HomeMy WebLinkAboutG8-21 Ordinance No. G8-21
AN ORDINANCE
AMENDING ORDINANCE NO. G9-01, AS AMENDED BY ORDINANCE NO. G56-18 FOR
A PORTION OF A PAB PLANNED AREA BUSINESS DISTRICT
(351-365 South Randall Road)
WHEREAS, the territory herein described has been classified in the PAB Planned Area
Business District, and is subject to the requirements of Ordinance No. G9-01; and
WHEREAS,by adopting Ordinance No. G56-18 on September 26, 2018,the City Council
amended certain provisions of PAB Planned Area Business District established by Ordinance No.
G9-01 pertaining to the property commonly referred to as 351-365 South Randall Road (the
"Subject Property");
WHEREAS,written application has been made to further amend Ordinance No. G9-01, as
amended by Ordinance No. G56-18, to allow the establishment of a restaurant with the
construction of a drive-through facility at 351 South Randall Road; and
WHEREAS, the zoning lot with the building containing the premises at 351-365 South
Randall Road is legally described in Ordinance No. G56-18 (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on January 4, 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 an amendment
to the PAB Planned Area Business District established by Ordinance No. G9-01, as amended by
Ordinance No. G56-18, pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
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Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated January 4, 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 Section 3 of Ordinance No. G56-18, which regulates "Land Use" in
the PAB Planned Area Business District of the Subject Property,is hereby amended by eliminating
the following use from the list of uses not allowed as a permitted use in the PAB District:
13. Drive thru facilities.
Section 3. That Section 6. C. of Ordinance No. G9-01, which regulates"Site Design",
which was re-lettered to Section 6. F. by Ordinance No. G56-18, is hereby further amended with
respect to the Subject Property by adding the following additional conditions:
In this PAB Planned Area Business District, except as otherwise provided for herein, the
development of the Subject Property shall be subject to the following additional conditions:
11. Substantial conformance to the Development Application submitted by Randall Rd
Real Estate LLC, as applicant, and LAD Properties, LLC. as property owner, received
October 28, 2020, and supporting documents including:
a. A letter regarding: "Dunkin and Baskin Robins — New interior build-out and
construction of a drive-thru facility", dated November 25, 2020;
b. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc.,
dated January 14, 2003;
c. Site Plan, Directional Sign Plans, & Site Details, Sheet SP-1.0, prepared by MRV
Architects, Inc., dated November 25, 2020, last revised December 15, 2020, with
such further revisions as required by the Community development Director;
d. Equipment Plan, Sheet K 1.0, prepared by MRV Architects, Inc., dated November
25, 2020, with such further revisions as required by the Community development
Director;
e. Exterior Elevations, Sheet ELEV, prepared by MRV Architects, Inc., dated
November 25, 2020, with such further revisions as required by the Community
development Director;
f. Color Exterior Elevations, Sheet CE-1.0, prepared by MRV Architects, Inc., dated
November 25, 2020, with such further revisions as required by the Community
development Director; and
g. Site Equipment & Building Signage Details, Sheet SP-1.1, prepared by MRV
Architects, Inc., dated November 25, 2020, 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.
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12. At the time of building permit review, the applicant shall submit a landscape plan
showing any existing shrubs and trees located along the north property line on the
subject property or the property adjacent to the north, which would be removed for
the construction of the sidewalk shall be replaced.
13. The owner of the restaurant operating the drive-through pick facility shall inspect the
subject property at least once daily and pick up any trash and litter.
14. Compliance with all applicable codes and ordinances.
Section 4. That Section 6. D. of Ordinance No. G9-01, which regulates "Off Street
Parking" is hereby amended by relettering such section to Section 6. G., and by amending such
section with respect to the Subject Property by adding the following condition:
In this PAB Planned Area Business District, except as otherwise provided for herein, the
development of the Subject Property shall be subject to the following condition:
1. A departure is hereby granted to allow the construction of the proposed restaurant with
a drive-through facility, and the establishment of any other use classified as a permitted
use in the PAB Planned Area Business District established by Ordinance No. G9-01,
as amended by Ordinance No. G56-18, provided a minimum of 55 parking spaces are
located on the Subject Property.
