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HomeMy WebLinkAboutG6-22 Ordinance No. G6-22 AN ORDINANCE RECLASSIFYING TERRITORY IN THE AB AREA BUSINESS DISTRICT TO A PAB PLANNED AREA BUSINESS DISTRICT (1001-1009 North Randall Road) WHEREAS, written application has been made to reclassify certain property located at 1001-1009 North Randall Road from AB Area Business District to PAB Planned Area Business District to construct a new commercial building for an eating place (restaurant) with a drive- through service facility; and WHEREAS, the zoning lot containing the premises at 1001-1009 N. Randall Road is legally described herein(the "Subject Property"); 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 planned development as a map amendment from AB Area Business District to 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the PAB Planned Area Business District the following described property: LOT 564 IN VALLEY CREEK UNIT NO. 14, BEING A SUBDIVISION OF PART OF SECTION 9, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED JUNE 15, 1992 AS DOCUMENT 92K42893, IN KANE COUNTY, ILLINOIS. (commonly known as 1001-1009 N. Randall Road) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from AB Area Business District to PAB Planned Area Business District at 1001-1009 N. Randall Road, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population, subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended. A PAB zoning district is most similar to,but departs from the standard requirements of the AB zoning district. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol"[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code,as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PAB Planned Area Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended. D. Zoning Districts; Generally. In this PAB Planned Area Business District,the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended. E. Location and Size of District. PAB Planned Area Business Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PAB Planned Area Business District exclusive of rights of way, but including adjoining land or land directly opposite a - 2 - right of way shall not be less than two (2) acres. No departure from the required minimum size of a planned area business district shall be granted by the City Council. F. Land Use. In this PAB Planned Area Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PAB Planned Area Business District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the AB Area Business District, Section 19.35.430 A.,Land Use,of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the AB Area Business District, Section 19.35.430 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 3. Similar Uses. Those land uses enumerated as similar uses within the AB Area Business District Section 19.35.430 C.,Land Use,of the Elgin Municipal Code, as it may be amended from time to time. G. Site Design. In this PAB Planned Area Business District,the use and development of land and structures shall be subject to the provisions of Section 19.12, "Site Design", of the Elgin Municipal Code, as amended, Section 19.35.435 "Site Design" for AB Area Business District, of the Elgin Municipal Code, as amended, except as provided within this section,and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application submitted by Glazier Elgin II, LLC, as applicant, and Kane Holdings, LLC, as property owner, received September 30, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance 1007 N. Randall Rd., dated received September 23, 2021; b. ALTA/NSPS Land Title Survey,prepared by Cage Civil Engineering,dated August 9, 2021, last revised August 25, 2021; c. Final Plat of Subdivision of Valley Creek Resubdivision,prepared by Cage Civil Engineering, dated August 10, 2021, last revised September 22,2021, with such further revisions as required by the City Engineer; d. Landscape Plans,prepared by LG Workshop, LLC, dated August 13, 2021, last revised September 27, 2021, with such further revisions as required by the Community Development Director; e. Photometric plan for "Starbucks Elgin, IL", prepared by KSA Lighting & - 3 - Controls, dated August 19, 2021, with such further revisions as required by the Community Development Director; f. Architectural plans titled: "ELGIN STARBUCKS at ROYAL BLVD & RANDALL RD ELGIN, IL 60123 for GLAZIER PROJECT LLC.", prepared by Arcon, dated August 30, 2021, with such further revisions as required by the Community Development Director; and g. Final engineering plans titled: "FINAL ENGINEERING FOR STARBUCKS—ELGIN 1001 N RANDALL RD. ELGIN, IL",prepared by Cage Civil Engineering, dated August 13, 2021, with such further revisions as required by the City Engineer. 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 restaurant with the minimum vehicle use area interior yard setback of two feet from the south property line. 3. Compliance with all applicable codes and ordinances. H. Off Street Parking. In this PAB Planned Area Business District,off-street parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking",of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the construction of the proposed restaurant on Lot 2 of the Final Plat of Subdivision of Valley Creek Resubdivision with a minimum of 33 parking spaces. I. Off Street Loading. In this PAB Planned Area Business District,off-street loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of the Elgin Municipal Code, as amended. J. Signs. In this PAB Planned Area Business District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section,and shall be in substantial conformance with the following: