was reclassified to PAB Planned Area Business District
as part of the comprehensive amendment to the zoning ordinance.
In 1999,the city approved the Woodbridge North Commercial Subdivision with the Meijer
store on Lot 1 and Menards store on Lot 2.Later in 1999,the city approved a resubdivision
of Lot 2 to include five outlots in front of Menards. In 2015, the city approved a
resubdivision of the Meijer Lot 1, and an amendment to the PAB Planned Area Business
District by Ordinance No. G11-15 for the first outlot in front of the Meijer store for the
construction of Starbucks. In 2018,the city approved a second outlot in front of the Meijer
store for the construction of a multi-tenant commercial building immediately north of
Starbucks,by Ordinance No.G72-18.And in 2019,the city approved a third outlot in front
of the Meijer store for the construction of Popeyes restaurant by Ordinance No. G26-18.
The Popeyes restaurant was completed in 2020.
B. Surrounding Land Use and Zoning. The properties to the east are zoned PRC Planned
Residence Conservation District and are improved with townhomes that are part of the
Sierra Ridge townhome community. The properties to the south are zoned PAB Planned
Area Business District and ARC Arterial Road Corridor Overlay District and are part of
the southern portion of the Woodbridge North Commercial Subdivision improved with the
Menards store and several commercial retail outlot buildings. The properties to the west
across S.Randall Road are zoned SFR2 Single Family Residence District and are improved
with single-family homes. The properties to the north across College Green Drive are
zoned PRC Planned Residence Conservation District and are improved with townhomes
that are part of the Townhomes of Woodbridge subdivision.
-6-
Recommendation &Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan and Design Guidelines.Located along the City's heavily
traveled corridors and intersections, 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 No. G40-06 is to provide commodities and services to the community and
region.A PAB zoning district is most similar to,but departs from the standard requirements
of the AB zoning district.
E. Trend of Development. The subject property is located along the Randall Road
commercial corridor.Over the last 20 years,Randall Road has developed into one of City's
primary commercial retail corridors with a 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 service-
oriented establishments, such as banks, salons, medical and dental offices, and motor-
vehicle service stations and repair shops.
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petitions 43-21,44-21 and 51-21 on December 6,2021.Testimony was
presented at the public hearing in support of the application. The Community Development
Department submitted a Development Application Review and Written Findings and
Recommendation to the Planning and Zoning Commission dated December 6, 2021.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in 19.55.030, planned developments outlined in § 19.60.040, and conditional use
§ P P
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
III -7-
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
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 26-acre Meijer site includes the 190,000-
square foot Meijer general goods store, Meijer gas station, Starbucks outlot, multi-tenant
retail building outlot, and a Popeyes restaurant outlot. The applicant is proposing a fourth
outlot immediately north of the Meijer building. The proposed Belle Tire building would
be constructed in-line with the Meijer building.The proposed site layout would seamlessly
connect to the existing Meijer parking lot which provides connections to College Green
Drive, on the north, Bowes Road on the south, and Randall Road via two restricted access
driveways. There are no existing watercourses or property improvements that would have
a negative impact on the proposed development of the property.
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 applicant would connect to the existing sanitary and water service facilities
located within the Meijer parking lot north of the Meijer building. The existing facilities
can adequately serve the existing uses and the proposed use on the property. The
development would slightly increase the amount of impervious surface. Therefore, the
applicant is proposing a small dry-basin stormwater detention facility immediately north
of the building. The proposed development would meet all requirements of the stormwater
ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
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
- 8 -
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The proposed development would not have a
direct access to Randall Road. Instead, and similar to the other outlots in front of Meijer,
access to the property would be directly from the Meijer parking lot, which connects to
College Green Drive on the north, Bowes Road on the south, and S. Randall Road via two
limited access driveways. The proposed development will not have any negative effect on
the current on-site or off-site vehicular improvements, which maintain congestion-free
traffic circulation.
