HomeMy WebLinkAboutG26-19 Ordinance No. G26-19
AN ORDINANCE
AMENDING ORDINANCE NO. G40-06, WHICH AMENDED THE DEVELOPMENT PLAN
IN A PAB PLANNED AREA BUSINESS DISTRICT AND GRANTED A CONDITIONAL
USE FOR A PLANNED DEVELOPMENT IN THE ARC ARTERIAL ROAD CORRIDOR
DISTRICT, AND AMENDING ORDINANCE G72-18 WHICH AMENDED ORDINANCE
NO. G11-15 WHICH AMENDED PAB PLANNED AREA BUSINESS DISTRICT
ORDINANCE NO. G40-06,
(807 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. G40-06; and
WHEREAS, by adopting Ordinance No. G72-18 on December 19, 2018, and Ordinance
No. G11-15 on April 22, 2015, the City Council amended certain provisions of Ordinance No.
G40-06, and
WHEREAS, written application has been made to further amend PAB Planned Area
Business District Ordinance No. G40-06, as amended by Ordinance No. G11-15, and Ordinance
No. G72-18, to construct a new freestanding restaurant building with a drive-through facility and
accessory parking within the portion of the parking lot of the property commonly known as 815 S.
Randall Road "Meijer Store", and
WHEREAS, after due notice in the manner provided by law, the Planning and Zoning
Commission conducted a public hearing concerning said application on May 6, 2019; 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. G40-06, as amended by
Ordinance No. G11-15 and Ordinance No. G72-18, pertains to the government and affairs of the
city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated May 6, 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 Section 4. G. of Ordinance No. G40-06, which regulates '`Site Design"
in the PAB Planned Ara Business District of the Subject Property, is hereby further amended only
as set forth in this ordinance to allow for the redevelopment of the specified portion of The Meijer
Store parking lot to construct a freestanding restaurant building with a drive-through facility and
accessory parking, and shall include the following additional conditions:
16. Substantial conformance to the Development Application submitted by Amin Dhanani
for HZ Props RE, Ltd., as applicant, and Meijer Stores Limited Partnership, as property
owner, received November 2, 2018, and supporting documents including:
a. Qualifying Statement and Narrative for a Proposed Popeye's restaurant with a drive
thru window at 807 South Randall Road. Elgin, IL. prepared by Atul Karkhanis
Architects, dated February 19, 2019;
b. Ratio LED Series by Hubbel Outdoor Lighting light fixture specifications, received
April 11, 2019; with such further revisions as required by the Community
Development Director;
c. ALTA/NSPS Land Title & Topographic Survey, prepared by Woolpert, Inc., dated
May 4, 2018, last revised August 6, 2018;
d. Final Plat Resubdivision of Lot 1 in the Resubdivision of Lot 1 of the Final Plat of
the 1St Resubdivision of Lot 1 of Woodbridge North Commercial Subdivision 821
South Randall Road, prepared by Woolpert, Inc., dated April 29, 2019, with such
further revisions as required by the City Engineer;
e. Access Easement Exhibit, prepared by Woolpert, Inc., dated April 8, 2019, with
such further revisions as required by the City Engineer;
f. Proposed Site Plan Sheet A-0, prepared by Atul Karkhanis Architects, dated April
12, 2019, with such further revisions as required by the Community Development
Director;
g. Landscape Plan, prepared by Woolpert Inc., February 14, 2019, last revised April
12, 2019, with such further revisions as required by the Community Development
Director;
h. Photometric Plan, prepared by PG Enlighten, dated April 11, 2019, with such
further revisions as required by the Community Development Director;
i. Proposed Floor Plan, prepared by Atul Karkhanis Architects, dated February 20,
2018, with such further revisions as required by the Community Development
Director;
j. Proposed Exterior Elevations — S +W, Sheet A-2, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
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k. Proposed Exterior Elevations — N + E, Sheet A-3, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
1. Trash Enclosure Elevation, Sheet A-7, prepared by Atul Karkhanis Architects,
dated February 15, 2019, with such further revisions as required by the Community
Development Director;
m. Proposed Wall Sign — West, Sheet A-4, prepared by Atul Karkhanis Architects,
dated February 20, 2019, with such further revisions as required by the Community
Development Director;
n. Proposed Wall Sign — North & South, Sheet A-5, prepared by Atul Karkhanis
Architects, dated February 20, 2019, with such further revisions as required by the
Community Development Director;
o. Proposed Monument Sign, Sheet A-6, prepared by Atul Karkhanis Architects,
dated February 20, 2109, with such further revisions as required by the Community
Development Director;
p. Proposed Directional Sign, Sheet A-6.1, prepared by Atul Karkhanis Architects.
