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HomeMy WebLinkAboutG14-19 Ordinance No. G14-19 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (590 North McLean Boulevard) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct a new commercial building with departures from the requirements of the zoning ordinance at 590 North McLean Boulevard; and WHEREAS, the zoning lot containing the premises at 590 North McLean Boulevard is legally described herein (the "Subject Property"); and WHEREAS,the Subject Property is located within the AB Area Business District and ARC Arterial Road Corridor Overlay District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on March 4, 2019, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use in the AB 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 March 4, 2019, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development authorizing the construction of a new commercial building with departures from the requirements of the zoning ordinance is hereby granted for the property commonly known as 590 North McLean Boulevard, and commonly identified by Kane County Property Index Numbers 06-10-329-009, 06-10-329- 010, 06-10-329-011, 06-10-329-012, and 060-10-329-013, and legally described as follows: LOTS 1, 2, 3, 4, 5 AND 6 IN BLOCK 1 OF ILLINOIS PARK SECOND ADDITION TO ELGIN, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE S70°16'13"E 140.22' TO A SET 5/8" REBAR; THENCE S00°00'00"E 258.78' TO A FOUND 1/2" REBAR; THENCE S88°33'42"W 132.00' TO A FOUND 1/2" REBAR; THENCE N00°00'17"W 309.43' TO THE POINT OF BEGINNING, CONTAINING IN ALL 0.861 ACRES, MORE OR LESS. (commonly known as 590 North McLean Boulevard). Section 3. That the conditional use for the Subject Property as authorized b_y this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by O'Reilly Auto Enterprises, LLC, as applicant, and St. Charles Bank & Trust Co., as property owner, received November 19, 2018, and supporting documents including: a. Undated Project Narrative New O'Reilly Auto Parts Store N.McLean BLVD Elgin, IL#2 letter, received November 16, 2018; b. Undated Planned Development Statement of Purpose and Conformance, received January 17, 2019; c. Sheet SV1, prepared by Blew& Associates, PA, dated August 2, 2018; d. Site Development Plan, Sheet C2of7, prepared by Craig A. Schneider, AIA, dated November 16, 2018; with such further revisions as required by the Community Development Director; e. Undated Sheet C2.2, prepared by Craig A. Schneider, AIA, received February 27, 2019, with such further revisions as required by the Community Development Director; f. Undated Site Plan O'Reilly Auto Parts Store Elgin, IL, prepared by HR Green, received February 27, 2019, with such further revisions as required by the Director of Community Development, g. Landscape Plans, Sheets Llof3,L2of3,and L3of3,prepared by Craig A. Schneider, AIA, dated November 16, 2018, received February 27, 2019, with such further revisions as required by the Director of Community Development; h. Undated Sheet C4, prepared by Craig A. Schneider, AIA, received February 27, 2019, with such further revisions as required by the Director of Community Development; i. Site Photometric Plans, Sheets SP1 and SP2,prepared by Craig A. Schneider, AIA, dated November 12, 2018, with such further revisions as required by the Director of Community Development; 2 j. Sheet US1, prepared by Craig A. Schneider, AIA, dated November 12, 2018, with such further revisions as required by the Community Development Director; k. Floor Plan, prepared by Craig A. Schneider, AIA, dated January 11, 2019, with such further revisions as required by the Community Development Director; 1. Sheet CE1, prepared by Craig A. Schneider, AIA, dated January 8, 2019, last revised February 21, 2019, with such further revisions as required by the Community Development Director; and m. Sign Plans, Sheets SG1.1,SG1.2,and SG2.1,prepared by Craig A. Schneider,AIA, dated January 11, 2019, last revised February 27, 2019, 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 construct the building with a 5.3-foot building street yard setback from the east property line, and a 7.5-foot building street yard setback from the north property line. 3. A departure is hereby granted to allow a transition landscape yard along the west property line with a depth of 5.6 feet. 4. A departure is hereby granted to allow a six-foot high privacy PVC fence along the west property line in the street yards north and south of the building. 5. A departure is hereby granted to allow the construction of the vehicle use area without the minimum required interior landscape yards. 6. No motor vehicle repair of any kind is permitted on the property, including in the parking lot, and on the interior and exterior of the building. 