HomeMy WebLinkAboutG36-19 Ordinance No. G36-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A CAR WASH IN THE PNB PLANNED
NEIGHBORHOOD BUSINESS DISTRICT
(1620 Villa Street)
WHEREAS, written application has been made requesting conditional use approval to
establish a car wash at 1620 Villa Street; and
WHEREAS, the zoning lot with the building containing the premises at 1620 Villa Street
is legally described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the PNB Planned Neighborhood
Business District established by Ordinance No. G35-19, and a car wash is listed as a conditional
use within the PNB Planned Neighborhood Business District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on May 6, 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 PNB Planned Neighborhood 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 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 a conditional use for a car wash is hereby granted for the property
commonly known as 1620 Villa Street, and commonly identified by Cook County Property Index
Numbers 06-20-400-008-0000, 06-29-201-004-0000, and 06-29-200-006-0000., and legally
described as follows:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 20 AND THE
NORTHEAST QUARTER OF SECTION 29,TOWNSHIP 41 NORTH,RANGE 9 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING
AT THE NORTHERN MOST CORNER OF ROUTE 20 (LAKE STREET) RIGHT OF
WAY CONVEYED BY DOCUMENT 050274933, RECORDED JANUARY 27, 2005;
THENCE SOUTH 27 DEGREES 32 MINUTES 19 SECONDS WEST, ALONG THE
WESTERLY LINE OF SAID RIGHT OF WAY, 61.62 FEET; THENCE SOUTH 67
DEGREES 55 MINUTES 00 SECONDS WEST, ALONG SAID WESTERLY LINE,
38.59 FEET TO THE NORTHERLY RIGHT OF WAY OF U.S. ROUTE 20 PER PLAT
OF DEDICATION OF S.B.I. ROUTE 5 (LAKE STREET) RECORDED NOVEMBER
17, 1932 IN BOOK 301 OF PLATS, PAGES 18 AND 19; THENCE WESTERLY 89.87
FEET ALONG SAID NORTHERLY RIGHT OF WAY LINE OF U.S. ROUTE NO 20,
BEING A CURVE TO THE RIGHT, HAVING A RADIUS OF 2,153.87 FEET, CHORD
BEARING NORTH 59 DEGREES 32 MINUTES 08 SECONDS WEST, AND CHORD
LENGTH OF 89.86 FEET TO A POINT OF TANGENCY; THENCE NORTH 58
DEGREES 20 MINUTES 24 SECONDS WEST, ALONG SAID NORTHERLY RIGHT
OF WAY LINE, 392.41 FEET TO THE SOUTHEASTERLY LINE, AS
MONUMENTED, OF LOT 17 IN THE COUNTY CLERK'S DIVISION OF
AFORESAID SECTION 20, ACCORDING TO THE PLAT THEREOF RECORDED
MAY 31, 1898 AS DOCUMENT 2227309; THENCE NORTH 59 DEGREES 42
MINUTES 44 SECONDS EAST, ALONG SAID SOUTHEASTERLY LINE 260.54
FEET, TO THE SOUTHERLY LINE OF LAMBERT LANE PER DOCUMENT
1006844025, RECORDED MARCH 9, 2010; THENCE NORTHERLY, 152.08 FEET
ALONG SAID SOUTHERLY LINE, BEING A CURVE TO THE LEFT, HAVING A
RADIUS OF 208.00 FEET, CHORD BEARING NORTH 85 DEGREES 47 MINUTES
43 SECONDS EAST, AND CHORD LENGTH OF 148.71 FEET TO A POINT OF
REVERSE CURVE; THENCE EASTERLY AND SOUTHERLY, 290.05 FEET ALONG
SAID SOUTHERLY LINE, BEING A CURVE TO THE RIGHT, HAVING A RADIUS
OF 142.00 FEET, CHORD BEARING SOUTH 56 DEGREES 38 MINUTES 03
SECONDS EAST AND A CHORD LENGTH OF 242.19 FEET; THENCE SOUTH 27
DEGREES 32 MINUTES 19 SECONDS WEST, ALONG THE WESTERLY LINE OF
SAID LAMBERT LANE, 215.95 FEET TO THE POINT OF BEGINNING, IN COOK
COUNTY, ILLINOIS
(commonly known as 1620 Villa Street)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Everclean CW,
as applicant, and Susan Metzger, as property owner, received February 15, 2019, and
supporting documents including:
2
a. "Statement of Purpose and Conformance for a new development at NWC of Lake
Street and Lambert Lane, Unincorporated Elgin" letter, prepared by Thomas Kim,
Manager, Everwash, dated October 18, 2018;