dated April 15, 2019, with such further revisions as required by the Community
Development Director;
q. Drive Thru & Topper with Digital Screen and Optional Wings, page 20 of 29.
prepared by Loren Industries, dated March 8, 2019, last revised April 12. 2019.
with such further revisions as required by the Community Development Director:
and
r. Engineering plans titled "Proposed Improvements for Popeyes Louisiana Kitchen
Elgin Meijer Outlot", prepared by Eriksson Engineering Associates, Ltd.. dated
May 5, 2017, last revised April 5, 2019, with such further revisions as required by
the City Engineer.
17. A departure is hereby granted to permit a total of 36 parking spaces for the proposed
restaurant building on the property commonly known as 807 South Randall Road.
18. A departure is hereby granted to allow a minimum vehicle use area interior yard setback
of 3.7 feet on the property commonly known as 807 South Randall Road.
19. The applicant shall replace any existing trees proposed to be preserved, and any
new trees proposed to be planted on the property commonly known as 807 South
Randall Road, which are damaged or deceased within the two years of the issuance of
the certificate of occupancy for the proposed restaurant.
20. Compliance with all applicable codes and ordinances.
Section 3. That Section 4. J. of Ordinance No. G40-06, which regulates "Signs in the
PAB Planned Ara Business District of the Subject Property, is hereby further amended to include
the following additional conditions:
8. A departure is hereby granted to allow a total of three wall graphics on the restaurant
building commonly known as 807 S. Randall Road, in substantial compliance with the
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following:
a. Proposed Exterior Elevations — S+W, Sheet A-2, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
b. Proposed Exterior Elevations — N+E, Sheet A-3, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director; and
c. Box-type wall graphics are not permitted. Any wall graphics to be installed must
be channel-letters street graphic.
9. A departure is hereby granted to allow two drive-through facility graphics for the
restaurant building commonly known as 807 S. Randall Road, in substantial
compliance with the following:
a. Drive Thru & Topper with Digital Screen and Optional Wings, page 20 of 29,
prepared by Loren Industries, dated March 8, 2019, last revised April 12. 2019,
with such further revisions as required by the Community Development Director:
and
b. Both drive-through facility graphics for the proposed restaurant at 807 South
Randall Road must have a masonry base with the minimum width of 80% of the
overall graphic width.
Section 4. That except as further amended herein, the use and development of the
Subject Property shall be controlled pursuant to the provisions of Ordinance No. 040-06. as
amended by Ordinance No. 011-15, and Ordinance No. G72-18. In the event of any conflict
between this ordinance and Ordinances No. G40-06, G11-15, and 072-18, this ordinance and
associated documents shall control and prevail.
Section 5. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
/ !