7. The applicant shall pay a fee of seven thousand four hundred dollars ($7,400) in lieu of planting all required replacement trees. The fee, which is to be collected at the time of building permit issuance, is in addition to the installation of 18 new deciduous trees and other landscaping materials in substantial compliance with the Landscape Plans, Sheets Llof3, L2of3, and L3of3, prepared by Craig A. Schneider, AIA, dated November 16, 2018, received February 27, 2019, with such further revisions as required by the Director of Community Development; and 8. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. pa-1/7 ' j a4/ David J. Kapt. , yor 3 Presented: April 24, 2019 Passed: April 24, 2019 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: April 24, 2019 Published: April 26, 2019 Attes : Aef(e'd, FLN Kimberly Dewis, y Clerk •n i � y x�'n7k. s 4 ATTACHMENT A March 4, 2019 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 52-18, an application by O'Reilly Auto Enterprises, LLC, as applicant, and St. Charles Bank & Trust Co., as property owner, are requesting approval of a conditional use for a planned development with departures from (1) Section 19.35.435, "Site Design", specifically to reduce the required building street yard setback from the north and east property lines, (2) Section 19.35.435, "Site Design", specifically to reduce the required transition landscape yard along the west property line,(3)Section 19.90.015, "Definitions and Regulations", specifically to allow a 6-foot high, solid fence in the south and north street yards, and (4) Section 19.12.720, "Landscape Yards", specifically to reduce the minimum total area of a required interior landscape yard, all of which are necessary to construct a new, one-story commercial building with accessory parking at the property commonly referred to as 590 N. McLean Boulevard. The property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 52-18 Property Location: 590 N. McLean Boulevard Requested Action: Conditional Use for a Planned Development Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. AB Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant(former bank building) Proposed Use: Auto supply store Applicant: O'Reilly Auto Enterprises, LLC Recommendation& Findings of Fact Petition 52-18 March 4, 2019 Owner St. Charles Bank&Trust Co. Staff Coordinator: 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 BACKGROUND O'Reilly Auto Enterprises, LLC, as applicant, and St. Charles Bank & Trust Co., as property owner, are requesting approval of a conditional use for a planned development with departures from(1) Section 19.35.435, "Site Design", specifically to reduce the required building street yard setback from the north and east property lines, (2) Section 19.35.435, "Site Design", specifically to reduce the required transition landscape yard along the west property line,(3)Section 19.90.015, "Definitions and Regulations", specifically to allow a 6-foot high, solid fence in the south and north street yards, and (4) Section 19.12.720, "Landscape Yards", specifically to reduce the minimum total area of a required interior landscape yard, all of which are necessary to construct a new, one-story commercial building with accessory parking at the property commonly referred to as 590 N. McLean Boulevard. The 37,493-square foot property, zoned AB Area Business District and ARC Arterial Road Corridor Overlay District, is located at the southwest corner of N. McLean Boulevard and Wing Street. The property is improved with a one-story commercial building and accessory parking lot that was formerly occupied by a bank. The property has been vacant since 2016. -2 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 I y The property is surrounded on three sides by public roads: N. McLean Boulevard on the north and east and Kaskaskia Avenue ... .. on the south. The properties •t immediately to the west, ,`•..,;, ''bz separated by a public alley, are 1,1 ll zoned RC2 Residence � '' '' },/ Conservation District and are improved with single-family UBJECT ! homes. The property to the south ROPERTY , • across Kaskasia Avenue is zoned AB Area Business District and u ARC Arterial Road Corridor Overlay District, and it is 1• , n improved with a two-story office } l _ c building and accessory parking. ' l m ,• a The buildingadjacent to the south, featuring traditional colonial architecture, is located •-'ialong the street with parking ,`' i ' behind and south of the building. ' The property to the east across N. r __.'''t �-• . McLean Boulevard is zoned PAB ai, _ I. 4 Planned Area Business District ih y and ARC Arterial Road Corridor Figure 2.Site area map with zoning overlay. Overlay District and is improved with a one-story commercial retail building home to Walgreens.The property to the north across N.McLean Boulevard is zoned MFR Multiple Family Residence District and ARC Arterial Road Corridor Overlay District, and is improved with a one-story multiple-family building with eight residential units. Proposal The applicant is proposing to demolish the existing building on site and construct a new 7,228- square foot building for O'Reilly Auto Parts retail store. The applicant has agreed to situate the building near the street