b. "Conditional Use Statement of Purpose and Conformance" letter, prepared by
Thomas Kim, Manager, Everwash, dated October 15, 2018;
c. Alta/NSPS Land Title Survey, prepared by Engineering Enterprises, Inc., dated
March 28, 2018;
d. Plat of Annexation to the City of Elgin Kane County, Illinois, prepared by
Engineering Enterprises, Inc., dated June 18 2019, with such further revisions as
required by the City Engineer;
e. Final Plat of Morningside Point Subdivision,prepared by Engineering Enterprises,
Inc.,dated October 25,2018,last revised May 28,2019,with such further revisions
as required by the City Engineer;
f. Site Plan&Geometric Plan,prepared by Haeger Engineering,dated May 10,2019,
with such further revisions as required by the Community Development Director;
g. Landscape Plan,prepared by Ringers Landscape Services,Inc.,dated July 16,2018,
last revised May 12, 2019, with such further revisions as required by the
Community Development Director;
h. Site Photometric and Lighting Plan,prepared by Haeger Engineering,dated July 1,
2019, with such further revisions as required by the Community Development
Director;
i. XSP2 LED Street/Area Luminaire by CREE light fixture specification, received
June 18, 2019, with such further revisions as required by the Community
Development Director;
j. XSPW LED Wall Mount Luminaire by CREE light fixture specification, received
June 18, 2019, with such further revisions as required by the Community
Development Director;
k. Everclean Carwash plans, prepared by Barker/Nestor Architecture+ Design,dated
May 15, 2019, with such further revisions as required by the Community
Development Director;
1. Site Plan and Geometric Plan, Sheet 10 of 10, with signage notations, prepared by
Bono Consulting, Inc., dated May 9, 2018, last revised March 6, 2019, with such
further revisions as required by the Community Development Director;
m. Sign Plans, prepared by Landmark Sign Group, dated May 15, 2019, with such
further revisions as required by the Community Development Director; and
n. Car Wash Development Site Development Plan 1620 Villa Street, Elgin , Cook
County, IL preliminary engineering plans, prepared by Bono Consulting, Inc.,
dated May 9, 2018, 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 allow the construction of the building with no masonry
material on all building elevations.
3
3. A departure is hereby granted to allow three wall graphics on the building.
4. A departure is hereby granted to allow a total of four directional graphics. The
directional graphics at the driveway entrances/exits to the site, and the directional
graphic for"Free Vacuums" must include a masonry base which matches the masonry
base of the main monument graphic. The proposed "1A Illuminated Go-Go Sign"
graphic is not required to have a masonry base. All directional graphics shall be
maximum three feet high and two square feet in area(not including the base).
5. A departure is hereby granted to allow a total of six drive-through facility graphics. The
"Lane Menu Towers"graphics adjacent to the drive-through pay-lanes are not required
to have a masonry base, and must be constructed in substantial compliance with the
following:
a. Sign Plans, prepared by Landmark Sign Group, dated May 15, 2019, with such
further revisions as required by the Community Development Director;
6. Any type of portable graphics, including"Windmaster Signs" are not permitted.
7. The exterior of the refuse enclosure shall match the exterior material of the building.
8. All exterior site lighting shall be installed in compliance with Chapter 19.13,"Outdoor
Lighting", of the Elgin Municipal Code, as amended.