A Air .41.00lietr r
David J. Kapt :19,v, M. or
Presented: June 26, 2019
Passed: June 26, 2019
Vote: Yeas: 8 Nays: 0 • 435
Recorded: June 26, 2019
Published: June 28, 2019ar \41,,..'4',4-r-- s,„-,N,s,,, ,_
Att°s : ,� � .-
Kimberly Dewi ity Clerk
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EXHIBIT A
May 6, 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 Petitions 48-18 and 49-18 an
application by Amin Dhanani for HZ Props RE, Ltd., as applicant, and Meijer Stores Limited
Partnership, as property owner, are requesting approval of a preliminary and final plat of
subdivision, and of an amendment to the existing PAB Planned Area Business District Ordinance
No. G40-06, as amended by Ordinance No. G11-15 and Ordinance No. G72-18, with departures
from (1) Section 19.45.080, "Table of Required Parking", of the Elgin Municipal Code,
specifically to reduce the number of parking spaces required,(2)Section 19.35.435,"Site Design",
specifically to reduce the vehicle use area interior yard setback, (3) Section 19.50.080, "Wall and
Integral Roof Graphics", specifically to allow a total of three wall graphics, (4) Section 19.50.090,
"Special Street Graphics", specifically to allow two drive-through facility graphics, and any other
departures as may be necessary or desirable to construct a new restaurant building with a drive-
through facility at the property commonly referred to as 807 South Randall Road. The subject
property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay
District.
GENERAL INFORMATION
Petition Number: 48-18 and 49-18
Property Location: 807 S. Randall Road
Requested Action: Preliminary and Final Plat of Subdivision, and Amendment to
Planned Development as a Map Amendment
Current Zoning: PAB Planned Area Business District&ARC Arterial Road Corridor
Overlay District
Proposed Zoning: No change. PAB Planned Area Business District &ARC Arterial
Road Corridor Overlay District
Existing Use: N/A.
Recommendation& Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
Proposed Use: Eating place (restaurant)
Applicant: Amin Dhanani for HZ Props RE, Ltd.
Owner Meijer Stores Limited Partnership
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
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
BACKGROUND
- - eoMAp1, The subject property is part of the
s. ` ,`' '�* Meijer store site, which is Lot 1 of
l __ �4 w the Woodbridge North Commercial
' a� s , .i. ;• • Subdivision located at the southeast
° . corner of S. Randall Road and •
a - ' College Green Drive. The
•
'' commercial subdivision and the
'Mall .� existing Meijer store were approved
in 1999. In 2015,the City approved
'‘`w1 1.' ''. --
"'�°' the final plat of subdivision for the
.,•#- All first outlot in front of the Meijer
' ,.y store for the existing Starbucks
• E` .;• ' ' ' I restaurant at 821 S. Randall Road.
In 2018,the City approved a second
a ., ,,.: :" -II'. " I •: outlot, immediately north of
New rnLJ h i - , • Starbucks, for the construction of a
•
,tenant'eta lt rn•• r
o,,;,d,�, r4s ;,a,;,; -'' ,, .rr, . multi-tenant commercial building. .
II
The Starbucks restaurant was
'i 1.0 1 1 .;1 M completed in 2017, and the new
i' H, ' , . ' �• .: multi-tenant commercial building is
', 1. ifiad 1�
• currently under construction.
The commercial subdivision is
Menaras '- Iiii
surrounded by the Sierra Ridge
1 - 1`'It ' - - townhome community zoned PRC
Planned Residence Conservation
Figure 1.Existing Meijer site layout and proposed outlot location. District on the east,and the southern
portion of the Woodbridge North
Commercial Subdivision on the south with Menards store and other commercial outlots along S.
Randall Road. The properties to the west across S. Randall Road are zoned SFR2 Single Family
Residence District and are improved with single-family homes. The properties to the north across
College Green Drive are improved with townhomes,zoned PRC Planned Residence Conservation
District, and are part of the Townhomes of Woodbridge subdivision.
Proposal
The applicant is proposing to create a new 41,651—square foot outlot in front of the Meijer store
immediately south of the Meijer gas station and construct a new 2,990-square foot Popeyes
restaurant building. The fast-food restaurant would include a total of 36 parking spaces and one
drive-through service lane with ten stacking spaces.
The site would not have a direct access to Randall Road. Instead, and similar to the other outlots
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
in front of Meijer, access to the property would be directly from the Meijer parking lot, which
connects to College Green Drive on the north, Bowes Road on the south, and S. Randall Road via
a right-in-right-out access driveway immediately south of Starbucks,and a right-turn exit only lane
immediately west of the proposed restaurant.
