HomeMy WebLinkAboutG60-19 Ordinance No. G60-19
AN ORDINANCE
GRANTING DEVELOPMENT PLAN APPROVAL
(Lot 5 of the Resubdivision of Lot 2 of the Elgin Wal-Mart/Sam's Club Subdivision
1110 S. Randall Road)
WHEREAS, the territory described herein has been previously classified in the PAB
Planned Area Business District pursuant to Ordinance No. G114-06; and
WHEREAS, by adopting Ordinance No. G32-10 on July 14, 2010, the City Council of the
City of Elgin, Illinois (hereinafter "the City Council") amended Ordinance No. G114-06 in its
entirety; and
WHEREAS, by adopting Ordinance No. G6-16 on February 24, 2016, the City Council
amended the permitted and conditional land uses provisions of Ordinance No. G32-10; and
WHEREAS, Ordinance No. G32-10 requires that building and building additions other
than the Wal-Mart and Sam's Club building submit a development plan for a public hearing and
approval by the City Council pursuant to the provisions of Chapter 19.60, Planned Development,
of the Elgin Municipal Code, 1976, as amended; and
WHEREAS, the City Council has approved Petition 26-15, one element of which was the
resubdivision of Lot 2 of Elgin Wal-Mart/Sam's Club Subdivision at 1000 South Randall Road
into five lots; and
WHEREAS, written application has been made requesting development plan approval as
required by Ordinance No. G32-10 for the Lot 5 within the resubdivision of Lot 2 of the Elgin
Wal-Mart/Sam's Club Subdivision, which Lot 5 is legally described herein (the "Subject
Property"); and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on October 7, 2019 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & 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 development
plan approval pursuant to the process required for a planned development as required by PAB
Planned Development Ordinance G32-10, 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 October 7, 2019, and the recommendations made by the Community Development
Department and the Planning&Zoning Commission, a copy of which is attached hereto and made
a part hereof by reference as Exhibit A.
Section 2. That a development plan for an approximately 5,000-square foot one-story
restaurant building on Lot 5 within the resubdivsion of Lot 2 of the Elgin Wal-Mart/Sam's Club
Subdivision,be and is hereby approved,where said Lot 5 is the following legally described parcel:
PARCEL 1:
LOT 5 IN ELGIN WAL-MART-SAM'S CLUB SUBDIVISION BEING A
SUBDIVISION OF LOT 2 OF THE ELGIN WAL-MART SAM'S CLUB
SUBDIVISION, BEING PART OF THE SOUTHEAST QUARTER OF SECTION 28,
TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 6, 2011, AS
DOCUMENT NUMBER 2011K073547, IN KANE COUNTY, ILLINOIS,
ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 30, 2016, AS
DOCUMENT NUMBER 2016K046039.
PARCEL 2:
A NON-EXCLUSIVE EASEMENT FOR THE BENEFIT OF PARCEL 1, AS
CREATED BY DECLARATION OF OPERATION AND EASEMENT AGREEMENT
RECORDED JUNE 22, 2016, AS DOCUMENT NUMBER 2016K31248 FOR
INGRESS AND EGRESS AND FOR PURPOSES AS SET FORTH THEREIN.
(commonly known as 1110 S. Randall Road).
Section 3. That the development plan approval 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 Chick-fil-A, Inc.,
as applicant, and Richport Property II, LLC-Richport Commons, as property owner,
received September 6, 2019, and supporting documents including:
a. Undated Planned Development Statement of Purpose and Conformance, received
September 26, 2019;
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b. Undated lighting specifications, received September 26, 2019;
c. ALTA/NSPS Land Title Survey, prepared by HR Green, dated August 5, 2019;
d. Site Plan Sheet C-200, prepared by HR Green, dated September 3, 2019, with such
further revisions as required by the Community Development Director;
e. Photometric Plan Sheet E-603, prepared by Dickerson Engineering, Inc., dated
September 4, 2019, last revised for progress print dated September 24, 2019, with
such further revisions as required by the Community Development Director;
f. Landscape Plans Sheets L-100, L-101, and L-102, prepared by HR Green, dated
September 3, 2019, with such further revisions as required by the Community
Development Director;
g. Perspective Views, Elevations, and Floor Plan, prepared by Chick-fil-A, Inc., dated
September 25, 2019, with such further revisions as required by the Community
Development Director;
h. Grading Plan Sheet C-300, prepared by HR Green, dated September 3, 2019, with
such further revisions as required by the City Engineer;
i. Plumbing Site Plan Sheet PS-100, prepared by HR Green, dated September 3, 2019,
with such further revisions as required by the City Engineer;
j. Chick-fil-A Signage Plans, Store Number L04527, prepared by Clayton Signs, dated
July 24, 2019, last revised August 21, 2019, with such further revisions as required by
the Community Development Director; and
k. Undated "Coming Soon" banner, received September 26, 2019, with such further
revisions as required by the Community Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to permit a total of 43 parking spaces on the property for the
proposed restaurant building.