LA departure is hereby granted to allow the installation of three primary wall graphics on the proposed restaurant building on Lot 2 of the Final Plat of Subdivision of Valley Creek Resubdivision. The maximum sign surface area of wall graphics installed on the building shall not exceed the maximum permitted sign surface area of four hundred forty (440) square feet. Wall graphics shall - 4- not be box-type signs. Wall graphics must be channel letter-type signs. K. Nonconforming Uses and Structures. In this PAB Planned Area Business District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code, as amended. L. Amendments. In this PAB Planned Area Business District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. Planned Developments. In this PAB Planned Area Business District, the use and development of the land and structures shall be subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PAB zoning district. N. Conditional Uses. In this PAB Planned Area Business District, conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PAB zoning district. O. Variations. In this PAB Planned Area Business District,variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PAB zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Zw"I.- Z�� David I Ka ain, ay or - 5 - Presented: January 26, 2022 Passed: January 26, 2022 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 26, 2022 Published: January 26, 2022 A st: Kimberly Dewis, Cit lerk V fF� - 6- 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 and Zoning Commission regarding Petitions 47-21 and 48-21 an application by Glazier Elgin II, LLC, as applicant, and Kane Holdings, LLC, as property owner, are requesting approval of a preliminary and final plat of subdivision, and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for vehicle use area interior yard setback, minimum number of parking spaces, maximum number of permitted wall graphics, and any other departures as may be necessary or desirable to create two outlots in front of the Russo Power Equipment store for the construction of a new restaurant building with a drive-through facility at the property commonly referred to as 1001-1005 N. Randall Road. The two proposed outlots would be known as 1007 N. Randall Road and 1009 N. Randall Road. GENERAL INFORMATION Petition Number: 47-21 and 48-21 Property Location: 1007-1009 N. Randall Road Requested Action: Planned Development as a Map Amendment, and Preliminary and Final Plat of Subdivision Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Parking lot accessorygeneral retail store Proposed Use: Eating place(restaurant) with a drive-through service facility Applicant: Glazier Elgin II, LLC Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6, 2021 Owner Kane Holdings, LLC 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 Ordinance and Resolution BACKGROUND Glazier Elgin II, LLC, as applicant, and Kane Holdings, LLC, as property owner, are requesting approval of a preliminary and final plat of subdivision, and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for vehicle use area interior yard setback, minimum number of parking spaces, maximum number of permitted wall graphics, and any other departures as may be necessary or desirable to create two outlots in front of the Russo Power Equipment store for the construction of a new restaurant building with a drive- through facility at the property commonly referred to as 1001-1005 N. Randall Road. The two proposed outlots would be known as 1007 N. Randall Road and 1009 N. Randall Road. The 13.9-acre subject property is part of a larger multi-building and multi-tenant shopping center located on the east side of N. Randall Road between Royal Boulevard on the south and Fletcher Drive on the north. The subject property is improved with an approximately 120,000-square foot building that was formerly home to the Walmart store. The building is now home to 104,546- square foot Russo Power Equipment retail store,and an approximately 15,000-square foot Athletes HQ, an indoor multi-sport training facility. The property includes 764 parking spaces. The remainder of the shopping center includes an approximately 47,000-square foot multi-tenant building immediately to the north,which is currently home to Royal Liquor and Wine liquor store, BumbleBee Play Cafe,Duet Dance Academy dance school,and Phoenix Athletics physical fitness facility. The shopping center also includes 3 outlot buildings, including the 14,000-square foot Carmina's restaurant and banquet facility, The Learning Experience daycare center, and a multi- tenant retail building located at the southeast corner of Randall Road and Royal Boulevard with an employment agency (Staffing Network), a dry cleaner, and a dialysis center as the current tenants. The entire shopping center is zoned AB Area Business District, except for the day care -2 - Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 center, which is zoned PAB Planned Area Business District, established by Ordinance No. G60- 18 in 2018 when the daycare center was approved. .m Sub ect Pro .