corner and away from the single-family homes adjacent to the west. The accessory parking lot with 31 parking spaces is located behind the building(west)and south of the building. The 31 parking spaces meet the 29 parking spaces required by code. - 3 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 The vehicular access to the property would be provided from Kaskaskia Avenue on the 4 itt " 41C16-,IN gcVD south. The two existing curb cuts to N. McLean Boulevard would be closed and restored with landscaping and public • sidewalk. While the building is set back 5.3 feet from the east property line, it is located 17.5 feet from the curb of N. McLean • Boulevard. The applicant would widen the O'Reilly ' ; public sidewalk in front of the building near A1TO PARTS the intersection and along N. McLean Boulevard from 5 feet to 10 feet to improve the pedestrian access around and to the building. Z The building would feature brick exterior on all sides, with traditional architectural elements including stone base and a decorative cornice on top of the parapet wall. The entrance to the building would be on the ] south façade off of the parking lot, however non-transparent storefront windows would I1 <� I be installed on the east and north facades to complement the pedestrian friendly design • along the street. The exterior material on all elevations would include two-tone-color brick with stone veneer accents. All Figure 3.Proposed landscape plan. storefront windows would be capped with decorative suspended trellises. The applicant would install extensive landscaping throughout the site, including 18 new trees to replace the 11 existing trees to be removed. Six shade trees, 52 six-foot high junipers, a six-foot privacy fence, and other landscaping shrubs would be installed along the west property line. The privacy fence, with a tan color to match the building, would also be installed along west property line to provide additional screening for the single-family homes to the west. A hedge of shrubs would also screen the parking lot from the adjacent streets,while a variety of landscaping materials including evergreen and deciduous ornamental trees would be installed as foundation plantings along the east and north sides of the building facing the street. The refuse enclosure is located behind the building and enclosed with a masonry wall which would match the exterior of the building. O'Reilly Auto Parts would be open 7:30 AM to 9:00 PM Monday through Saturday, and 9:00 AM to 7:00 PM on Sundays. The store deliveries would be done by a box-size truck (typically 10-26 -4 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 feet in length)during normal business hours. The store is expected to have a total of 12 employees with up to eight employees during peak times. The proposed development requires four departures from the requirements of the zoning ordinance,which are outlined in Table 1 below: Table 1. Detail of Departures for the Proposed O'Reilly Auto Parts Store Site Design Requirement Required Proposed Building Street Setback 25 ft. 5.3 ft. (east) 7.5 ft. (north) Transitional Landscape Yard 25 ft. 5.6 ft. Privacy Fence Location 6-foot high privacy fence only 6-foot high privacy fence allowed in side and rear yards proposed in street yards north and south of the building Interior Landscape Yard 965 sq. ft. 644 sq.ft. The Community Development Department offers the following additional information: A. Property History. The subject property was subdivided prior to its annexation to the City in 1955. Upon annexation, the property was zoned D Commercial. In 1962, the property was rezoned to B1 Retail Business District. In 1992, the property was zoned 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 existing, one-story 3,267-square foot commercial building on the property was constructed in 1984. The building was constructed for a bank, which last occupied the building in 2016. The property has been vacant since that time. B. Surrounding Land Use and Zoning. The properties immediately to the west, separated by a public alley, are zoned RC2 Residence Conservation District and are improved with single-family homes. The property to the south across Kaskasia Avenue is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District, and it is improved with a two-story office building and accessory parking. The property to the east across N. McLean Boulevard is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District, and it is improved with a one-story commercial-retail building home to Walgreens. The property to the north across N. McLean Boulevard is zoned MFR Multiple Family Residence District and ARC Arterial Road Corridor Overlay District and is improved with a one-story multiple-family building with eight residential dwelling units. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily - 5 - Recommendation&Findings of Fact Petition 52-18 March 4, 2019 traveled corridors and intersections, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller, stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District. The purpose of the AB Area Business District 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 CC 1 Center City District. E. Trend of Development. The area around the intersection of N. McLean Boulevard and Wing Street has been zoned for a neighborhood business district since its annexation in the 1950s. Over the years, properties along N. McLean Boulevard near Wing Street have developed with neighborhood retail and service uses providing goods and services to the surrounding neighborhoods. Other retail uses in close proximity of the site include Walgreens and Dollar General and several restaurants, including Big Apple Bagels and Little Caesars Pizza. Despite the large volume of traffic, N. McLean Boulevard corridor south of the subject property maintains an intimate feel because several, two- and three- story office buildings were constructed close to the street with parking in the side and rear yards.The corridor has developed with a variety of uses,including offices,multiple-family residential, and senior housing developments dispersed among single-family neighborhoods. Staff anticipates the corridor will continue to be dominated by a variety of uses and is therefore well positioned to include new, multiple-family residential developments and retail service uses providing commercial goods and services to the surrounding neighborhoods. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 52-18 on March 4,2019.Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated March 4, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined within§ 19.60.040, and standards for conditional uses outlined within§ 19.65.030: - 6- Recommendation& Findings of Fact Petition 52-18 March 4, 2019 STANDARDS FOR 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 37,493-square foot property is improved with an existing, one-story commercial building with a drive-through lane, formerly home to a bank,and the accessory parking lot.The property is generally flat and does not contain any watercourses that would have a negative impact on the proposed development. While the majority of the property is currently paved and no significant vegetation exists, the property does include 11 existing trees proposed to be removed to accommodate the new development. Instead, the applicant would install 18 new trees and extensive landscaping throughout the site. The proposed transition landscape yard along the west property line would include six shade trees,52 six-foot high junipers,a 6-foot high privacy fence, and other landscaping shrubs. The applicant is also proposing various ornamental trees and foundation plantings along the east and north facades of the building facing the street. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Municipal water, sanitary sewer, and stormwater systems are located in Kaskaskia Avenue right of way.The applicant would install new utility connections to the existing water, sanitary sewer, and stormwater infrastructure. The existing facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should -7 - Recommendation& Findings of Fact Petition 52-18 March 4, 2019 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 property has frontage on three sides: N. McLean Boulevard on the north and east and Kaskaskia Avenue on the south.The property currently has two driveway access curb cuts to N. McLean Boulevard and one along Kaskaskia Avenue.The applicant would close the two existing curb cuts along N.McLean Boulevard and restore them with street curb, parkway, and public sidewalk. The existing driveway access to Kaskaskia Avenue would be improved to meet the City standards and provide the sole vehicular access to the site. The proposed improvements would improve the existing traffic conditions near the intersection of N. McLean Boulevard and Wing Street. The proposed development is required to provide 29 parking spaces based on the requirement for one parking space per 250 square feet of floor area. The applicant is proposing 31 parking spaces and four bike parking spaces(two bike racks)which meet and exceed the zoning ordinance requirements.The proposed development would not have any negative effect on the surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was subdivided prior to its annexation to the City in 1955. Upon annexation, the property was zoned D Commercial and has maintained the commercial zoning classification since that time. In 1962, the property was rezoned to B1 Retail Business District. In 1992,the property was zoned 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 existing, one-story, 3,267-square foot commercial building on the property was constructed in 1984. The building was constructed for a bank, which last occupied the building in 2016. The property has been vacant since that time. 