The proposed motor vehicle repair shop is required to provide one parking space per
employee, plus two parking spaces per service stall. With 15 employees and 10 service
stalls, the proposed Belle Tire is required to have 35 parking spaces. While the proposed
outlot will have 57 parking spaces, which meets the parking requirement of the motor
vehicle repair shop, the proposed development will result in the loss of 11 parking spaces
on the Meijer site.However,sufficient parking exists within the Meijer parking lot to meet
the parking needs of all uses.
With the current mix of uses on the Meijer site,which includes the Meijer store, Starbucks
and Popeyes restaurants, the multi-tenant retail building, the Meijer gas station, and the
proposed Belle Tire store, the entire site is required to have a total of 932 parking spaces.
With the loss of 11 parking spaces,the applicant is proposing a total of 806 parking spaces
on the entire Meijer shopping center site.
The applicant has submitted a parking study to support the requested departure from the
parking requirement.The parking study concludes that during the peak parking occupancy,
which occurs on Sundays, the Meijer parking lot would still only be approximately 61.2
percent occupied (493 of 806 parking spaces). This means that even during the busiest
time, it is estimated that at least 313 parking spaces would still be available.As such,more
than adequate parking would remain on site to meet the parking needs of all uses.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the city in 1989 and zoned B-3 Service
Business District with a special use approval for a commercial planned development. In
1992, the property was reclassified to PAB Planned Area Business District as part of the
comprehensive amendment to the zoning ordinance.
- 9-
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
In 1999,the city approved the Woodbridge North Commercial Subdivision with the Meijer
store on Lot 1 and Menards store on Lot 2.Later in 1999,the city approved a resubdivision
of Lot 2 to include five outlots in front of Menards. In 2015, the city approved a
resubdivision of the Meijer Lot 1, and an amendment to the PAB Planned Area Business
District by Ordinance No. G 11-15 for the first outlot in front of the Meijer store for the
construction of Starbucks. In 2018,the city approved a second outlot in front of the Meijer
store for the construction of a multi-tenant commercial building immediately north of
Starbucks,by Ordinance No.G72-18.And in 2019,the city approved a third outlot in front
of the Meijer store for the construction of Popeyes restaurant by Ordinance No. G26-18.
The Popeyes restaurant was completed in 2020.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning.The properties to the
east are zoned PRC Planned Residence Conservation District and are improved with
townhomes that are part of the Sierra Ridge townhome community. The properties to the
south are zoned PAB Planned Area Business District and ARC Arterial Road Corridor
Overlay District and are part of the southern portion of the Woodbridge North Commercial
Subdivision improved with the Menards store and several commercial retail outlot
buildings. The properties to the west across S.Randall Road are zoned SFR2 Single Family
Residence District and are improved with single-family homes. The properties to the north
across College Green Drive are zoned PRC Planned Residence Conservation District and
are improved with townhomes that are part of the Townhomes of Woodbridge subdivision.
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 the Randall Road
commercial corridor.Over the last 20 years,Randall Road has developed into one of City's
primary commercial retail corridors with a 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 service-
oriented establishments, such as banks, salons, medical and dental offices, and motor-
- 10-
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6,2021
vehicle 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 suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district.The purpose and intent of this PAB zoning district established
by Ordinance No. G40-06 is to provide commodities and services to the community and
region.A PAB zoning district is most similar to,but departs from the standard requirements
of the AB zoning district. The proposed motor vehicle repair shop is consistent with the
surrounding uses and the general trend of commercial development along Randall Road.
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 and Design Guidelines. Located along the City's heavily traveled
corridors and intersections,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
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
- 11 -
Recommendation &Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
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, and vegetation located on the property. The majority
of the proposed 2.15-acre outlot is vacant green space. A portion of it is improved with the
parking lot accessory to the Meijer store. The proposed site plan increases the impervious
area on the property. The applicant is therefore proposing to construct a small dry-basin
stormwater detention facility north of the building to meet the stormwater ordinance
requirements. Seven existing trees would be removed;however the applicant would install
40 new shade, evergreen, and ornamental trees on site which exceeds the replacement
requirements and vehicle use area landscape requirements of the zoning ordinance. There
are no existing watercourses or property improvements that would have a negative impact
on the proposed development of the property.