3. A departure is hereby granted to permit the construction of a refuse enclosure which is not
affixed structurally as part of the primary building wall system.
4. A departure is hereby granted to allow the construction of a refuse collection area within
the required building setback six feet from the north property line.
5. A departure is hereby granted to allow the construction of an accessory structure affixed to
the refuse collection area within the required building setback six feet from the north
property line.
6. A departure is hereby granted to allow the construction of a 8 foot—8 inches high wall for
the refuse collection area enclosure.
7. A departure is hereby granted to allow a minimum vehicle use area setback of 0 feet from
the west property line, and a minimum vehicle use area setback of 3.4 feet from the south
property line.
3
8. A departure is hereby granted to allow a total of four wall graphics shall be permitted on
the building in substantial compliance with:
a. Chick-fil-A Signage Plans, Store Number L04527, prepared by Clayton Signs, dated
July 24, 2019, last revised August 21, 2019, with such further revisions as required by
the Community Development Director;
9. The applicant shall install a parking lot curb along the south property line to connect the
parking lot curb of the existing parking lot islands located on the western and eastern
portion of the property adjacent to the south, commonly known as 1120 S. Randall Road.
10. Compliance with all applicable codes and ordinances.
Section 4. That except as amended herein, the use and development of Subject Property
shall be controlled pursuant to the provisions of Ordinance Nos. G32-10 and G6-16. In the event
of any conflict between this ordinance, which expressly includes those documents detailed within
Section 3, and Ordinance Nos. G32-10 and G6-16, 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.
'IF i ,
et, l' ;-
David J. Ka. .in, .yor
Presented: November 6, 2019
Passed: November 6, 2019 ��Y OF F<
Omnibus Vote: Yeas: 9 Nays: 0 4 ' ;`\Ci
Recorded: November 6, 2019 ' - �2
Published: November 7, 2019 ; ,, I.
Atteto/st: ` ' 1J. Vt"-
1/CD rE,.
Kimberly Dewis, C lerk
4
EXHIBIT A
October 7, 2019
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning& Zoning Commission regarding Petition 32-19, an application by
Chick-fil-A, Inc., as applicant, and Richport Property II LLC-Richport Commons, as property
owner, are requesting Development Plan Approval with departures from (1) Section F, "Site
Design", of Ordinance No. G32-10, specifically to reduce the required Vehicle Use Area setback
from the west and south property lines, (2) Section G, "Site Design and Architectural Design", of
Ordinance No. G32-10, specifically to allow the construction of a refuse enclosure which is not
affixed structurally as part of the primary building wall system, (3) Section 19.50.080, "Wall and
Integral Roof Graphics", of the Municipal Code, specifically to allow four wall graphics, and (4)
Section 19.45.080, "Table of Required Parking",of the Municipal Code, specifically to reduce the
number of required off-street parking spaces, and any other departures as may be necessary or
desirable, all of which are necessary to build a one-story restaurant building upon Lot 5 in
Resubdivision of Lot 2 of the Elgin Wal-mart/Sam's Club Subdivision, said Lot 5 commonly
referred to as 1110 S. Randall Road.