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. - 8 - Recommendation& Findings of Fact Petition 52-18 March 4,2019 Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The properties immediately to the west, separated by a public alley, are zoned RC2 Residence Conservation District and are improved with single-family homes. The property to the south across Kaskasia Avenue is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District,and it is improved with a two-story office building and accessory parking.The property to the east across N.McLean Boulevard is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial retail building home to Walgreens.The property to the north across N.McLean Boulevard is zoned MFR Multiple Family Residence District and ARC Arterial Road Corridor Overlay District and is improved with a one-story multiple-family building with eight residential dwelling units. 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 area around the intersection of N. McLean Boulevard and Wing Street has been zoned for a neighborhood business district since its annexation in the 1950s. Over the years, properties along N. McLean Boulevard near Wing Street have developed with neighborhood retail and service uses providing goods and services to the surrounding neighborhoods. Other retail uses in close proximity to the site include Walgreens and Dollar General and several restaurants, including Big Apple Bagels and Little Caesars Pizza. Despite the larger volume of traffic, N. McLean Boulevard corridor south of the subject property maintains an intimate feel because several, two- and three- story office buildings along the corridor were constructed close to the street with parking in the side and rear yards.The corridor has been developed with a variety of uses,including offices, multiple-family residential, and senior housing developments dispersed among single-family neighborhoods. Staff anticipates the corridor will continue to be dominated by a variety of uses and is therefore well positioned to include new multiple-family residential developments and retail service uses providing commercial goods and services to the surrounding neighborhoods. 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. This standard is not applicable. The applicant is not seeking approval of a planned development district as a map amendment. -9- Recommendation&Findings of Fact Petition 52-18 March 4,2019 H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily traveled corridors and intersections,Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller, stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian- friendly. 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. The subject property is suitable 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. The applicant is proposing to construct the building along the street to meet the transition setback from the single-family residential neighborhood adjacent to the west. As a result,the building does not meet the required building street setback and the approval of a planned development is necessary. In addition to providing a code-compliant transition setback,the location of the building along the street is consistent with the historical pattern of commercial buildings on the west side of N. McLean Boulevard. The existing bank building on the property, and the adjacent office building to the south, as well as several other commercial developments along N. McLean Boulevard further to the south, are located along the street with parking in rear and to the side of the buildings. The siting of the building along the street with parking in rear is a preferred and more appropriate urban design which re-establishes traditional neighborhood development and contributes to re- establishing a "street-wall" where buildings and not surface parking lots dominate the streetscape. Such site development,along with enhanced building architecture and new and wider public sidewalks, will facilitate pedestrian activity and enhance the neighborhood character. - 10- Recommendation& Findings of Fact Petition 52-18 March 4,2019 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.No existing site features,including topography and watercourses, exist that would have a negative impact on the proposed redevelopment of the property. While the majority of the property is currently paved and no significant vegetation exists, the property does include 11 existing trees proposed to be removed to accommodate the new development. Instead, the applicant would install 18 new trees and extensive landscaping throughout the site. The proposed transition landscape yard along the west property line would include six shade trees,52 six-foot high junipers,a 6-foot high privacy fence and other landscaping shrubs. The applicant is also proposing various ornamental trees and foundation plantings along the east and north facades of the building facing the street. 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 development would include only one tenant within the proposed commercial building. The proposed auto parts store is a permitted use in the AB Area Business District. The use would complement other existing office and retail uses in the immediate area which provide essential needs and services to the immediate neighborhood. The hours of operation are similar to other surrounding retail uses and will not have any negative impact on the adjacent single-family neighborhood. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.35.435,"Site Design". The minimum required building street yard setback is 25 feet. The applicant is proposing a 5.3-foot street yard setback from the east street lot line and 7.5 feet from the north street lot line. - 11 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 2. Section 19.35.435,"Site Design". The minimum required transition landscape yard along the west property line is 25 feet. The applicant is proposing a transition landscape yard with a depth of 5.6 feet. 3. Section 19.90.015,"Definitions and Regulations". A six-foot high solid privacy fence is only allowed in the side and rear yards. The applicant is proposing a six-foot high solid privacy fence along the west property line which extends into the street yards north and south of the building. 4. Section 19.12.720, "Landscape Yards". Based on the proposed vehicle use area, the proposed development is required to have a minimum of 965 square feet of interior landscape yard. The applicant is proposing to provide 644 square feet of interior landscape yard. Staff finds the proposed departures are appropriate to achieve a desirable redevelopment of a vacant property. The applicant is seeking a departure from the building street yard setback requirement to meet the transition setback from the west property line adjacent to the single-family homes and minimize any negative impact on the adjacent properties. In doing that, the proposal also meets the goals, objectives, and design guidelines of the 2018 Comprehensive Plan which advocates placement of new buildings along streets with parking lots to the side and rear of buildings to improve the look of commercial areas and facilitate more pedestrian street life. Similarly, the proposed departure from the fence requirement is a response to the requirement for enhanced screening of the property from the adjacent single-family homes. Due to the limited space available to provide the full required transition landscape yard, the applicant is proposing a 6-foot high solid privacy fence to maximize the screening of the commercial property form the residential neighborhood. The fence would end 20 feet shy of the north and south property lines to provide vision clearance for vehicles entering and exiting the adjacent alley. Finally, the applicant is seeking a departure from the interior landscape yard requirement to provide the adequate number of parking spaces and to install the refuse enclosure in rear of the building and away from the streets. The applicant could have eliminated several parking spaces to provide the additional required interior landscape yard,but that would likely have a negative effect on the neighborhood with employees and customers parking on neighborhood streets. Instead,the applicant is maximizing the proposed landscaping, installing 18 new trees, extensive landscaping along the west property line, screening the proposed parking lot with evergreen hedge, and extensive foundation plantings along the east and north side of the building facing the street. The proposal would result in the redevelopment of the vacant site with a high-quality commercial development that could spur further reinvestment within the N. McLean Boulevard commercial corridor. - 12 - Recommendation&Findings of Fact Petition 52-18 March 4, 2019 STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements.The 37,493-square foot property is improved with an existing,one- story commercial building with a drive-through lane, formerly home to a bank, and the accessory parking lot. The property is generally flat and does not contain any watercourses that would have a negative impact on the proposed development. While the majority of the property is currently paved and no significant vegetation exists, the property does include 11 existing trees proposed to be removed to accommodate the new development. Instead, the applicant would install 18 new trees and extensive landscaping throughout the site. The proposed transition landscape yard along the west property line would include six shade trees,52 six-foot high junipers,a 6-foot high privacy fence and other landscaping shrubs. The applicant is also proposing various ornamental trees and foundation plantings along the east and north facades of the building facing the street. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Municipal water, sanitary sewer,and stormwater systems are located in Kaskaskia Avenue right of way. The applicant would install new utility connections to the existing water, sanitary sewer, and stormwater infrastructure. The existing facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage on three sides: N. McLean Boulevard on the north and east and Kaskaskia Avenue on the south.The property currently has two driveway access curb cuts to N. McLean Boulevard and one along Kaskaskia Avenue.The applicant would close the two existing curb cuts along N. McLean Boulevard - 13 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 and restore them with street curb, parkway, and public sidewalk. The existing driveway access to Kaskaskia Avenue would be improved to meet the City standards and provide the sole vehicular access to the site. The proposed improvements would improve the existing traffic conditions near the intersection of N. McLean Boulevard and Wing Street. The proposed development is required to provide 29 parking spaces based on the requirement for one parking space per 250 square feet of floor area. The applicant is proposing 31 parking spaces and four bike parking spaces(two bike racks)which meet and exceed the zoning ordinance requirements.The proposed development would not have any negative effect on the surrounding properties. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed conditional use for a planned development would realize the redevelopment of a vacant commercial property. The new development would improve the traffic conditions in the area by eliminating two existing curb cuts on N. McLean Boulevard. The proposed building is located along the street which meets the design guidelines,goals,and objectives of the 2018 Comprehensive Plan.The proposal represents a new development that would have a positive effect on all surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings.This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 52-18, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by O'Reilly Auto Enterprises, LLC, as applicant, and St. Charles Bank & Trust Co., as property owner, received November 19, 2018, and supporting documents including: - 14 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 a. Undated Project Narrative New O'Reilly Auto Parts Store N. McLean BLVD Elgin, IL #2 letter, received November 16, 2018; b. Undated Planned Development Statement of Purpose and Conformance, received January 17, 2019; c. Sheet SV1,prepared by Blew &Associates, PA, dated August 2, 2018; d. Site Development Plan, Sheet C2of7, prepared by Craig A. Schneider, AIA, dated November 16, 2018; with such further revisions as required by the Community Development Director; e. Undated Sheet C2.2,prepared by Craig A. Schneider,AIA,with such further revisions as required by the Community Development Director; f. Undated Site Plan O'Reilly Auto Parts Store Elgin, IL,prepared by HRGreen,received February 27, 2019, with such further revisions as required by the Director of Community Development, g. Landscape Plans, Sheets Llof3, L2of3, and L3of3, prepared by Craig A. Schneider, AIA, dated November 16, 2018, received February 27, 2019, with such further revisions as required by the Director of Community Development; h. Undated Sheet C4,prepared by Craig A. Schneider, AIA, received February 27, 2019, with such further revisions as required by the Director of Community Development; i. Site Photometric Plans, Sheets SP1 and SP2, prepared by Craig A. Schneider, AIA, dated November 12, 2018, with such further revisions as required by the Director of Community Development; j. Sheet US1,prepared by Craig A. Schneider,AIA,dated November 12,2018,with such further revisions as required by the Community Development Director; k. Floor Plan, prepared by Craig A. Schneider, AIA, dated January 11, 2019, with such further revisions as required by the Community Development Director; 1. Sheet CE1, prepared by Craig A. Schneider, AIA, dated January 8, 2019, last revised February 21, 2019, with such further revisions as required by the Community Development Director; and m. Sign Plans, Sheets SG1.1, SG1.2, and SG2.1, prepared by Craig A. Schneider, AIA, dated January 11, 2019, last revised February 27, 2019, 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 construct the building with a 5.3-foot building street yard setback from the east property line, and a 7.5-foot building street yard setback from the north property line. 3. A departure is hereby granted to allow a transition landscape yard along the west property line with a depth of 5.6 feet. - 15 - Recommendation & Findings of Fact Petition 52-18 March 4, 2019 4. A departure is hereby granted to allow a six-foot high privacy PVC fence along the west property line in the street yards north and south of the building. 5. A departure is hereby granted to allow the construction of the vehicle use area without the minimum required interior landscape yards. 6. No motor vehicle repair of any kind is permitted on the property, including in the parking lot, and on the interior and exterior of the building. 7. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 52-18, subject to the conditions outlined by the Community Development Department, was four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 16 - ftosi4 ft1 , 1114%, 1 v \ ,,\\ i(irl"), , ..