9. 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.
i / I , a'-Gli
David J. Kapt.,'M.• or
Presented: July 24, 2019
Passed: July 24, 2019
Omnibus Vote: Yeas: 9 Nays: 0 ;Y`OF F4
Recorded: July 24, 2019 • : - ciZ
Published: July 26, 2019 ;.=J; yfr"
Attest: • ��
er
vf
berly Dewis, • y Clerk
4
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 fmdings and recommendation of the Community Development
Department and the Planning&Zoning Commission regarding Petitions 33-18, 36-18, 37-18,and
53-18, an application by Everclean CW, as applicant, and Susan Metzger, as property owner,
requesting annexation, preliminary and final plat of subdivision, conditional use, and planned
development as a map amendment to establish a PNB Planned Neighborhood Business District
with departures from (1) Chapter 19.50, "Street Graphics" of the Elgin Municipal Code,
specifically to allow three wall graphics, five drive-through facility graphics and four directional
graphics, (2) Section 19.14.700, "Additional Architectural and Exterior Building Material
Requirements for Commercial, Industrial or Institutional Development", specifically to allow a
non-masonry material in excess of 25%of a building elevation on all facades of the building, and
any other departures as may be necessary or desirable to construct a new car wash facility at the
property commonly referred to as 1620 Villa Street.
GENERAL INFORMATION
Petition Number: 33-18, 36-18, 37-18, and 53-18
Property Location: 1620 Villa Street
Requested Action: Annexation, Planned Development as a Map Amendment,
Preliminary and Final Plat of Subdivision, and Conditional Use
Current Zoning: R-4 Single Family Residence District(unincorporated Cook
County)
Proposed Zoning: PNB Planned Neighborhood Business District
Existing Use: Vacant,undeveloped
Proposed Use: Car wash
Applicant: Everclean CW
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
Owner Susan Metzger
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E Development Application and Attachments
F. Draft Annexation Agreement, Ordinances and Resolution
BACKGROUND
Everclean CW, as applicant, and Susan Metzger, as property owner, are requesting annexation,
preliminary and final plat of subdivision, conditional use, and planned development as a map
amendment to establish a PNB Planned Neighborhood Business District with departures from(1)
Chapter 19.50, "Street Graphics" of the Elgin Municipal Code, specifically to allow three wall
graphics, five drive-through facility graphics and four directional graphics, (2) Section 19.14.700,
"Additional Architectural and Exterior Building Material Requirements for Commercial,
Industrial or Institutional Development", specifically to allow a non-masonry material in excess
of 25% of a building elevation on all facades of the building, and any other departures as may be
necessary or desirable to construct a new car wash facility at the property commonly referred to as
1620 Villa Street.
The 3.125-acre property located in unincorporated Cook County is currently vacant. The property
has frontage along US Highway 20 (Villa Street) to the south, and Lambert Lane to the east and
north. The property serves as the stormwater detention facility for a portion of Lambert Lane
adjacent to the site.
The properties to the north and east across Lambert Lane are vacant and are located in the
unincorporated Cook County. The property to the west is vacant but is located within the City of
Elgin and is zoned NB Neighborhood Business District. The property to the south across US
Highway 20 is also part of the City of Elgin and is zoned GI General Industrial District. The
property is home to Estes Express Lines, a trucking logistics company.
-2 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
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Figure 1.Site area map with zoning overlay
Proposal
The applicant is proposing to annex the property to the City, subdivide it into two lots, and
construct a new car wash facility.The proposed car wash building would be located on the southern
Lot 1 along US Highway 20,while the required stormwater detention facility would be located on
the northern Lot 2.
To develop the site, the applicant would extend the City's water main and sanitary sewer line
approximately 250 feet and 1,300 feet respectively to reach the site. The new water line would be
located within Lambert Lane and would enable future development on the vacant properties east
and west of the site. The vacant property east of the site across Lambert Lane is currently
unincorporated,and would have to be annexed to the City of Elgin prior to the construction of any
new development.