Section 5. That Section 6. I. of Ordinance No. G9-01, which regulates "Signs" is
hereby amended with respect to the Subject Property by adding the following condition:
In this PAB Planned Area Business District, except as otherwise provided for herein, the
development of the Subject Property shall be subject to the following condition:
1. A departure is hereby granted to allow the construction of three directional graphics
located in substantial conformance to the following documents:
a. Site Plan, Directional Sign Plans, & Site Details, Sheet SP-1.0, prepared by MRV
Architects, Inc., dated November 25, 2020, last revised December 15, with such
further revisions as required by the Community development Director;
b. Site Equipment & Building Signage Details, Sheet SP-1.1, prepared by MRV
Architects, Inc., dated November 25, 2020, with such further revisions as required
by the Community development Director.
Section 6. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No. G9-01 and Ordinance No. G56-18.
In the event of any conflict between this ordinance,Ordinance No. G9-01 and Ordinance No. G56-
18, this ordinance and associated documents shall control and prevail.
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Section 7. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. K491n,gayor
Presented: February 10, 2021
Passed: February 10, 2021
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: February ,10 2021 °
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Published: February 12, 2021 :y� pRssFwh
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imberly Dewis, City Clerkf .>'`
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EXHIBIT A
January 4,2021
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 Petition 34-20 an application by
Randall Rd Real Estate LLC, as applicant, and LAD Properties LLC, as property owner, are
requesting a map amendment to PAB Planned Area Business District Ordinance No. G9-01, as
amended by Ordinance No. G56-18 with departures from the Elgin Municipal Code requirements
for street graphics, minimum number of parking spaces, and any other departures as may be
necessary or desirable to establish a restaurant with a drive-through facility at the property
commonly known as 351-365 S. Randall Road, more specifically identified by the Kane County
Property Index Numbers 06-21-152-002, 06-21-152-040. The properties classified in the PAB
Planned Area Business District established by Ordinance No. G9-01, as amended by Ordinance
No. G56-18 are commonly known as 300-355 Loyola Drive, 325 S. Randall Road, 351-365 S.
Randall Road, and 395 S. Randall Road.
GENERAL INFORMATION
Petition Number: 34-20
Property Location: 351 S. Randall Road
Requested Action: May Amendment to Planned Development
Current Zoning: PAB Area Business District(Ordinances No. G9-01 and G56-18)
and ARC Arterial Road Corridor Overlay District
Proposed Zoning: No Change. PAB Planned Area Business District and ARC Arterial
Road Corridor Overlay District
Existing Use: Vacant commercial tenant space within a multi-tenant commercial
building
Proposed Use: Eating place with a drive-through facility
Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
Applicant: Randall Rd Real Estate LLC
Owner LAD Properties, LLC
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel May
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
The 1.6 acre property is located on the east side of Randall Road south of South Street. The
property is improved with a one-story, 14,894-square foot commercial building and 59 parking
spaces. The multi-tenant shopping center includes six commercial spaces, three of which are
currently occupied: World Finance, a financial company, located at 357 S. Randall Road; Kumon
Math and Reading Center,an other school and educational service located at 361 S. Randall Road;
and Team Rehabilitation, an outpatient medical office and physical therapy facility located at 365
S. Randall Road.
The property is part of the College Park Square Subdivision that was annexed in 1994. Ordinance
No. G9-01 established the current PAB Planned Area Business District planned development and
regulations for the property, which largely match the uses typically allowed in the AB Area
Business District. In 2018, the City approved Ordinance No. G56-18 to allow Kumon Center and
other conditional uses on the property, however, a drive-through facility use is not listed as a
permitted or a conditional use in the PAB District.
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
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Figure 1.Site area map with zoning overlay of College Park Subdivision planned development
Proposal
The applicant is proposing to relocate its Dunkin' and Baskin Robins' restaurant from 263 S.
Randall Road to 351 S. Randall Road, one block south of the existing location. The proposal
necessitates the amendment to the existing PAB ordinance to include the drive-through facility as
a permitted use, as is the case in the underlying AB Area Business District.
The proposed restaurant would be located on the north end of the existing multi-tenant building.
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The applicant is proposing to construct a drive-through pick-up window on the north side of the
building and establish a drive-through lane on the east and north sides of the building. The new
location would allow for more efficient drive-through service with approximately 12 stacking
spaces whereas the existing restaurant location allows only five cars in its drive-through lane.