+ f_ t r : Figure 2.Site area map with zoning overlay The property to the south across Royal Boulevard is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial building (Home Depot) and accessory parking. The properties adjacent to the east are also zoned AB Area Business District and are improved with three multi-tenant office buildings primarily occupied with medical offices. The properties north of Fletcher Drive are zoned PRC Planned Residence Conservation District and are improved with Millcreek Townhomes residential development. And the property to the west across Randall Road is zoned PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay District, and is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. Proposal The applicant is proposing to subdivide the Russo property to create two new outlots along Randall Road. The 11.7-acre Lot 1 would be reserved for Russo building and the majority of the existing parking lot. The 48,049-square foot Lot 2 and 48,015-square foot Lot 3 would be located between the daycare center and the multi-tenant retail building. The applicant is proposing to construct a new restaurant building for Starbucks coffee shop on the southern Lot 2,while Lot 3 would remain vacant. - 3 - Recommendation& Findings of Fact Petition 47-21 and 48-21 December 6, 2021 The 2,225-square foot a !/� Starbucks building would include a drive- through service and 33 g 4 D,1. s d � , IKM 9P'Y P\ / '�� parking spaces. The drive-through pick-up window would be located on the north side of the building with 13 !. 1� �� SAS • stacking spaces in the drive-through service ' f ; lane, which exceeds the _ ten stacking spaces " ` required. The front of the building would face lf Randall Road (west), while an outdoor seating patio would be located at "`°" the southwest corner of the building. The exterior of the building would feature mostly Figure 3.The proposed landscape plan brick masonry on all sides with extensive glass storefront windows. The refuse enclosure located in the southeast corner of the property would be enclosed with a six-foot high masonry wall matching the masonry on the building. The proposed development would extend the existing shopping center internal drive,which begins at Royal Boulevard and terminates at Carmina's restaurant in rear of the day care center facility. The future development on Lot 3 would complete the internal drive,which functions as an internal street with a public sidewalk on the west side of the drive, street-like shade trees and street lights on both sides of the drive. The street lights installed on the Starbucks Lot 2 and those installed in the future on Lot 3 would match the street lights already installed along the this drive in rear of the daycare center facility. The development includes extensive landscaping which exceeds the landscaping requirement of the zoning ordinance. The proposed 2,225-square foot Starbucks is required to provide 37 parking spaces based on the requirement for one parking space per 60 square feet of floor area. With 33 parking spaces proposed on the Starbucks outlot, the property does not meet the parking requirement. However, additional parking is provided on the Russo property, which has a parking surplus. With the proposed Starbucks coffee shop, Russo store, and Athletes HQ training facility, a total of 494 parking spaces are required. With the proposed Starbucks development on Lot 1,there would still be a total of 672 parking spaces on Lot 1, Lot 2, and Lot 3 combined. Therefore, adequate parking -4- Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6,2021 [97 6 , T •� LF- i E 1 rrestFuv►noncsloel_ z F ... I - J I 1 j)"KWATIOM14CKj_- NORTH IMATION(DRIVI-THRU) Figure 4. Proposed elevations exists to meet the needs of all uses on the entire subject property. The proposed development requires several departures from the requirements of the zoning ordinance. The requested departures are summarized in Table 1 below, and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures— 1007 N. Randall Rd. Regulation Requirement Proposed Vehicle use area interior yard 6 fect Aprox. 2 feet setback Parking 37 33 # of Wall Graphics 2 3 The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1978.Upon annexation, the property was zoned B-3 Service Business District. In 1992 it was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor Overlay District. The property was subdivided in 1996 as part of Valley Creek Subdivision. The existing - 5 - Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 120,000-squre foot commercial building was constructed in 1992. B. Surrounding Land Use and Zoning. The subject property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south. The center is home to Russo Power Equipment, Carmina's Restaurant and Banquets,and Bumblebee Play Cafe among others.The properties adjacent to the east are also zoned AB Area Business District and are improved with three multi- tenant office buildings primarily occupied with medical offices. The property to the south across Royal Boulevard is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial building(Home Depot)and accessory parking. The properties to the north across Fletcher Drive are zoned PRC Planned Residence Conservation District and are improved with Millcreek Townhomes residential development. The property to the west across Randall Road is zoned PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay District, and is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. 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 a PAB zoning district is to provide a planned commercial environment,subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as 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 CC 1 Center City District. E. Trend of Development.The subject property is located within an established multi-tenant shopping center that was developed in the mid-1990s. Most recent development within the shopping center includes the renovation of the former Walmart store for Russo Power -6- Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 Equipment retail store, a 10,000-square foot physical fitness facility (Phoenix Athletics), and a 22,000-square foot cafe/restaurant with indoor play equipment for children (Bumblebee Play Cafe). Other existing commercial tenants include Carmina's Restaurant and Banquets, Royal Cleaners and Royal Liquor and Wine retail stores. As anticipated the unused portions of the shopping center parking lot is being redeveloped for retail service uses and restaurants that benefit from the location along the heavily traveled arterial corridor (Randall Road). Staff anticipates the shopping center will continue to see reinvestment with auto-oriented service uses. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petitions 47-21 and 48-21 on December 6, 2021. 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 December 6, 2021. The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, and the standards for planned developments outlined within § 19.60.040: 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 13.9-acre Russo property is improved with an approximately 120,000-square foot building and a surface parking lot with 764 parking spaces. The applicant is proposing two outlots for infill development to replace unused parking spaces. The property does not have any water features and includes only minor vegetation with few trees. The proposal includes removal of three shade trees, but installation of 25 new shade, ornamental, and evergreen trees. There are no significant features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed site improvements. 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. - 7- Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6, 2021 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. All necessary municipal water, sanitary sewer, and stormwater utilities are located in the vicinity of the site and have adequate capacity to service the new development. The applicant is proposing to connect to an existing water main on the day care center property to the north. The sanitary sewer would connect to an existing sewer main in Royal Boulevard. And the proposed storm sewer would connect to an existing storm sewer utility in front of the Russo building. The proposed development would meet the stormwater ordinance requirements. 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. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two 2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property is improved with an approximately 120,000-square foot building and a surface parking lot with 764 parking spaces. The property is part of a larger multi-building and multi-tenant shopping center located on the east side of Randall Road between Royal Boulevard on the south and Fletcher Drive on the north. The subject property does not have direct access to Randall Road. Instead, the property has two access driveways to Royal Boulevard which has a signalized intersection with Randall Road. In addition, an internal drive provides access to Fletcher Drive,which also provides access to Randall Road via a right-in-right-out access driveway. The proposed outlots would not have new access driveways to Randall Road. Instead, the parking lot of the proposed Starbucks would seamlessly connect to the Russo parking lot, which provides access to Royal Boulevard and Fletcher Drive. The applicant would also continue the western internal drive, which starts at Royal Boulevard and terminates at Carmina's restaurant in rear of the day care center. The proposed development will not have any negative effect on the current on-site or off-site vehicular - 8 - Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6,2021 improvements, which maintain congestion-free traffic circulation. In fact, the proposed continuation of the western internal drive within the shopping center will improve internal circulation within the shopping center. The proposed 2,225-square foot Starbucks is required to provide 37 parking spaces based on the requirement for one parking space per 60 square feet of floor area. With 33 parking spaces proposed on the Starbucks outlot, the property does not meet the parking requirement. However, additional parking is provided on the Russo property, which has a parking surplus. With the proposed Starbucks coffee shop, Russo store, and Athletes HQ training facility,a total of 494 parking spaces are required.With the Starbucks development on Lot 1, the applicant is proposing a total of 672 parking spaces on Lots 1, 2, and 3 combined. Therefore, adequate parking exists to meet the needs of all uses on the entire subject property. 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 1978. Upon annexation, the property was zoned B-3 Service Business District. In 1992 it was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor Overlay District. 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 subject property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south. The center is home to Russo Power Equipment, Carmina's Restaurant and Banquets, and Bumblebee Play Cafe among others. The properties adjacent to the east are also zoned AB Area Business District and are improved with three multi-tenant office buildings primarily occupied with medical offices. The property to the south across Royal Boulevard is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial building(Home Depot) and accessory parking. The properties to the north across Fletcher Drive are zoned PRC Planned Residence Conservation District and are improved with Millcreek Townhomes residential -9- Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6, 2021 development. The property to the west across Randall Road is zoned PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay District, and is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. 