- -.." — - ft /10- j* /, • C - aftft*: .1 11111 press - , .All Wrr,till r S111A1- 1 . g4are " ` iir .2 . , _ .„.„ 0 Lft ...„,..„ * '' Subject Property Petition 52 -18 AI • .., . • i Harlan Ave• , ` 1 .,. I. . 1- , iiir 900,,. • c6 i 8 Kaskaskia Ave i `'�""' • ". • - `--- r ii . ,.. , •: • t F -.' - i i JP' II. e . .. li , - . it. ' 'leQ Rt. . ea 1111 • a ' • k rJ CO e j • C1r(' ' Rs (•� Manor Ct . . ; Illinois Pkwy v' r t-A i- �. . ` ,„ • EXHIBITA Aerial/Location Map I W-A p_E I 5 0 40 80 160 240 320 Map prepared by City of Elgin Feet Department of Community Development 52 0 0100 ...._1p/hti Royal BlvdIII assi•— P1i-iuIiIj Tuileries tell Du���Ory Oars p� Kensington LOOP 1111 = IOW �� _ 11111111 r _ —11111111 OURWill PRC M PMFR e Q - saw Lk% C ,0 RC1 k e'/ ss44aip ///////// Subject Property ///0 Petition 52 -18 ,N $ 114."4'N,..s., wi ,,iiiirra-iiiiii c�ii* aitillill NO 6- 4.4z : , �ilii • .00 it Oft. 1 41111141, itifte Legend Harlan Ave _ , �`` Q ''''''''� ORC1 Residence Conservation 1 11111 • \\ ` N V ORC2 Residence Conservation 2 o ORC3 Residence Conservation 3 -- • lib OPRC Planned Residence Conservation - - C7 iiii O SFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 Kaskaskia Ave O SFR2 Single Family Residence 2 AB I FAB O PSFR2 Planned Single Family Residence 2 ■ I Q TRF Two Family Residence uIIIII ■■ O PTRF Planned Two Family Residence Manor Ct O MFR Multiple Family Residence ■■ Illinois Pkwy OPMFR Planned Multiple Family Residence RB Residence Business m PRB Planned Residential Business Q > 0 IM NB Neighborhood Business Y 111111 Q ■■ It -PNB Planned Neighborhood Business g Q m - Eagle Dr VAB Area Business Eagle Rd .■ o -PAB Planned Area Business t MN CC1 Center City 1 (\(`Z�T� ■■ X -CC2 Center City 2 MI PCC PCC Planned Center City -ORI Office ResearchIndustrial OffiR - - -■ .■ -PORI Planned Office Research Industrial P*/( NI GI General Industrial 11�i1 111.1 PGI PGI Planned General Industrial RB IP _♦ ♦♦ -CI Commercial Industrial -- - TFR Community Facility 1 FR MI Planned Community Facility Demmond St CF D�r1 iMIMI l� L EXHIBIT B Zoning Map N r W-I1,-E S Map prepared by City of Elgin 0 80 160 320 480 640 Department of Community Development Feet Subject Property 590 N. McLean Blvd. gst Petition 52 -18 0610329013 0610329009 0610329010 ! 1 -- - - i 0610329011 m = a, 0610329012 � I Kaskaskia Ave EXHBIIT C Parcel Map N City of Elgin Department of Community Development 0 12 25 50 75 100 Feet EXHIBIT D SITE LOCATION 590 N. McLean Boulevard Petition 52-18 -j ' 1 !• - -"-""2 .k. s yf..• ; r ' = '. r"----......... _ `-` -' `a, - ter, r 411 "' .'-'rte} Il • 'AMI -_ . j IJ a F.. .. . } / .. '"'‘ ..yam A ' •- �s .ice' ♦ Naro u 1 r .al- • ' - 1r+ c1 Bird's eye view looking north Ili) . . .1. ,-:, ;-'.-: +a sem. - - , Mai..,. ... + - }' iit i\ei r , ki i ,m;,io., i _ _ 4 i ,i..., "41- . fir., • k s'i_ . ) ub'ect Propert •LI 4 rr A411i Ilio ,A A L ,trier s: —''rte ,� .. wing suet _ t CV t -;+".' r ... - it' .'s« L -3C Ai b � _ _ .:- J if ` cc c,_ Picto{Yi-rt, Bird' s eye view looking south EXHIBIT D SITE LOCATION 590 N. McLean Boulevard Petition 52-18 14.-. t. ';?- lilt . ' vhis '. .. ei N,"1 xsid " ' ..,.. 3 . L. .,. .,. ,, ir. ff) S ubject Prope .. , 0 At:_ r, \ --,' 41L, , . ." il IlL*AL.. - A „.. N„.. , r WI• ...4 Ps.,. *i Future Location of . . 1 ...lir' ' . '.. ' — -7.1"":".1'. 'i ',/, '4/ '`.. Pro osed Buildin. /...4 P ' • .. I 4 lg.i f I le' , . 4. - '''' b71`,1,1 i 'PC • 114. 43 ,e, • 4'4 Tr —r*-- ,!•. —s.Fc..— • . t . \ , ,• 1* .4 • VI 6 iiii -t- 363 Syl. -... , / . 433.413. a J , 10' i ....„ . 1 ,r, ., , 'it, , N•Ill' 7 .. . , .. ._ ,I , .1..... . 4: ,... .. . , / / it, ., ., ....,..w . • • i 4.i ...* „ ..: . I A , ,....... ... • 6., ta a • ,-„, itinseri i . • -. 4 . P .44,40. ....,,amithketarmit' i . Bird's eye view looking west EXHIBIT D SITE LOCATION 590 N. McLean Boulevard Petition 52-18 . vi 1 .L JIM-, 1411 446A I 1 • ...mu JO i.... lir _ ''''""'."4-Ity+++-----..---- IP , --..,... Former bank building currently on site 1l . .-„,.. . ,. s. . . .r, / _ • . . , 4 Sr tf,„.- , . . it , , 4 •t ,-, , ..,- tr t 141' ; e,..... _, *. "I r-`&44110P,'!Il• ' '14‘E.. ., 7. .2" tor— * ‘' • f: ' ,. 4-.,,lofv... --:,..,... . • 1 le 747-1.\iit :-N.' '•:,gc.'71' , ' f•I En.,„, yr, E.., % :. ,"4 -.•. -,q'.4:1141e:,....v, — , . • , . • .. 111114411 ii ---- ---— -,_ . t.. '— . , ., View of the property from the east looking west EXHIBIT D SITE LOCATION 590 N. McLean Boulevard Petition 52-18 • is i f ✓ Lt'e'�r „ i, . „s,•-4111. ' k • .,p -_.. + �!� —~- • 4 Google .5 - •- View of the property from the north looking south maw l,k- A 4. ••• tom•. as ��� or ., 11 401? , inumwri, -- ..-.4,, / • Google r View of the property from the south looking north EXHIBIT D SITE LOCATION 590 N. McLean Boulevard Petition 52-18 1 i { J li ) ‘t 1 - 1P1111111.111141111.11 lift Walgreens building to the east r . 1 i ____, .4 I � s, ........ I ,, / . , 41,. a a ' . / 4:' 'b' w ass u /a` 11. d fp ')f! i �' # (' L31 LLL � 7./ ' 1 3 44400101 t i +. •$41. 11t Multi-tenant office building to the south This page has intentionally been left blank.