"1/4 .1111111116
� I
:040
Figure 2:Proposed landscape plan
Popeyes building would feature the restaurant's signature architecture style with second floor
balconies and a brick and stone exterior to give the restaurant its unique appearance. Outdoor
seating would be provided in front (west) of the building and enclosed with a 3.5-foot high
aluminum fence. The site and the drive-through lane would have a counterclockwise circulation
with three access driveways connecting to the Meijer parking lot. The applicant would preserve
12 existing trees on the outskirts of the new outlot,but would also install seven new trees and other
landscaping to screen the parking lot.A new sidewalk would connect the building with Meijer and
the public sidewalk along Randall Road. The new parking lot light fixtures would match those
recently installed at Starbucks,and those to be installed as part of the new multi-tenant commercial
building site.
The proposal includes several departures, which are summarized in the Table 1 below. The
departures are further described in the Planned Development Departures and Exceptions portion
of the report further below.
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
Table 1.Detail of Required Departures
Zoning Regulation PAB District Proposal
Requirement
50
Parking (1/60 sq. ft.) 36
Vehicle Use Area 3.7 ft.
6 ft.
Interior Yard Setback Min.
#of Wall Graphics 2 3
# of Drive-through Graphics 1 2
Parking
The proposed restaurant is required to have a total of 50 parking spaces based on the requirement
for one parking space per 60 square feet of floor area. The proposed site requires a departure from
the parking requirement as it includes 36 parking spaces. However,sufficient parking exists within
the Meijer parking lot to meet the parking needs of all uses.
The applicant has submitted a parking study to demonstrate that after the construction of the new
multi-tenant retail building north of Starbucks, and the proposed Popeyes restaurant, adequate
parking would remain on site to meet the parking needs of the Meijer store,the Meijer gas station,
Starbucks restaurant, the multi-tenant retail building, and Popeyes restaurant. The entire site
currently has a total of 969 parking spaces, however, only 38 percent (363 of 969 spaces) are
occupied during peak parking demand on Sundays. After the completion of the multi-tenant retail
building and Popeyes restaurant, a total of 817 parking spaces would be located on the entire site,
while a total of 897 parking spaces would be required based on the current mixed of uses. The
parking study concludes that, the peak parking occupancy would still only be approximately 55
percent (457 of 817 spaces). As such, more than adequate parking would remain on site to meet
the parking needs of all uses.
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
Table 2. Meijer Site Parking Analysis
Existing Proposed Required
Existing conditions
(Meijer store, Meijer Gas 969 N/A 802
Station, Starbucks)
With multi-tenant retail
building(under N/A 901 848
construction)
With Popeyes N/A 817 897
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the city in 1989 and zoned B-3
Service Business District with a special use approval for a commercial planned
development. In 1992,the property was reclassified to PAB Planned Area Business District
as part of the comprehensive amendment to the zoning ordinance.
In 1999,the city approved the Woodbridge North Commercial Subdivision with the Meijer
store on Lot 1 and Menards store on Lot 2. Later in 1999,the city approved a resubdivision
of Lot 2 to include five outlots in front of Menards. In 2015, the city approved a
resubdivision of the Meijer Lot 1, and an amendment to the PAB Planned Area Business
District by Ordinance No. G11-15 for the first outlot in front of the Meijer store for the
construction of Starbucks. In 2018,the City approved a second resubdivision of the Meijer
lot to create a second outlot for the multi-tenant commercial building immediately north of
Starbucks,by Ordinance No. G72-18.
B. Surrounding Land Use and Zoning. The properties to the east are zoned PRC Planned
Residence Conservation District and are improved with townhomes that are part of the
Sierra Ridge townhome community. The properties to the south are zoned PAB Planned
Area Business District and ARC Arterial Road Corridor Overlay District and are part of
the southern portion of the Woodbridge North Commercial Subdivision improved with the
Menards store and several commercial retail outlot buildings. The properties to the west
across S.Randall Road are zoned SFR2 Single Family Residence District and are improved
with single-family homes. The properties to the north across College Green Drive are
zoned PRC Planned Residence Conservation District and are improved with townhomes
that are part of the Townhomes of Woodbridge subdivision.