- 3 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
The proposed car wash would
not have a direct access to US
" »--- Highway 20. The access to the
property would be from Lambert
• 4 � " -�• \ Lane via two access driveways,
" • one to the north and one to the
• 'Er"' ' -- _ east of the building.
y •
"torr
.. . t `* !� N The proposed building would be
;;- �:117 • oriented east west parallel to US
^ _, Highway 20 and would meet all
.47 4• ' setback requirements. The three
;; w '� • ' j1 :f'-K pay lanes covered by a pergola
�="• ='-- _ .. canopy in front of the building
• ... would merge into one car wash
lane entering the building on the
`- "' east side. The vehicles would
Figure 2.Proposed landscape plan exit the car wash on the west
side of the building. A total of
27 parking spaces would be located on the north side of the building, with 20 of those having
vacuum services. 15 vacuum parking spaces adjacent to the building would be covered by a pergola
canopy which matches the front canopy over the pay lanes. The applicant would install a new
public sidewalk along Lambert Lane and US Highway 20, and extensive landscaping throughout
the site, including new street trees along both Lambert Lane and US Highway 20.
The building would feature contemporary architecture. The two taller portions of the building on
the south elevation enclose a small office and the mechanical room. Those two building elements
are clad in high gloss lighter-color fiber cement panels.A glass curtain wall separates the two taller
elements of the building facing south,which makes the car wash lane on the inside of the building
visible to the outside. The majority of the remainder of the building is clad in natural wood-color
fiber cement panels. Blue water droplets with "Everclean" logo would be located on the east and
west sides of the building facing the traffic on US Highway 20 for building identification and
branding.
-4 -
Recommendation& Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
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Figure 3.Proposed elevations as seen from US Highway 20
The proposed car wash would be the seventh location for the Everclean brand. Everclean operates
state-of the art facilities with environmentally sustainable operation. All gray water from the site
is cleaned and filtered within three "Reclaim System"tanks on site before it is discharged into the
sanitary sewer system. Approximately 35% of the water that is cleaned is re-used as part of pre-
wash cycle.
Everclean operates on a membership model with three different types of unlimited car washes
offered. One-time users are also permitted. The facility is staffed during all hours of operation,
which are anticipated to be 7:00 AM to 9:00 PM seven days per week. Based on the operation
counts at other locations,the applicant anticipates up to 38 cars going through the car wash during
the peak hour on a Saturday in winter months. An average car wash cycle is approximately two
minutes. During the peak hour, approximately 10-15 cards are stacked in cue. The proposed site
layout can accommodate up to 27 cars stacked in the three pay lanes with additional 10 vehicles
in the driveways leading up to the three pay lanes and between the pay stations and the entrance
to the car wash. As such, the proposed site layout can easily accommodate the anticipated peak
demand.
- 5 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6,2019
The proposed development requires several departures from the requirements of the zoning
ordinance. The departures are listed in the Table 1 below and are further described in Planned
Development Exceptions and Departures section of the report further below.
Table 1.Detail of Required Departures and Variations
Standard Proposed
NB District PNB District
Architectural and exterior Minimum of 75%of all No masonry material on
building material requirements building elevations must be building elevations
for commercial developments masonry materials
#of wall graphics 2 3
#of drive-through graphics 1 6
1 per driveway entrance 4
#of directional graphics (2 total on subject property) (1 at each driveway
entrance+2 at car wash
exit lane)
The Community Development Department offers the following additional information:
A. Property History. The subject property is located in unincorporated Cook County and is
zoned R4 Single Family Residence District. The property is vacant and is partially used as
stormwater detention facility.
B. Surrounding Land Use and Zoning.The properties to the north and east across Lambert
Lane are vacant and are located in the unincorporated Cook County. The property to the
west is vacant but is located within the City of Elgin and is zoned NB Neighborhood
Business District. The property to the south across US Highway 20 is also part of the City
of Elgin and is zoned GI General Industrial District. The property is home to Estes Express
Lines, a trucking logistics company.
C. Comprehensive Plan.The subject property is designated as Single-family Attached by the
City's 2018 Comprehensive Plan. The single-family attached land use includes structures
containing multiple single-family dwellings,each sharing a common wall with at least one
adjacent dwelling. These typically comprise two-unit townhome and duplex units, but
multiple unit rowhomes and tri-plexes are also common in Elgin. Single-family attached
development provides affordable housing options for young families as well as empty-
nesters looking to downsize but remain within the Elgin community. Single-family
attached development can be used to buffer single-family detached residential areas from
more intense commercial or multi-family developments. This land use can also be used to
increase the number of residents living in areas well-served by infrastructure and
-6 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
community assets such as Downtown Elgin. Densities should range from 4 to 20 du/ac.