Petition Number: 32-19
Property Location: 1110 S. Randall Road
Requested Action: Development Plan Approval
Current Zoning: PAB Planned Area Business District and ARC Arterial Road
Corridor Overlay District
Proposed Zoning: No change. PAB Planned Area Business District and ARC Arterial
Road Corridor Overlay District
Existing Use: Vacant,undeveloped land
Proposed Use: Eating place(restaurant)
Applicant: Chick-fil-A, Inc.
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
Owner Richport Property II, LLC-Richport Commons
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
G. Development Application and Attachments
H. Draft Ordinance
BACKGROUND
Chick-fil-A, Inc., as applicant, and Richport Property II LLC-Richport Commons, as property
owner, are requesting Development Plan Approval with departures from (1) Section F, "Site
Design", of Ordinance No. G32-10, specifically to reduce the required Vehicle Use Area setback
from the west and south property lines, (2) Section G, "Site Design and Architectural Design", of
Ordinance No. G32-10, specifically to allow the construction of a refuse enclosure which is not
affixed structurally as part of the primary building wall system, (3) Section 19.50.080, "Wall and
Integral Roof Graphics", of the Municipal Code, specifically to allow four wall graphics, and (4)
Section 19.45.080,"Table of Required Parking", of the Municipal Code, specifically to reduce the
number of required off-street parking spaces, and any other departures as may be necessary or
desirable, all of which are necessary to build a one-story restaurant building upon Lot 5 in
Resubdivision of Lot 2 of the Elgin Wal-mart/Sam's Club Subdivision, said Lot 5 commonly
referred to as 1110 S. Randall Road.
The subject property is the 1.1-acre vacant outlot immediately north of McAllister's Deli and
Denny's building part of the Walmart/Sam's Club shopping center along S. Randall Road. The
subject property is Lot 5 in the Resubdivision of Lot 2 of the Elgin-Walmart/Sams Club
Subdivision. The property is zoned PAB Planned Area Business District established by Ordinance
No. G32-10, as amended, and ARC Arterial Road Corridor Overlay District.
- 2 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
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Figure 1.Area bird's eye view looking west
The lots immediately to the north, south and west are all part of the Walmart and Sam's Club
shopping center and are also zoned PAB Planned Area Business District and ARC Arterial Road
Corridor Overlay District. The lot to the north is improved with Sam's Club motor vehicle service
station with Portillo's Hot Dogs restaurant further to the north. The lot to the south (Lot 4 in the -
Resubdivsion of Lot 2 of the Elgin Wal-mart/Sams Club Subdivision) is improved with a multi-
tenant commercial building home to two restaurants Denny's and McAlister's Deli. Walmart and
Sam's Club properties and accessory parking lots are located adjacent to the west, while the
properties to the east across S. Randall Road are improved with townhomes part of Willowbay
Subdivision.
Proposal
The applicant is proposing to construct a new standalone Chick-fil-A restaurant building with a
drive-through service window. The 5,000-square foot one-story building would be located on the
northern portion of the vacant outlot with the southern portion of the site devoted to the parking
lot with 43 parking spaces. The main entrance would be on the south side of the building adjacent
to the parking lot. The drive-through window would be located on the north side of the building.
The restaurant would include an outdoor seating area east of the building along Randall Road
enclosed with a black aluminum fence with masonry columns.
- 3 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
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Figure 2.Proposed Landscape Plan
The site would not have direct access to S. Randall Road. Instead, and similar to the other outlots
in the shopping center, the access to the site would be provided via the internal drive-aisle on the
west side of the outlot. Two drive-through service lanes would merge into one drive-through lane
after the order menu boards. An 11-foot high standalone canopy would be constructed in front of
the building along S. Randall Road over the drive-through lanes to provide shelter for staff taking
orders directly from the vehicles waiting in the drive-through lanes. The refuse collection area,
detached from the main building, would be located in the northwest portion of the site and would
include an 8'-8"high enclosure wall. A 71-square foot storage shed would be constructed adjacent
to the refuse collection area. The storage shed would also be 8 feet— 8 inches high to match the
height of the refuse collection area enclosure. A five-foot wide sidewalk connection would be
provided to the multi-purpose trail along Randall Rd, and west of the building to the existing
sidewalk which leads to Walmart and Sam's Club buildings.