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 motor vehicle repair shop is compatible with other uses already
allowed in this PAB District.The facility would not have any negative effect on the existing
uses part of the Meijer shopping center or any surrounding uses.
The proposed site layout will seamlessly connect to the existing Meijer parking lot. The
parking study submitted demonstrates that during the projected peak parking occupancy,
which occurs on Sundays, the Meijer parking lot would still only be approximately 61.2
percent occupied (493 of 806 parking spaces). This means that even during the busiest
time,it is estimated that at least 313 parking spaces would still be available. As such,more
than adequate parking would remain on site to meet the parking needs of all uses.
Therefore, the site can accommodate the proposed outlot development without any
negative effect on the parking supply for the other existing uses on the property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the PAB Planned
Area Business District Ordinance No. G40-06, as amended by Ordinances Nos. G11-15, G72-18,
and G26-19, and the zoning ordinance:
- 12 -
Recommendation &Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
1. Section 19.45.080, "Table of Required Parking". With the current mix of uses on the
Meijer site,which includes the Meijer store, Starbucks and Popeyes restaurants,the multi-
tenant retail building, the Meijer gas station, and the proposed Belle Tire store, the entire
site is required to have a total of 932 parking spaces. With the loss of 11 parking spaces,
the applicant is proposing a total of 806 parking spaces on the entire Meijer shopping center
site.
2. Section 19.12.600, "Obstructions in Yards". A refuse collection area is permitted in the
rear yard only. The applicant is proposing to construct the refuse collection area in the
street yard east of the proposed building.
3. Section 19.50.080, "Wall and Integral Roof Graphics". The proposed building is
permitted two primary wall graphics. The applicant is proposing three primary wall
graphics.
4. Section 19.50.070,"Monument Graphics". The proposed outlot is permitted a 40 square
foot monument sign. The applicant is proposing a monument sign with 60 square feet in
sign surface area.
Staff finds the proposed departures are appropriate to achieve a desirable infill development within
an underutilized parking lot.
Even though with the proposed development,the overall Meijer shopping center does not meet its
regulatory parking requirement, adequate parking exists on site to meet the parking demand of all
uses.The applicant has submitted a parking study,which demonstrates that even during the busiest
time on a Sunday,the Meijer parking lot is expected to be only 61.2 percent occupied(493 of 806
parking spaces)occupied. This means that during the busiest time, it is estimated that at least 313
parking spaces would still be available.As such,more than adequate parking would remain on site
to meet the parking needs of all uses.
The applicant has agreed to appropriately situate the proposed building in-line with the Meijer
building,away from the residential properties to the east, with its parking lot south and east of the
building. Because of the outlot's frontage along College Green Drive, the technical street yard is
the portion of the property between the building and College Green Drive. Because the building is
situated away from College Green Drive, the area east of the building functions as a rear yard.
Therefore,the applicant is proposing to install a refuse collection area in rear(east)of the building.
The refuse collection area would be enclosed with a six-foot high masonry wall that would match
the masonry of the building with landscaping on the exterior of the wall.
The applicant is proposing to install three wall graphics on the building because of the building's
location on the site. The front of the building faces Randall Rd on the west, so one wall graphic
would be installed on the west fagade. However, the access to the property is from the Meijer
- 13 -
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
parking lot internal drive-isle. The customers would be coming from the north and south to access
the property. The third wall graphic would allow for the needed visibility on both the north and
south facades of the building. The applicant has agreed not to place a wall sign on the east fagade.
The same departure for three wall graphics was also granted to the Starbucks and Popeyes
buildings.