Developments on the lower end of this range will consist primarily of duplexes, and
developments toward the higher end of this range will be townhouses within the downtown
and/or near mass transit.
D. Zoning District. The purpose of the proposed PNB Planned Neighborhood Business
District is to provide for planned commercial area supplying daily convenience
commodities and services to a neighborhood population,subject to the provision of Chapter
19.60"Planned Developments"of the Elgin Municipal Code.The scale of development of
a PNB zoning district is limited by the applicable site design regulations due to its function
and resulting close proximity to residences. A PNB zoning district is most similar to, but
departs from the standard requirements of the NB zoning district.
E. Trend of Development.The subject property is located on the east side of Elgin along US
Highway 20 (Villa Street). Per 2017 IDOT traffic counts for US Highway 20,
approximately 43,600 vehicles drive by the site daily. US Highway 20 is a limited access
highway west of Shales Parkway intersection,which is located approximately 1/3 of a mile
to the west. As such, US Highway 20 will continue to experience high volume of traffic
and will attract land uses that benefit from the access to a limited access highway and the
proximity to high volume of traffic. Staff anticipates future uses in the immediate vicinity
along US Highway 20 will be commercial auto-oriented land uses, such as fast food
restaurants with drive-through services, gas stations, and other similar commercial uses
typically seen along arterial roadways serving the residents from immediate neighborhoods
as well as the larger area.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 33-18, 36-18, 37-18, and 53-18 on May 6, 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 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 in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards
for conditional uses outlined within § 19.65.030:
STANDARDS FOR MAP AMENDMENT AND PLANNED DEVELOPMENT
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
- 7 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
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 3.12-acre property is currently vacant and is
partially used as a stormwater detention facility.The property is generally flat and does not
contain any watercourses that would have a negative impact on the proposed development.
Similarly, there are no significant vegetation or trees on the property that would prevent
the construction of the development as proposed.
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. There are no available municipal water and sanitary sewer utilities adjacent to
the site. The applicant would extend the water main and sanitary sewer line approximately
250 feet and 1,300 feet respectively to accommodate the development on the property.The
extension of the utilities would enable future development on adjacent vacant properties.
The applicant would construct a new stormwater detention facility on the proposed Lot 2
along Lambert Lane. The proposed detention facility would accommodate any existing
detention volume currently on site, and any other additional detention required for the
proposed car wash development. The existing stormwater utility infrastructure around the
site has adequate capacity to accommodate the proposed development.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision ofsafe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
- 8 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
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 along US Highway 20
and Lambert Lane. The property would not have a direct access driveway to US Highway
20. Instead, the access to the property would be from Lambert Lane via two driveways,
one on the north and one on the east side of the building. The full access driveway on the
east side of the building to Lambert Lane has been approved by IDOT and meets the
requirement for adequate distance from the intersection of US Highway 20 and Lambert
Lane. Both Lambert Lane and US Highway 20 have adequate capacity to accommodate
the additional traffic associated with the proposed car wash.The proposed use will not have
any negative effect on the existing traffic circulation in the area.
The proposed car wash is required to provide five parking spaces. The proposed
development would have seven regular parking spaces and 20 parking spaces with vacuum
service. As such the development would meet the parking requirement.
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 is located in unincorporated Cook County and is zoned R-4
Single Family Residence District. The property is vacant, and has never been developed.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The properties to the
north and east across Lambert Lane are vacant and are located in the unincorporated Cook
County. The property to the west is vacant but is located within the City of Elgin and is
zoned NB Neighborhood Business District. The property to the south across US Highway
20 is also part of the City of Elgin and is zoned GI General Industrial District.The property
is home to Estes Express Lines, a trucking logistics company.