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
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Figure 2.Proposed site layout with the new drive-through lane
The new restaurant would occupy a 2,190-square foot space and is slightly smaller than the existing
location(2,324 square feet). More importantly,the proposed relocation would allow the franchisee
to fulfill the contractual obligation to the corporate brand by upgrading the interior and the exterior
of the restaurant while continuing to operate at its current location during the renovation of the
new space. The addition of the drive-through pick-up window would include new fiber cement
siding with orange and brown colors of the corporate brand. A new orange canopy would also be
installed over the pick-up window.
The addition of the drive-through lane on the east side of the building necessitates the conversion
of parking lot in rear of the building from 90 degree parking with a two-lane access drive-aisle to
angled parking with a one-way northbound access drive-aisle. This will result in the loss of four
parking spaces leaving the property with a total of 55 parking spaces.
The proposed restaurant is required to have 37 parking spaces based on the requirement for one
parking space per 60 square feet of floor area. With the other three tenants in the building, the
multi-tenant building would be required to have a total of 78 parking spaces. Two tenant spaces
(total of approximately 5,396 square feet)would remain vacant.With 55 parking spaces proposed,
the property does not meet the parking requirement and requires a departure from the standard
parking requirement.
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
While Dunkin's regulatory parking requirement is 37 parking spaces, the restaurant's actual
maximum parking demand is 13 parking spaces, which includes employees. This is because the
restaurant on average generates 75%of its sales from the drive-through service window with peak
operation from 5:00 AM - 10:00 AM. Most other retail uses are closed before 10:00 AM. The
applicant anticipates that even more business would come from the drive-through pick-up window
at the new location because the drive-through lane will be able to accommodate more vehicles.
With the biggest tenant in the building (Team Rehabilitation Physical Therapy) closed on
weekends,and Kumon's peak operating hours occurring after school in the late afternoon,the peak
parking demand on the property occurs during weekday afternoons, when approximately 21
parking spaces are occupied.
Because the peak parking demand for the proposed restaurant does not coincide with the peak
parking demand of the existing tenants in the building, the actual peak parking demand on the
property will stay the same or increase only slightly with the addition of the proposed restaurant.
Therefore,the proposed 55 parking spaces would continue meet the parking needs by the existing
and proposed commercial uses.
In addition to the departure from the parking requirement, the applicant is requesting a departure
from the regulations for directional graphics to install one of the three proposed directional
graphics not by the entrance/exit to the property. With three access driveways, the property is
permitted a total of three directional graphics. While two directional graphics are located near the
two access driveways form the property adjacent to the south, the third directional graphic is not
located by the entrance driveway off of Depaul Drive. Instead, the third directional graphic is
located near the northwest corner of the building to direct traffic to the drive-through service. All
three directional graphics would comply with the maximum permitted area(two square feet) and
height (maximum three feet) and would include a masonry base to match the masonry of the
building.
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
Requirement Proposed
Parking 78 55
At the entrance/exit driveway to Away from the
Location of a directional graphic the premises entrance/exit driveway
to the premises.
The construction of the drive-through lane would eliminate the existing sidewalk on the north side
of the building which provides the pedestrian connection to the public sidewalk along Depaul
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
Drive.The applicant would however construct a new sidewalk along the north property line,which
would provide for a pedestrian connection to both Depaul Drive and Randall Road sidewalks. The
applicant is not proposing any other site changes, except for the re-planting of landscaping
materials along Randall Road that have been removed over time,per the landscape plan approved
by Ordinance No. G9-01. The applicant has agreed to replace the three approved Ash trees with
Autumn Blaze Maple trees instead.
The Community Development Department offers the following additional information:
A. Property History. The subject property was subdivided and annexed to the city in 1994.
Upon annexation, the property was zoned PAB Planned Area Business District by
Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G16-00 amended
the regulations for the PAB Planned Area Business District. The existing 14,894-square
foot building was constructed in 2000.
In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and
established the current regulations for the PAB Planned Area Business District and the
subject property. In 2018, the City approved Ordinance No. G56-18, which amended
Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City
approved ordinance G57-18, which granted conditional use to allow the establishment of
Kumon Center.