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 within an established multi-tenant shopping center that was developed in the mid-1990s. Most recent development within the shopping center includes the renovation of the former Walmart store for Russo Power Equipment retail store, a 10,000-square foot physical fitness facility (Phoenix Athletics), and a 22,000-square foot cafe/restaurant with indoor play equipment for children (Bumblebee Play Cafd). Other existing commercial tenants include Carmina's Restaurant and Banquets,Royal Cleaners and Royal Liquor and Wine retail stores. As anticipated the unused portions of the shopping center parking lot is being redeveloped for retail service uses and restaurants that benefit from the location along the heavily traveled arterial corridor (Randall Road). Staff anticipates the shopping center will continue to see reinvestment with auto-oriented service uses. 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 the PAB zoning district is to provide a planned commercial environment, subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as 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 CC 1 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 - 10- Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 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, which was recently adopted by the City Council. 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 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 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. The property does not have any watercourses or wetlands and has only minimal vegetation with a few trees. The applicant is proposing to remove three trees, but would install 25 shade, ornamental, and evergreen trees as part of the Starbucks development. As such, the proposal would enhance the natural features of the already developed property.The proposed site plan would also result in less impervious surface than the existing parking lot. 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. - 11 - Recommendation& Findings of Fact Petition 47-21 and 48-21 December 6, 2021 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 coffee shop is compatible with other existing uses in the shopping center. The proposed site layout will seamlessly connect to the existing Russo parking lot. The applicant would also continue the western internal drive, which starts at Royal Boulevard and terminates at Carmina's restaurant in rear of the day care center property. This will help distribute the traffic entering and leaving the shopping center, which will improve the traffic circulation in the immediate area. The proposed outlots would replace unused parking spaces with infill development that would seamlessly connect with the existing Russo parking lot and other outlots within the shopping center. The proposal will not have any detrimental influence on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance of the Municipal Code: 1. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard setback is 6 feet. The applicant is proposing an approximately two-foot vehicle use area interior yard setback from the south property line. 2. Section 19.45.080, "Table of Required Parking". The proposed 2,225-square foot restaurant is required to provide 37 parking spaces based on the requirement for one parking space per 60 square feet. The applicant is proposing 33 parking spaces on the Starbucks outlot. 3. Section 19.50.080, "Wall and Integral Roof Graphics". The maximum permitted number of primary wall graphics is two.The applicant is seeking approval for three primary wall graphics. Staff finds the proposed departures are appropriate to achieve a desirable infill development within an underutilized parking lot. The smaller than required vehicle use area setback from the south property line is necessary to achieve the most functional site layout. Due to the grade difference between the proposed outlot and the existing multi-tenant retail building outlot, the Starbucks parking lot cannot have a direct access to the multi-tenant retail building parking lot. The proposed setback along the south property line still leaves adequate space to install three ornamental trees and a continuous row of shrubs on the south side of the parking lot. - 12 - Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 The proposed number of parking spaces is the maximum possible while also achieving the optimal site layout. First, the site layout is designed to maximize the number of stacking spaces in the drive-through lane (13). Second, the site layout includes the extension and continuation of the western internal drive, which starts at Royal Boulevard and terminates at Carmina's restaurant in rear of the day care center. And third, the proposed site layout connects to and lines-up with the existing parking lot drive-aisle in front of the day care center building. Furthermore, additional parking is provided on the Russo property. With the proposed Starbucks coffee shop, Russo store, and Athletes HQ training facility, a total of 494 parking spaces are required. With the Starbucks development on Lot 1, the applicant is proposing a total of 672 parking spaces on Lots 1,2,and 3 combined.Therefore,adequate parking exists to meet the needs of all uses on the entire subject property. Finally, the proposed planned development would grant a departure from the standard sign ordinance requirements to allow the future restaurant to install three primary wall graphics on the building.The building is located along Randall Road.However,the site does not have direct access to Randall Road. Instead, the access to the property will be from the Russo property parking lot. Vehicles traveling to the site would be coming from the north and south. Therefore, an additional primary graphic is necessary for adequate visibility from Randall Road and access roadways north and south of the building. Similar departures for an additional wall graphic was granted to other restaurants located on outlots within larger shopping centers, including but not limited to the Starbucks on the Meijer property, Starbucks on S.McLean Boulevard, and the Popeyes restaurant on the Meijer property. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petitions 47-21 and 48-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Glazier Elgin II, LLC, as applicant, and Kane Holdings, LLC, as property owner, received September 30, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance 1007 N. Randall Rd., dated received September 23, 2021; b. ALTA/NSPS Land Title Survey,prepared by Cage Civil Engineering,dated August 9, 2021, last revised August 25, 2021; c. Final Plat of Subdivision of Valley Creek Resubdivision, prepared by Cage Civil Engineering, dated August 10, 2021, last revised September 22, 2021, with such further revisions as required by the City Engineer; d. Landscape Plans, prepared by LG Workshop, LLC, dated August 13, 2021, last revised September 27, 2021, with such further revisions as required by the Community Development Director; - 13 - Recommendation &Findings of Fact Petition 47-21 and 48-21 December 6, 2021 e. Photometric plan for"Starbucks Elgin,IL",prepared by KSA Lighting&Controls, dated August 19, 2021, with such further revisions as required by the Community Development Director; £ Architectural plans titled: "ELGIN STARBUCKS at ROYAL BLVD & RANDALL RD ELGIN, IL 60123 for GLAZIER PROJECT LLC.", prepared by Arcon, dated August 30, 2021, with such further revisions as required by the Community Development Director; and g. Final engineering plans titled: "FINAL ENGINEERING FOR STARBUCKS — ELGIN 1001 N RANDALL RD.ELGIN,IL",prepared by Cage Civil Engineering, dated August 13,2021,with such further revisions as required by the City Engineer. 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 restaurant with the minimum vehicle use area interior yard setback of two feet from the south property line. 3. A departure is hereby granted to allow the construction of the proposed restaurant on Lot 2 of the Final Plat of Subdivision of Valley Creek Resubdivision with a minimum of 33 parking spaces. 4. A departure is hereby granted to allow the installation of three primary wall graphics on the proposed restaurant building on Lot 2 of the Final Plat of Subdivision of Valley Creek Resubdivision. The maximum sign surface area of wall graphics installed on the building shall not exceed the maximum permitted sign surface area of four hundred forty (440) square feet. Wall graphics shall not be box-type signs. Wall graphics must be channel letter-type signs. 5. Compliance with all applicable codes and ordinances. The vote of the Planning and Zoning Commission on the motion to recommend approval of Petitions 47-21 and 48-21 subject to the conditions outlined above,was six(6)yes,one(1)no,and zero (0)abstentions. All members were present. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning &Zoning Commission s/Damir Latinovic - 14- Recommendation & Findings of Fact Petition 47-21 and 48-21 December 6, 2021 Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - .. a F/etcher Dr ON +v" i • x r . Subject Property / ,Y Petition 47-21 & 48-21 � � A 1 few 4t 44 At .tz y\ `liar t ' � C err /►' �. • f EXHIBITA Aerial/Location Map N S Map prepared by City of Elgin o so 120 240 360 as Feet Department of Community Development CF CF PMFR a Subject Property PRC Or Petition 47-21 & 48-21 �Millcree PCF PAB' t Legend ' GIS DBO.StreetCenterlinesKane ORC1 Residence Conservation 1 / T ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 O PRC Planned Residence Conservation R O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 �d O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 , O TRF Two Family Residence OPTRF Planned Two Family Residence I, O MFR Multiple Family Residence i O PMFR Planned Multiple Family Residence I nF QRB Residence Business I CFI OPRB Planned Residential Business ONB Neighborhood Business CD OPNB Planned Neighborhood Business n AB Area Business -PAB Planned Area Business -CC1 Center City 1 -a -CC2 Center City 2 MFR -PCC Planned Center City -ORI Office Research Industrial -PORI Planned Office Research Industrial TFR °�A, I°rad°Pv -GI General Industrial G° -PGI Planned General Industnal -Cl Commercial Industrial -CF Community Facility Shagbark Dr SFR2 RC1 -PCF Planned Community Facility PRC EXHIBIT B Zoning Map wE�/"� 1s vs Map prepared by City of Elgin 0 80 160 320 480 640 Feet Department of Community Development Fletcher Dr pletc4e r Or Subject Property 1007-1009 N. Randall Rd. Petition 47-21 & 48-21 0609154002 Roya�e, a �d 4a , o EXHIBIT C Parcel Map N A City of Elgin 0 50 100 200 300 400 Department of Community Development Feet EXHIBIT D SITE LOCATION 1007-1009 N. Randall Rd Petitions 47-21 and 48-21 V T,9 11, ,µ Subject Property II air x r � J Site area map with zoning overlay EXHIBIT D SITE LOCATION 1007-1009 N. Randall Rd Petitions 47-21 and 48-21 IdIF w► It .ti Bird's eye view looking north AW t Not R, `. * anddl( 34s aa 44 „ 1 y •.' •,u,. r y! � `T ±ion, Bird's eye view looking east EXHIBIT D SITE LOCATION 1007-1009 N. Randall Rd Petitions 47-21 and 48-21 04 lid. I View 1 of the site from Randall Rd traveling northbound All View 2 of the site from Randall Rd