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily
traveled corridors and intersections, Corridor Commercial areas provide retail services to
both local and regional consumer bases. These areas contain a mix of retail from large
community centers with multiple tenants to smaller stand-along businesses. Corridor
Commercial areas are the most widely accommodating and ranging commercial areas
within the city. Corridor Commercial areas are auto-oriented by nature but should also be
enhanced to be pedestrian-friendly.
D. Zoning District. The purpose and intent of this PAB zoning district is to provide
commodities and services to the community and region. A PAB zoning district is most
similar to,but departs from the standard requirements of the AB zoning district.
E. Trend of Development. The subject property is located along the Randall Road
commercial corridor. Over the last 20 years,Randall Road has developed into one of City's
primary commercial retail corridors with a wide range of retail and service uses serving
city residents. Due to its high volume of traffic as Kane County's primary arterial road,the
uses along Randall Road also provide services to residents from other surrounding
communities. Most developments along Randall Road are auto-oriented with surface
parking lots in front of small and large one-story commercial buildings. Typical uses
include fast-food, fast-casual, and sit-down restaurants, general retail stores, and service-
oriented establishments, such as banks, salons, medical and dental offices, and motor-
vehicle service stations and repair shops.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 48-18 and 49-18 on May 6, 2019. 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 May 6, 2019.
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.
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements.The 26-acre Meijer site includes the approximately 190,000-square
foot Meijer grocery and general goods store, Meijer gas station, Starbucks outlot, and a
total of 969 parking spaces. With only 38 percent of parking occupied during the peak
times, the site can accommodate additional outlots.
A second outlot with a 6,006-square foot multi-tenant commercial building immediately
north of Starbucks is currently under construction. The proposed Popeyes outlot would
include a 2,990-square foot building with a total of 36 parking spaces. The proposed
development would replace 120 parking spaces currently within the Meijer parking lot.
The proposed site layout would seamlessly connect to the existing Meijer parking lot which
provides connections to College Green Drive on the north, Bowes Road on the south, and
Randall Road via a restricted right-in-right-out driveway south of Starbucks, and a right-
turn only exit lane immediately west of the proposed restaurant site. The site has no
significant natural features, such as topography, watercourses, or vegetation, or existing
improvements that would have a negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended 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 zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The applicant would connect to the existing sanitary and water service facilities located
within the Meijer parking lot. The development would result in a slightly reduced overall
impervious surface as it replaces an existing parking lot area with 120 parking spaces. The
existing facilities can adequately serve the existing uses and the proposed use on the
property.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
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
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Recommendation& Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
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 zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion.
The site would not have a direct access to Randall Road. Instead, and similar to the other
outlots in front of Meijer, access to the property would be directly from the Meijer parking
lot, which connects to College Green Drive on the north, Bowes Road on the south, and S.
Randall Road via a right-in-right-out access driveway immediately south of Starbucks,and
a right-turn exit only lane immediately west of the proposed restaurant. The proposed
development will not have any negative effect on the current on-site or off-site vehicular
improvements, which maintain congestion-free traffic circulation.
The proposed restaurant is required to have a total of 50 parking spaces based on the
requirement for one parking space per 60 square feet of floor area. The proposed site
requires a departure from the parking requirement as it includes 36 parking spaces.
However, sufficient parking exists within the Meijer parking lot to meet the parking needs
of all uses.
The entire site currently has a total of 969 parking spaces, however, only 38 percent(363
of 969 spaces)are occupied during peak parking demand on Sundays. After the completion
of the multi-tenant retail building and Popeyes restaurant, a total of 817 parking spaces
would be available on the entire site,while a total of 897 parking spaces would be required
based on the current mix of uses. However, the parking study concludes that the peak
parking occupancy would still only be approximately 55 percent (457 of 817 spaces). As
such, more than adequate parking would remain on site to meet the parking needs of all
uses.