B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned
PAB Planned Area Business District established by Ordinance No.G9-01. The property to
the north is improved with a one-story bank building home to First Federal Savings Bank.
The property to the south is improved with a motor-vehicle repair shop home to Tuffy Auto
Service Center.
The property to the east is zoned PMFR Planned Multiple-Family Residence District and
is also part of the same planned development established by Ordinance No. G9-01. The
property is improved with four multiple-family buildings with a total of 40 residential units.
The properties to the west across S. Randall Road are zoned AB Area Business District
and ARC Arterial Road Corridor Overlay District and are improved with commercial
service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor
vehicle repair shop.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
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Recommendation & Findings of Fact
Petition 34-20
January 4,2021
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The purpose and intent of this PAB zoning district established by
Ordinance G9-01 is to provide a planned commercial environment, subject to the
provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976,as
amended. The PAB district is most similar to AB Area Business District, the purpose and
intent of which is to provide commodities and services to several neighborhoods, and in
some instances to a communitywide or regional supporting population.AB zoning districts
are limited by the applicable site design regulations to an intermediate scale of development
relative to NB Neighborhood Business Districts and the CC 1 Center City District.
E. Trend of Development. The subject property is located along Randall Road commercial
corridor. Over the last 20 years, Randall Road has developed into City's primary
commercial retail corridor with wide range of retail and service uses serving city residents.
Due to its high volume of traffic as Kane County's primary arterial road, the uses along
Randall Road also provide services to residents from other surrounding communities.Most
developments along Randall Road are auto-oriented with surface parking lots in front of
small and large one-story commercial buildings. Typical uses include fast-food, fast-
casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations
and repair shops.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 34-20 on January 4, 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 & Recommendation to the
Planning&Zoning Commission dated January 4, 2021.
The Community Development Department and the Planning & 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 intended
zoning district 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
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 1.6-acre property is improved with a 14,894-
square foot building and 59 accessory parking spaces. The proposed addition of a drive-
through pick-up window and drive-through lane would result in the modification to the rear
parking lot from 90-degree parking with a two-way drive-aisle to angled parking with a
one-way northbound access drive-aisle. There are no significant natural features including
topography, watercourses, vegetation, and existing improvements that would have a
negative impact on the proposed development. The applicant has agreed to re-plant the
landscaping materials along Randall Road that have been removed over time, per the
landscape plan approved by Ordinance No. G9-01.
B. Sewer and Water Standard.The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The existing building is served with municipal, sanitary and water services. The
existing facilities can adequately serve the existing uses and the proposed use on the
property. The only change the applicant is proposing is to modify the existing RPZ
backflow device, which is currently installed incorrectly,to meet the City requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
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 property has access to the private Depaul Drive to the
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
east,which connects to South Street. South Street has a signalized intersection with Randall
Road. The property also has cross access easement rights with the commercial property to
the south, which is currently home to Tuffy Auto Service Center. The proposed addition
of a drive-through pick-up window and drive-through lane would result in the modification
of the rear parking lot from 90-degree parking with a two-way drive-aisle to angled parking
with a one-way northbound access drive-aisle. The proposal however, will not have any
negative effect on the on-site or off-site vehicular circulation, and the property will remain
congestion-free.
The proposed restaurant is required to have 37 parking spaces based on the requirement for
one parking space per 60 square feet of floor area. With the other three tenants in the
building,the multi-tenant building would be required to have a total of 78 parking spaces.
Two tenant spaces (total of approximately 5,396 square feet) would remain vacant. With
55 parking spaces proposed, the property does not meet the parking requirement and
requires a departure from the standard parking requirement.
While Dunkin's regulatory parking requirement is 37 parking spaces, the restaurant's
actual maximum parking demand is 13 parking spaces, which includes employees. This is
because the restaurant on average generates 75%of its sales from the drive-through service
window with peak operation from 5:00 AM - 10:00 AM. Most other retail uses are closed
before 10:00 AM. The applicant anticipates that even more business would come from the
drive-through pick-up window at the new location because the drive-through lane will be
able to accommodate more vehicles.