The exterior of the building would feature 100% brick masonry with a stone base on all sides of
the building. The accessory shed and refuse enclosure wall would be constructed with the same
brick and stone base to match the restaurant building. Similarly, the same color brick columns
would be included as part of the patio enclosure and as part of the canopy structure to match the
building's exterior.
The applicant would install extensive landscaping through the site, including 16 new shade trees.
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
The parking lot light fixtures would match the existing parking lot light fixtures on the McAlister's
Deli and Denny's property to the south for a unified look of the shopping center.
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PERSPECTIVE VIEW.FRONT RIGHT PERSPECTIVE VIEW-REAR RIGHT
Figure 3.Proposed renderings
The proposed development requires several departures from PAB Planned Area Business District
established by Ordinance No. G32-10 and the zoning ordinance, which are summarized in Table
1 below.
The departures are further described in Planned Development Departures and Exceptions section
of this report further below.
Table 1. Detail of Required Departures
Site Design Regulation Requirement Proposed
Parking 83 43
Location of Refuse Attached to the building Detached from the building
Enclosure
Setback of Refuse 10 ft. from north property line 6 ft. from north property line
Enclosure
Setback of Accessory 10 ft. from north property line '6 ft. from north property line
Structure
Wall within the 8 ft.-8 in.
Required Building Max. 3 ft. high (for refuse enclosure)
Setback
Vehicle Use Area 6 ft. from west and south 0 ft. from west property line,
Setbacks property lines 3.4 ft. from south property line
#of Wall Graphics 2 4
The restaurant is expected to open by fall of 2020 with hours of operation 6:30 AM— 10:00 PM
Monday—Saturday. The restaurant is closed on Sundays and Holidays.
- 5 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
The proposal requires development plan approval per PAB District Ordinance No. G32-10 with a
public hearing before and a recommendation from the Planning and Zoning Commission and final
approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History. The subject lot is part of Walmart and Sam's Club property,which was
annexed and zoned PAB Planned Area Business District and ARC Arterial Road Corridor
Overlay District in 2006 by Ordinance No. G114-06.
In 2007, planned development approval was granted to allow for the construction of a JC
Penny's retail store on Lot 1 (south end of the shopping center subdivision) through
Ordinance No. G101-07. However, due to the subsequent downturn in the economy, the
store was never built and the lot continues to remain vacant.
In 2010, the planned development ordinance was amended in its entirety to modify the site
plan, landscape plan, and building elevations of the Walmart and Sam's Club buildings to
match branding, store layout, and material requirements of the respective companies, and
to amend the allowable land uses for the seven outlots within the subdivision. These
amendments were articulated in Ordinance No. G32-10.
In 2011, planned development approval was granted to allow for the construction of the
Sam's Club Motor Vehicle Service Station through Ordinance No. G44-11.
In 2012, planned development approval was granted for the construction of Portillo's
Restaurant at 1020 S. Randall Road, and initial site design improvements for the multi-
tenant retail building along Bowes Road(2415 Bowes Road) through Ordinance No. G43-
12. Final planned development approval for the construction of the retail building was
granted through Ordinance No. G64-12.
In 2014, Ordinance No. G32-10 was amended to provide for additional permitted uses
within the retail building at 2415 Bowes Road by Ordinance No. G72-14.
In February 2016, Ordinance G6-16 granted approval of the resubdivision of the original
Lot 2 into five new outlots south of Sam's Club Motor Vehicle Service Station, and the •
development plan approvals for Lot 1 (1190 S. Randall Road, multi-tenant retail building)
and Lot 2 (1180 S. Randall Road, Fuller's Car Wash). The ordinance also amended
Ordinance No. G32-10 to extend the allowance for additional permitted uses to the five
new outlots.
In August 2016, Ordinance No. G37-16 granted development plan approval for the retail
building on Lot 4 (1120 S. Randall Road) for Denny's and McAllister's Deli restaurants.
- 6 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
In February 2018, Ordinance No. G13-18 granted development plan approval for the
restaurant building with a drive-through window service on Lot 3 (1150 S. Randall Road)
for Andy's Frozen Custard.