D. Zoning History Standard. The suitability of the subject property for the 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 zoning district with respect to the length
of time the property has remained undeveloped or unused in its current zoning district. The
26-acre Meijer site was approved in 1999. In 2015, the city approved the first outlot in
front of Meijer for the Starbucks restaurant. With 969 parking spaces and only 38 percent
occupancy during the peak times on Sundays, a large portion of the existing parking lot
furthest away from the Meijer store remains unused. As such, in 2018, the City approved
a second outlot in front of Meijer for the construction of 6,006-square foot multi-tenant
commercial building immediately north of Starbucks. The proposed Popeyes outlot would
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
be located immediately south of Meijer gas station and would replace a total of 120 parking
spaces that are seldom used. The proposed fast-food restaurant is consistent with the
surrounding uses and the general trend of commercial development along Randall Road.
Based on the anticipated parking demand, the property is well suited to support the third
proposed outlot for Popeyes restaurant.
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 zoning district with respect to
consistency and compatibility with surrounding land uses and zoning.The properties to the
east are zoned PRC Planned Residence Conservation District and are improved with
townhomes part of the Sierra Ridge townhome community. The properties to the south are
zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay
District and are part of the southern portion of the Woodbridge North Commercial
Subdivision improved with the Menards store and several commercial retail outlot
buildings. The properties to the west across S.Randall Road are zoned SFR2 Single Family
Residence District and are improved with single-family homes. The properties to the north
across College Green Drive are zoned PRC Planned Residence Conservation District and
are improved with townhomes part of the Townhomes of Woodbridge subdivision.
The proposal would not have any negative effect on the surrounding land uses or zoning
districts.
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 zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located along the Randall Road commercial corridor.
Over the last 20 years,Randall Road has developed into one of City's primary commercial
retail corridors with wide range of retail and service uses serving city residents. Due to its
high volume of traffic as Kane County's primary arterial road,the uses along Randall Road
also provide services to residents from other surrounding communities.Most developments
along Randall Road are auto-oriented with surface parking lots in front of small and large
one-story commercial buildings. Typical uses include fast-food, fast-casual, and sit-down
restaurants, general retail stores, and service-oriented establishments, such as banks,
salons, medical and dental offices, and motor-vehicle service stations and repair shops.
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Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
G. Zoning/Planned Development District Standard: The suitability of the subject property
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 property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose and intent of this PAB zoning district is to provide
commodities and services to the community and region. A PAB zoning district is most
similar to, but departs from the standard requirements of the AB zoning district. The
proposed fast-food restaurant is consistent with the surrounding uses and the general trend
of commercial development along Randall Road.
H. Comprehensive Plan Standard. The suitability of the subject property for the 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 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.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is requesting approval of a map
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.
- 11 -
Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
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 significant natural features including
topography, watercourses, wetlands, and vegetation currently exist on the property. The
proposed development would replace 120 parking spaces furthest away from the Meijer
store and immediately south of the Meijer gas station. The proposed site plan would result
in less impervious surface than the existing parking lot. The applicant would preserve the
twelve existing trees on the outskirts of the proposed outlot, and would plant seven
additional trees and other landscaping throughout the site. As such, the proposal would
enhance the natural features of the already developed property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties.The proposed fast-food restaurant is compatible with other uses already allowed
in this PAB District. The restaurant would not have any negative effect on the existing
Meijer store and Starbucks restaurant.
The proposed site layout will seamlessly connect to the existing Meijer parking lot. The
parking study submitted demonstrates that only 38 percent of existing parking on site is
occupied during the peak times on Sundays. Therefore, the site can accommodate the
proposed outlot development without any negative effect on the parking supply for the
other existing uses on the property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.45.080, "Table of Required Parking". The proposed 2,990-square foot
building is required to have a total of 50 parking spaces based on the requirement for one
parking space per 60 square feet of floor area. The proposed site layout includes a total of
36 parking spaces.
2. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The proposed site layout results in various vehicle use area interior yard
setbacks, most of which meet the six-foot requirement, however, the minimum proposed
vehicle use area interior yard setback is 3.7 feet at the northwest corner of the site.
- 12 -
Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6,2019
3. Section 19.50.080, "Wall and Integral Roof Graphics". The proposed building is
peimitted to have a total of two main wall graphics. The applicant is proposing three main
wall graphics, one on the south, one on the west, and one on the north facades of the
building.
4. Section 19.50.090,"Special Street Graphics". Per the zoning ordinance, only one drive-
through graphic is permitted (maximum 11 feet high and 60 square feet in area). The
applicant is proposing two drive-through graphics; one pre-order menu board and one main
order menu board. Each drive-through graphic meets the overall size requirements with
maximum height of 6.5 feet and maximum sign surface area of 46.3 square feet.
Staff finds the proposed departures are appropriate to achieve a desirable infill development within
an underutilized parking lot.
Even though the property would not meet its parking requirement, adequate parking exists on site
to meet the parking demand of all uses. The applicant has submitted a parking analysis which
shows that only 38 percent of the existing parking (363 of 969 spaces) on the overall Meijer
property are occupied during peak times on Sundays. After the completion of the multi-tenant
retail building currently under construction, and the proposed Popeyes restaurant, the entire site
would have a total of 817 parking spaces, while a total of 897 parking spaces would be required
based on the current mix of uses. The parking study shows,that during peak times,the entire site
is expected to be only 55% occupied (457 of 817 spaces). As such, more than adequate parking
would remain on site to meet the parking needs of all uses.
The departure for the proposed vehicle use area interior yard setback of 3.7 feet in the northwest
corner of the site is necessary to maintain adequate circulation within the parking lot and the size
of parking stalls which meet the zoning ordinance requirements. If the proposed outlot were
expanded to achieve the minimum required setback from the outlot property lines to the proposed
vehicle use area, the outlot would encroach onto the internal circulation drive-aisle of the Meijer
parking lot, which would have a negative impact on the overall site circulation.
The proposed departure for one additional wall graphic is appropriate due to the restaurant's
location. The proposed site does not have a direct access from Randall Road. Instead the site is
accessed from the Meijer parking lot with vehicles approaching from the north, south and east.
The additional wall graphic would help guide the vehicles to the site through the Meijer parking
lot.
Similarly, the additional, second drive-through graphic is customary in today's fast-food industry.
Having a pre-order menu board allows the customers waiting in the drive-through lane to view the
menu before they reach the order window. This arrangement results in faster order placement, and
order processing. As a result, less vehicles are stacked in the drive-through stacking lane reducing
the potential for any conflicts with pedestrians and other vehicles in the parking lot.
- 13 -
Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 48-18 and 49-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Amin Dhanani for
HZ Props RE,Ltd., as applicant,and Meijer Stores Limited Partnership,as property owner,
received November 2, 2018, and supporting documents including:
a. Qualifying Statement and Narrative for a Proposed Popeye's restaurant with a drive
thru window at 807 South Randall Road, Elgin, IL, prepared by Atul Karkhanis
Architects, dated February 19, 2019;
b. Ratio LED Series by Hubbel Outdoor Lighting light fixture specifications, received
April 11,2019;with such further revisions as required by the Community Development
Director;
c. ALTA/NSPS Land Title & Topographic Survey, prepared by Woolpert, Inc., dated
May 4, 2018, last revised August 6, 2018;
d. Final Plat Resubdivision of Lot 1 in the Resubdivision of Lot 1 of the Final Plat of the
1st Resubdivsion of Lot 1 of Woodbridge North Commercial Subdivision 821 South
Randall Road, prepared by Woolpert, Inc., dated April 3, 2019, with such further
revisions as required by the City Engineer;
e. Access Easement Exhibit, prepared by Woolpert, Inc., dated April 8, 2019, with such
further revisions as required by the City Engineer;