The maximum permitted size of a monument graphic on the proposed outlot is 40 square feet.This
is based on the speed limit of College Green Drive where the outlot has frontage. However, the
applicant has agreed not to install a monument sign along College Green Drive. Instead, the
proposed monument sign is located near the access to the property from the Meijer parking lot.
The proposed monument sign would match the 60-square foot monument sign installed at the
adjacent Popeyes restaurant.
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,and vegetation,and
existing improvements. The 26-acre Meijer site includes the 190,000-square foot Meijer
general goods store,Meijer gas station,Starbucks outlot,multi-tenant retail building outlot,
and a Popeyes restaurant outlot. The applicant is proposing a fourth outlot immediately
north of the Meijer building. The proposed Belle Tire building would be constructed in-
line with the Meijer building. The proposed site layout would seamlessly connect to the
existing Meijer parking lot which provides connections to College Green Drive, on the
north, Bowes Road on the south, and Randall Road via two restricted access driveways.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
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 applicant would connect to the existing sanitary and water service facilities located
within the Meijer parking lot north of the Meijer building. The existing facilities can
adequately serve the existing uses and the proposed use on the property. The development
would slightly increase the amount of impervious surface. Therefore, the applicant is
proposing a small dry-basin stormwater detention facility immediately north of the
building. The proposed development would meet all requirements of the stormwater
- 14-
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The proposed development would not have a direct access to
Randall Road. Instead, and similar to the other outlots in front of Meijer, access to the
property would be directly from the Meijer parking lot, which connects to College Green
Drive on the north, Bowes Road on the south, and S. Randall Road via two limited access
driveways.The proposed development will not have any negative effect on the current on-
site or off-site vehicular improvements,which maintain congestion-free traffic circulation.
The proposed motor vehicle repair shop is required to provide one parking space per
employee, plus two parking spaces per service stall. With 15 employees and 10 service
stalls, the proposed Belle Tire is required to have 35 parking spaces. While the proposed
outlot will have 57 parking spaces, which meets the parking requirement of the motor
vehicle repair shop, the proposed development will result in the loss of 11 parking spaces
on the Meijer site. However,sufficient parking exists within the Meijer parking lot to meet
the parking needs of all uses.
With the current mix of uses on the Meijer site,which includes the Meijer store, Starbucks
and Popeyes restaurants, the multi-tenant retail building, the Meijer gas station, and the
proposed Belle Tire store, the entire site is required to have a total of 932 parking spaces.
With the loss of 11 parking spaces,the applicant is proposing a total of 806 parking spaces
on the entire Meijer shopping center site.
The applicant has submitted a parking study to support the requested departure from the
parking requirement.The parking study concludes that during the peak parking occupancy,
which occurs on Sundays, the Meijer parking lot would still only be approximately 61.2
percent occupied (493 of 806 parking spaces). This means that even during the busiest
time,it is estimated that at least 313 parking spaces would still be available. As such,more
than adequate parking would remain on site to meet the parking needs of all uses.