With the biggest tenant in the building (Team Rehabilitation Physical Therapy) closed on
weekends, and Kumon's peak operating hours occurring after school in the late afternoon,
the peak parking demand on the property occurs during weekday afternoons, when
approximately 21 parking spaces are occupied.
Because the peak parking demand for the proposed restaurant does not coincide with the
peak parking demand of the existing tenants in the building, the actual peak parking
demand on the property will stay the same or increase only slightly with the addition of the
proposed restaurant. Therefore, the proposed 55 parking spaces would continue meet the
parking needs by the existing and proposed commercial uses.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was subdivided and annexed to the city in 1994. Upon
annexation,the property was zoned PAB Planned Area Business District by Ordinance No.
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
G52-94. Subsequently Ordinances No. G48-95 and No. G 16-00 amended the regulations
for the PAB Planned Area Business District.The existing 14,894-square foot building was
constructed in 2000.
In 2001, Ordinance No. G9-01 was adopted which repealed all previous ordinances and
established the current regulations for the PAB Planned Area Business District and the
subject property. In 2018, the City approved Ordinance No. G56-18, which amended
Ordinance No. G9-01 to include a list of conditional uses. At the same time, the City
approved ordinance G57-18, which granted conditional use to allow the establishment of
Kumon Center.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district 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
north and south are also zoned PAB Planned Area Business District established by
Ordinance No.G9-01.The property to the north is improved with a one-story bank building
home to First Federal Savings Bank. The property to the south is improved with a motor-
vehicle repair shop home to Tuffy Auto Service Center.
The property to the east is zoned PMFR Planned Multiple-Family Residence District and
is also part of the same planned development established by Ordinance No. G9-01. The
property is improved with four multiple-family buildings with a total of 40 residential units.
The properties to the west across S. Randall Road are zoned AB Area Business District
and ARC Arterial Road Corridor Overlay District and are improved with commercial
service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor
vehicle repair shop.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along Randall Road commercial
corridor. Over the last 20 years, Randall Road has developed into City's primary
commercial retail corridor with wide range of retail and service uses serving city residents.
Due to its high volume of traffic as Kane County's primary arterial road, the uses along
Randall Road also provide services to residents from other surrounding communities.Most
developments along Randall Road are auto-oriented with surface parking lots in front of
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Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
small and large one-story commercial buildings. Typical uses include fast-food, fast-
casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations
and repair shops.
G. Zoning/Planned Development District Standard: The suitability of the subjectproperty
for the intended zoning 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 G9-01 is to provide a planned commercial environment, subject to the
provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976, as
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 intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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 requesting approval of a map
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Recommendation & Findings of Fact
Petition 34-20
January 4,2021
amendment to the existing planned development.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands, and vegetation. There are no significant natural features including
topography, watercourses, wetlands or vegetation. The property is developed with a 14,
894-square foot multi-tenant building and accessory parking lots. Landscaping materials
exist along the perimeter of the property, and only a few shrubs would be removed to
accommodate the proposed drive-through service lane on the north side of the building.
The applicant will replant the landscaping materials and trees along Randall Road that were
initially installed at the time of the construction of the building, but that have since been
removed. The applicant will install three new Autumn Blaze Maple trees instead of the
previously approved Ash trees.
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 restaurant with a drive-through service is compatible with the
existing uses on the property and other uses permitted in the PAB District. The proposed
restaurant is currently located one block to the north and does not have any negative effect
on the surrounding uses with a drive-through service that can accommodate only five
stacking spaces, whereas the proposed location would have twelve stacking spaces. The
hours of operation of the proposed restaurant are similar to other uses typically located
along Randall Road corridor,but the peak operating time is during the morning rush hour.
The other existing businesses on the property are closed during the restaurant's peak
operating time. The property will continue to operate with no negative impact on the
surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of Ordinance No. G9-
01, as amended by Ordinance No. G56-18, and the zoning ordinance:
- 12 -
Recommendation & Findings of Fact
Petition 34-20
January 4,2021
1. Section 19.45.080, "Table of Required Parking". With the proposed restaurant and the mix
of existing uses,the property is required to provide 78 parking spaces. The applicant is proposing
55 parking spaces.
2. Section 19.50.090, "Special Street Graphics". A directional graphic is required to be located
at an exit or an entrance to the premises. The applicant is proposing to not locate one of the three
proposed directional graphics at an exit or an entrance to the premises.