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
-9 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
development in the area. The subject property is located on the east side of Elgin along
US Highway 20 (Villa Street). Per 2017 IDOT traffic counts for US Highway 20,
approximately 43,600 vehicles drive by the site daily. US Highway 20 is a limited access
highway west of Shales Parkway intersection,which is located approximately 1/3 of a mile
to the west. As such, US Highway 20 will continue to experience high volume of traffic
and will attract land uses that benefit from the access to a limited access highway and the
proximity to high volume of traffic. Staff anticipates future uses in the immediate vicinity
along US Highway 20 will be commercial auto-oriented land uses, such as fast-food
restaurants with drive-through services, gas stations, and other similar commercial uses
typically seen along arterial roadways serving the residents from immediate neighborhoods
as well as the larger area. The development on the subject property would enable the
development on the surrounding vacant properties in the future.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The applicant is proposing to establish a PNB Planned
Neighborhood Business District consistent with the adjacent NB Neighborhood Business
District to the west.
The purpose of the proposed PNB Planned Neighborhood Business District is to provide
for planned commercial area supplying daily convenience commodities and services to a
neighborhood population, subject to the provision of Chapter 19.60 "Planned
Developments" of the Elgin Municipal Code. The scale of development of a PNB zoning
district is limited by the applicable site design regulations due to its function and resulting
close proximity to residences. A PNB zoning district is most similar to, but departs from
the standard requirements of the NB zoning district.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Single-family Attached by the City's 2018
Comprehensive Plan. The single-family attached land use includes structures containing
multiple single-family dwellings, each sharing a common wall with at least one adjacent
dwelling. These typically comprise two-unit townhome and duplex units,but multiple unit
rowhomes and tri-plexes are also common in Elgin. Single-family attached development
provides affordable housing options for young families as well as empty-nesters looking
- 10 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
to downsize but remain within the Elgin community. Single-family attached development
can be used to buffer single-family detached residential areas from more intense
commercial or multi-family developments. This land use can also be used to increase the
number of residents living in areas well-served by infrastructure and community assets
such as Downtown Elgin. Densities should range from 4 to20 du/ac. Developments on the
lower end of this range will consist primarily of duplexes, and developments toward the
higher end of this range will be townhouses within the downtown and/or near mass transit.
However, residential development on the subject property is not likely. The applicant is
proposing a commercial development due to the recent and future trend of development
along US Highway 20.Other non-residential uses along US Highway 20 in close proximity
of the property include Safety-Kleen, a wholesaler of used motor and industrial oil
products, Copart, a motor vehicle recycling yard, Estes Express Lines, a trucking logistics
company(located directly to the south),and Elgin Toyota motor vehicle dealership(located
in the Village of Streamwood). The proposed PNB District is also consistent with the
adjacent NB District to the west.
Per the most recent IDOT traffic counts, approximately 43,600 vehicles drive by the site
daily on US Highway 20 adjacent to the site. As such attached single-family home
residential development, as forecast by the Comprehensive Plan, is not appropriate for the
subject site. The highest and best use of the property are land uses that benefit from the
access to a limited access highway and the proximity to high volume of traffic, such as
commercial auto-oriented land uses. Those proposed car wash is one of those uses, which
provides a service to the residents from the immediate neighborhoods as well as the
residents from a large area.
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 not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
- 11 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation.There are no significant natural features,including
topography,watercourses,wetlands, and vegetation located on the property. The 3.12-acre
property is currently vacant and undeveloped. The applicant would install extensive
landscaping and new street trees along both US Highway 20 and Lambert Lane to enhance
the natural features on the site.
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 applicant is proposing only one use, the car wash on the property. The
construction of the car wash would enable the development of the surrounding vacant
properties in the future.A car wash is not a typical land use for heavily traveled commercial
corridors and would not have any negative effect on future commercial developments along
US Highway 20.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.14.700, "Additional Architectural and Exterior Building Material
Requirements for Commercial, Industrial or Institutional Development". A new
commercial building is required to have a minimum of 75% of masonry on all building
elevations. The applicant is proposing a contemporary building with no exposed masonry
on any building elevation.
2. Sections 19.50.080, "Wall and Integral Roof Graphics". The development is permitted
to have a maximum of two wall graphics. The applicant is proposing a total of three wall
graphics, one each on the west, south and east facade of the building.