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 building is appropriately situated in-line with the Meijer
- 15 -
Recommendation& Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
building and away from the nearby residential properties. All car repair activities will be
conducted on the interior of the building.The applicant has agreed to not install any exterior
amplification system. The hours of operation Monday and Thursday from 8 am to 8 pm,
Tuesday, Wednesday, and Friday from 8 am—6 pm, and on Saturday from 8 am to 5 pm
are similar to other retail business. The facility would be closed on Sundays.The proposed
site layout includes adequate parking for the proposed business, and adequate parking
would remain on the Meijer site. All exterior lighting would meet the zoning ordinance
requirements. The applicant would add additional landscaping along the permitter of the
property, specifically along College Green Drive to enhance the screening from the
residential properties to the east. No evidence has been submitted or found that the
proposed use will be located or operated in a manner that will exercise undue detrimental
impact on surrounding 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 and Zoning Commission recommend
approval of Petitions 43-21,44-21, and 51-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Christopher
Enright Architects,as applicant,and Meijer Stores Limited Partnership,as property owner,
received September 13, 2021, and supporting documents including:
a. Undated Belle Tire — Elgin Project Description, Background, and Operations,
received November 30,2021;
b. Parking lot lighting specifications from "Hubbell Outdoor Lighting Ratio LED
Series Area/Site Lighter",received November 30,2021,with such further revisions
as required by the Community Development Director;
c. ALTA/NSPS Land Title Survey, prepared by Cage Civil Engineering, dated last
revised August 2,2021;
d. Final Plat of Subdivision of Meijer-Belle Tire Subdivision,prepared by Cage Civil
Engineering, dated last revised November 5, 2021, with such further revisions as
required by the City Engineer; and
- 16 -
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6, 2021
e. Civil, Landscaping, Site Lighting, and Architectural plans titled: "Belle Tire —
Elgin, IL 803 S. Randall Road Elgin IL. 60123, prepared by Christopher Enright
Architects, dated last revised November 30, 2021, with such further revisions as
required by the Community Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of the proposed motor vehicle
repair shop building with a total of 806 parking spaces on the overall Meijer shopping
center property.
3. A departure is hereby granted to allow the construction of the refuse collection area in the
street yard east of the proposed motor vehicle repair shop building.
4. A departure is hereby granted to allow the installation of three primary wall graphics on
the north,west,and south elevations of the proposed motor vehicle repair shop building in
substantial conformance with the Sheet A001 Sign Plan,prepared by Christopher Enright
Architects, dated last revised November 30, 2021, with such further revisions as required
by the Community Development Director.The maximum sign surface area of wall graphics
installed on the building shall not exceed the maximum permitted sign surface area of six
hundred sixty-six(666)square feet. The sign surface area of a wall graphic installed on the
north, west, or the south facades of the building shall not exceed the sign surface area of
such signs as depicted on the Sheet A001 Sign Plan, prepared by Christopher Enright
Architects, dated last revised November 30, 2021, with such further revisions as required
by the Community Development Director. Wall graphics shall not be box-type signs. Wall
graphics must be channel letter-type signs.No wall graphic is permitted on the east facade
of the proposed building.
5. A departure is hereby granted to allow the construction of a monument graphic with the
maximum sign surface area of sixty(60) square feet on the proposed motor vehicle repair
shop property. Such monument graphic shall be installed along the west property line in
substantial conformance with the Sheet A001 Sign Plan, prepared by Christopher Enright
Architects, dated last revised November 30, 2021, with such further revisions as required
by the Community Development Director.
6. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined above, was seven (7) yes, zero (0) no, and zero (0) abstentions. All
members were present.
- 17 -
Recommendation & Findings of Fact
Petitions 43-21,44-21 and 51-21
December 6,2021
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 18 -
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Petition 43-21 &44-21 &51 -21
EXHIBIT Parcel Map N
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EXHIBIT D
SITE LOCATION
803 S. Randall Rd
Petitions 43-21, 44-21, and 51-21
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EXHIBIT D
SITE LOCATION
803 S. Randall Rd
Petitions 43-21, 44-21, and 51-21
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303 S. Randall Rd
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EXHIBIT D
SITE LOCATION
803 S. Randall Rd
Petitions 43-21, 44-21, and 51-21
i
View 1 of the site from the Meijer parking lot
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View 2 of the site from the Meijer parking lot
EXHIBIT D
SITE LOCATION
803 S. Randall Rd
Petitions 43-21, 44-21, and 51-21
- I i
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View of the site from the Meijer access drive coming
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View 1 of the site from College Green Drive
EXHIBIT D
SITE LOCATION
803 S. Randall Rd
Petitions 43-21, 44-21, and 51-21
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View 2 of the site from College Green Drive
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View of screening in rear of the Meijer building