f. Proposed Site Plan Sheet A-0, prepared by Atul Karkhanis Architects, dated April 12,
2019,with such further revisions as required by the Community Development Director;
g. Landscape Plan,prepared by Woolpert Inc.,dated June 15, 2018,last revised April 12,
2019,with such further revisions as required by the Community Development Director;
h. Photometric Plan, prepared by PG Enlighten, dated April 11, 2019, with such further
revisions as required by the Community Development Director;
i. Proposed Floor Plan,prepared by Atul Karkhanis Architects,dated February 20, 2018,
with such further revisions as required by the Community Development Director;
j. Proposed Exterior Elevations - S +W, Sheet A-2, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
k. Proposed Exterior Elevations - N + E, Sheet A-3, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
1. Trash Enclosure Elevation, Sheet A-7, prepared by Atul Karkhanis Architects, dated
February 15, 2019, with such further revisions as required by the Community
Development Director;
m. Proposed Wall Sign-West, Sheet A-4, prepared by Atul Karkhanis Architects, dated
February 20, 2019, with such further revisions as required by the Community
- 14 -
Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
Development Director;
n. Proposed Wall Sign — North & South, Sheet A-5, prepared by Atul Karkhanis
Architects, dated February 20, 2019, with such further revisions as required by the
Community Development Director;
o. Proposed Monument Sign, Sheet A-6, prepared by Atul Karkhanis Architects, dated
February 20, 2109, with such further revisions as required by the Community
Development Director;
p. Proposed Directional Sign, Sheet A-6.1, prepared by Atul Karkhanis Architects, dated
April 15,2019,with such further revisions as required by the Community Development
Director;
q. Drive Thru&Topper with Digital Screen and Optional Wings, page 20 of 29,prepared
by Loren Industries, dated March 8, 2019, last revised April 12,2019,with such further
revisions as required by the Community Development Director; and
r. Engineering plans titled"Proposed Improvements for Popeyes Louisiana Kitchen Elgin
Meijer Outlot",prepared by Eriksson Engineering Associates, Ltd.,dated May 5,2017,
last revised April 5,2019,with such further revisions as required by the City Engineer.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to permit a total of 36 parking spaces on the property for the
proposed restaurant building.
3. A departure is hereby granted to allow a minimum vehicle use area interior yard setback
of 3.7 feet.
4. A departure is hereby granted to allow a total of three wall graphics in substantial
compliance with:
a. Proposed Exterior Elevations — S +W, Sheet A-2, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Community Development Director;
b. Proposed Exterior Elevations — N + E, Sheet A-3, prepared by Atul Karkhanis
Architects, dated February 15, 2019, with such further revisions as required by the
Conununity Development Director;
c. Box-type wall graphics are not permitted. Any wall graphics to be installed must be
channel-letters street graphic.
5. A departure is hereby granted to allow two drive-through facility graphics in substantial
compliance with:
a. Drive Thru&Topper with Digital Screen and Optional Wings, page 20 of 29,prepared
by Loren Industries,dated March 8,2019,last revised April 12,2019,with such further
- 15 -
Recommendation & Findings of Fact
Petition 48-18 and 49-18
May 6, 2019
revisions as required by the Community Development Director;
b. Both drive-through facility graphics must have a masonry base with the minimum
width of 80% of the overall graphic width.
6. The applicant shall replace any existing trees proposed to be preserved, and any new trees
proposed to be planted,which are damaged or deceased within the two years of the issuance
of the certificate of occupancy.
7. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
48-18 and 49-18 subject to the conditions outlined above,was six(6)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
- 16 -
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EXHIBITS Zoning Map N
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EXHBIIT C Parcel Map
City of Elgin
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Department of Community Development Feet
EXHIBIT D
SITE LOCATION
807 S Randall Rd
Petitions 48-18 and 49-18
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EXHIBIT D
SITE LOCATION
807 S Randall Rd
Petitions 48-18 and 49-18 •
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EXHIBIT D
SITE LOCATION
807 S Randall Rd
Petitions 48-18 and 49-18
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