Staff finds the proposed departures are appropriate for a desirable development within an existing
multi-tenant commercial building.
The addition of the proposed restaurant with a drive-through service would result in the loss of
four parking spaces leaving the site with 55 parking spaces. However,currently approximately 21
parking spaces are occupied during the peak parking demand on weekday afternoons.This parking
occupancy would remain the same or it will increase only slightly with the proposed restaurant,
because the restaurant's peak hours of operation are weekdays from 5:00 AM to 10:00 PM. The
restaurant's peak parking demand is 13 parking spaces, which includes employees, because on
average 75%of restaurant's sales come from the drive-through window.The applicant anticipates
that even more people would opt for the drive-through service at the new location because the
drive-through service would be able to accommodate more vehicles. Therefore, the proposed 55
parking spaces will continue to adequately serve the property and meet the parking demand of its
uses.
The proposed departure for the location of the third directional graphic is appropriate and necessary
for safe circulation within the parking lot. Because the most convenient access driveway to the
property is the one located at the northeast corner of the property,which is the closest to the drive-
through pick-up window, the directional graphic that would otherwise need to be located at this
access driveway is proposed to be located at the northwest corner of the building.This location for
the directional graphic is the most logical and most efficient location to guide the traffic entering
the site around the building to enter the drive-through service lane. The other two directional
graphics would appropriately be located at the other two entrance driveways and can efficiently
serve to direct drive-through traffic. All three directional graphics would meet the required height
and sign surface area and would have a masonry base to match the masonry on the building.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 34-20, subject to the following conditions:
- 13 -
Recommendation & Findings of Fact
Petition 34-20
January 4, 2021
1. Substantial conformance to the Development Application submitted by Randall Rd Real
Estate LLC, as applicant, and LAD Properties, LLC. as property owner,received October
28, 2020, and supporting documents including:
a. A letter regarding: "Dunkin and Baskin Robins — New interior build-out and
construction of a drive-thru facility", dated November 25, 2020;
b. ALTA/ACSM Land Title Survey,prepared by Landmark Engineering Group, Inc.,
dated January 14, 2003;
c. Site Plan, Directional Sign Plans, & Site Details, Sheet SP-1.0, prepared by MRV
Architects, Inc., dated November 25, 2020, last revised December 15, 2020, with
such further revisions as required by the Community development Director;
d. Equipment Plan, Sheet K 1.0, prepared by MRV Architects, Inc., dated November
25, 2020, with such further revisions as required by the Community development
Director;
e. Exterior Elevations, Sheet ELEV, prepared by MRV Architects, Inc., dated
November 25, 2020, with such further revisions as required by the Community
development Director;
f. Color Exterior Elevations, Sheet CE-1.0,prepared by MRV Architects, Inc., dated
November 25, 2020, with such further revisions as required by the Community
development Director; and
g. Site Equipment & Building Signage Details, Sheet SP-1.1, prepared by MRV
Architects, Inc., dated November 25, 2020, 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 restaurant with a
drive-through facility, and the establishment of any other use classified as a permitted use
in the PAB Planned Area Business District established by Ordinance No. G9-01, as
amended,provided a minimum of 55 parking spaces are located on the property.
3. A departure is hereby granted to allow the construction of three directional graphics located
in substantial conformance to the following documents:
a. Site Plan, Directional Sign Plans, & Site Details, Sheet SP-1.0, prepared by MRV
Architects, Inc., dated November 25, 2020, with such further revisions as required
by the Community development Director;
b. Site Equipment & Building Signage Details, Sheet SP-1.1, prepared by MRV
Architects, Inc., dated November 25, 2020, with such further revisions as required
by the Community development Director.
- 14-
Recommendation & Findings of Fact
Petition 34-20
January 4,2021
4. At the time of building permit review,the applicant shall submit a landscape plan showing
any existing shrubs and trees located along the north property line on the subject property
or the property adjacent to the north, which would be removed for the construction of the
sidewalk shall be replaced.
5. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
34-20 subject to the conditions outlined above, was five (5) yes, zero (0) no, and zero (0)
abstentions. One member was absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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SITE LOCATION
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EXHIBIT D
SITE LOCATION
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Petition 34-20
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