3. Sections 19.50.090, "Special Street Graphics". The maximum number of directional
graphics is one for each driveway entrance to the property (a total of two would be
permitted for the proposed development). The applicant is proposing a total of four
directional graphics, one at each driveway entrance and two at the exit from the car wash
tunnel.
- 12 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
4. Sections 19.50.090, "Special Street Graphics". Only one drive-through graphic is
permitted by Code. The applicant is proposing a total of six drive-through graphics. One
standard drive-through graphic would be located by each of the three pay lanes, and one
additional digital graphic(which would state"Open"or"Closed")would be located above
each of the three pay lanes.
Staff finds the proposed departures are appropriate to achieve a desirable development of a long
vacant property located within City of Elgin's planning boundary. While the zoning ordinance
requires the construction of more traditional masonry commercial buildings, the applicant is
proposing a building with a contemporary design reflective of the Everclean corporate image. A
non-traditional design is appropriate for a car wash building, which in itself is an atypical type of
a building that essentially only houses a car wash bay lane with no windows. The unique design
of the building is also appropriate considering the location of the site. A building with a
contemporary design could serve at the eastern gateway to the City along US Highway 20.
The proposed number of wall graphics, directional graphics, and drive-through graphics is
appropriate for the proposed use. The building sits along US Highway 20 but has access to and
from Lambert Lane. The wall graphics are proposed on the west, south, and east sides of the
building for visibility to the vast majority of the customers who would be coming from US
Highway 20.
The applicant is proposing additional directional and drive-through graphics which are customary
for an automatic car wash. The additional directional graphics proposed serve to direct the traffic
exiting the car wash bay, and to direct the traffic towards the free vacuum service. Similarly, the
proposed car wash has three pay lanes. As such, the applicant is proposing one standard drive-
through graphic adjacent to each drive-through/pay lane which displays the car wash menu. A
second, digital, drive-through graphic is located on the canopy above each pay lane to inform the
customers if the pay lane is "Open" or "Closed". Staff finds that the additional graphics are
necessary and appropriate for the operation of an automatic car wash.
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 3.12-acre property is currently vacant and is partially used as
a stormwater detention facility. The property is generally flat and does not contain any
watercourses that would have a negative impact on the proposed development. Similarly,
there are no significant vegetation or trees on the property that would prevent the
- 13 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
construction of the development as proposed.
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.
There are no available municipal water and sanitary sewer utilities adjacent to the site.The
applicant will construct the water main and sanitary sewer line approximately 250 feet and
1,300 feet respectively to accommodate the development on the property.The extension of
the utilities would enable future development on adjacent vacant properties.
The applicant would construct a new stormwater detention facility on the proposed Lot 2
along Lambert Lane. The proposed detention facility would accommodate any existing
detention volume currently on site, and any other additional detention required for the
proposed car wash development. The existing stormwater utility infrastructure around the
site has adequate capacity to accommodate the proposed development.
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 along US Highway 20 and Lambert
Lane. The property would not have a direct access driveway to US Highway 20. Instead,
the access to the property would be from Lambert Lane via two driveways,one on the north
and one on the east side of the building. The full access driveway on the east side of the
building to Lambert Lane has been approved by IDOT and meets the requirement for
adequate distance from the intersection of US Highway 20 and Lambert Lane. Both
Lambert Lane and US Highway 20 have adequate capacity to accommodate the additional
traffic associated with the proposed car wash.The proposed use will not have any negative
effect on the existing traffic circulation in the area.
The proposed car wash is required to provide five parking spaces. The proposed
development would have seven regular parking spaces and 20 parking spaces with vacuum
service. As such the development would meet the parking requirement.
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.
- 14 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
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
a development on a vacant commercial property. The applicant would extend the water
main and sanitary sewer line to accommodate the construction on the subject property,
which would also enable future development on the adjacent vacant properties. The
proposed building is located parallel to US Highway 20 with access driveways off of
Lambert Lane, and would include new public sidewalk along both Lambert Lane and US
Highway 20. The applicant would also install extensive landscaping through the site,
including new street trees along both Lambert Lane and US Highway 20. The proposal
represents a new development that would have a positive effect on the 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 Petitions 33-18, 36-18, 37-18, and 53-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Everclean CW, as
applicant, and Susan Metzger, as property owner, received February 15, 2019, and
supporting documents including:
a. "Statement of Purpose and Conformance for a new development at NWC of Lake Street
and Lambert Lane, Unincorporated Elgin" letter, prepared by Thomas Kim, Manager,
Everwash, dated October 18, 2018;
b. "Conditional Use Statement of Purpose and Conformance" letter, prepared by Thomas
Kim, Manager, Everwash, dated October 15, 2018;
c. Alta/NSPS Land Title Survey,prepared by Engineering Enterprises, Inc., dated March
28, 2018;
d. Plat of Annexation to the City of Elgin Kane County, Illinois,prepared by Engineering
Enterprises, Inc., dated October 2018, with such further revisions as required by the
City Engineer;
e. Final Plat of Morningside Point Subdivision, prepared by Engineering Enterprises,
- 15 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6, 2019
Inc.,dated April 4, 2019, with such further revisions as required by the City Engineer;
f. Landscape Plan, prepared by Ringers Landscape Services, Inc., dated July 16, 2018,
last revised March 29,2019,with such further revisions as required by the Community
Development Director;
g. Lighting Layout, prepared by Mile High LED Systems, dated January 4, 2019, with
such further revisions as required by the Community Development Director;
h. Undated floor plan,received August 8,2018,with such further revisions as required by
the Community Development Director;
i. Everclean Carwash elevation plans,prepared by Barker/Nestor Architecture+Design,
dated April 24, 2019, with such further revisions as required by the Community
Development Director;
j. Undated Refuse Enclosure plan,received October 19,2018,with such further revisions
as required by the Community Development Director;
k. Site Plan and Geometric Plan, Sheet 10 of 10,with signage notations,prepared by Bono
Consulting,Inc.,dated May 9,2018,last revised March 6,2019,received April 5,2019,
with such further revisions as required by the Community Development Director;
1. Sign Plans, prepared by Landmark Sign Group, dated March 11, 2019, received April
5, 2019, with such further revisions as required by the Community Development
Director; and
m. Car Wash Development Site Development Plan 1620 Villa Street,Elgin,Cook County,
IL preliminary engineering plans, prepared by Bono Consulting, Inc., dated May 9,
2018, 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 allow the construction of the building with no masonry
material on all building elevations.
3. A departure is hereby granted to allow three wall graphics on the building.
4. A departure is hereby granted to allow a total of four directional graphics. The directional
graphics at the driveway entrances/exits to the site, and the directional graphic for "Free
Vacuums" must include a masonry base which matches the masonry base of the main
monument graphic. The proposed"1 A Illuminated Go-Go Sign"graphic is not required to
have a masonry base. All directional graphics shall be maximum three feet high and two
square feet in area(not including the base).
5. A departure is hereby granted to allow a total of six drive-through facility graphics. The
"Lane Menu Towers" graphics adjacent to the drive-through pay-lanes are not required to
have a masonry base, and must be constructed in substantial compliance with the
- 16 -
Recommendation & Findings of Fact
Petitions 33-18, 36-18, 37-18, and 53-18
May 6,2019
following:
a. Sign Plans, prepared by Landmark Sign Group, dated March 11, 2019, received April
5, 2019, with such further revisions as required by the Community Development
Director;
6. Any type of portable graphics, including"Windmaster Signs" are not permitted.
7. The exterior of the refuse enclosure shall match the exterior material of the building.
8. All exterior site lighting shall be installed in compliance with Chapter 19.13, "Outdoor
Lighting", of the Elgin Municipal Code, as amended.
9. Compliance with all applicable codes and ordinances.
10. The applicant shall submit a traffic study, and an accident incident report for the area shall
be provided for City Council consideration.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined above, was six (6) yes, zero(0)no, and zero(0) abstentions. One member
was absent.
Respectfully Submitted,
s/Jav Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning &Zoning Commission
- 17 -
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EXHIBIT D
SITE LOCATION
1620 Villa Street
Petitions 33-18, 36-18, 37-18, 53-18
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SITE LOCATION
1620 Villa Street
Petitions 33-18, 36-18, 37-18, 53-18
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