B. Surrounding Land Use and Zoning. The lots immediately to the north, south and west
are all part of the Walmart and Sam's Club shopping center and are also zoned PAB
Planned Area Business District and ARC Arterial Road Corridor Overlay District. The lot
to the north is improved with Sam's Club motor vehicle service station. The lot to the south
(Lot 4 in the Resubdivsion of Lot 2 of the Elgin Wal-mart/Sams Club Subdivision) is
improved with a multi-tenant commercial building home to two restaurants Denny's and
McAlister's Deli. Walmart and Sam's Club properties and accessory parking lots are
located adjacent to the west, while the properties to the east across S. Randall Road are
improved with townhomes part of the Willowbay Subdivision.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional .
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The purpose and intent of the existing PAB Planned Area Business
District established by Ordinance No. G32-10 is to provide commodities and services to
several neighborhoods, and in some instances to a community wide or regional supporting
population. The PAB zoning district is most similar to, but departs from the standard
requirements of the AB zoning district. The AB zoning districts are limited by the
applicable site design regulations to an intermediate scale of development relative to NB
neighborhood business district and the CC 1 center city district.
E. Trend of Development. The subject property is part of the Walmart and Sam's Club
shopping center along Randall Road. The Randall Road corridor continues to develop with
auto-oriented commercial uses which serve not only the immediate neighborhoods, but
residents from a larger region as well.
The subject property is part of a five-lot subdivision of the original Lot 2 of The Elgin
Walmart/Sams Club Subdivision. Four of the five lots are already developed with
commercial uses.The property adjacent to the south includes two sit-down restaurants,one
of which(McAlister's Deli) also includes a drive-through service.
The proposed restaurant with a drive-through service is consistent with the commercial
trend of development along Randall Road and the commercial uses on the adjacent
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
properties.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 32-19 on October 7, 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 October 7, 2019.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, and planned developments outlined in § 19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The subject property (Lot 5) is 1.2-acres in area and is currently
vacant and undeveloped. There are no significant natural features including topography
(the property is relatively flat), watercourses, vegetation, and 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 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. The existing water and sanitary sewer facilities are available and located within
the shopping center access road west of the property. The proposed building will connect
to the existing facilities and can be adequately served by municipal services.
The stormwater detention facility located in the southwest corner of Walmart and Sam's
Club shopping center was designed to accommodate commercial development with •
accessory parking lots on all outlots. Adequate capacity exists within the existing
stormwater infrastructure to serve the proposed development. The proposed development
would connect into the existing stormwater facilities.
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended 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 Randall Road, but the
proposed development will not have direct access to Randall Road. The access to the site
would be provided from the shopping center access drive-aisle west of the building,which
provides access to Bowes and Randall Roads by means of existing private access drives
located throughout the shopping center. The locations of the access points to Bowes and
Randall Roads, and the required improvements to those roads, have been installed in
accordance with an intergovernmental agreement between the City of Elgin and Kane
County. The applicant is not proposing to make any changes to the current off-site
vehicular circulation.
The proposed site plan is designed for safe and most-efficient on-site circulation. The
proposed building is located on the northern portion of the site with the on-site parking lot
on the southern portion of the site. The parking lot includes two access driveways from the
main shopping center drive-aisle and is designed for one-way counterclockwise circulation
to maximize the number of parking spaces. Similarly, the drive-through service lane is
designed for counterclockwise circulation along the south, east, and north property lines
with the drive-through pick-up window on the north side of the building. Two drive-
through service lanes along the south property line merge into one lane along the east
property line after the orders are placed. The layout maximizes the stacking capacity,which
can accommodate up to 37 vehicles. The proposed site layout is designed for optimum
circulation on site and will not have any negative effects on the surrounding properties.
The proposed restaurant is required to provide a total of 83 parking spaces. The proposed
layout includes a total of 43 parking spaces on site. The applicant chose to extend the drive-
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
through service lanes, which reduced the number of parking spaces that can be
accommodated on site, due to the anticipated high demand for the drive-through service.
Approximately 60% of restaurant sales come from the drive-through service. Additional
parking, if necessary, can be accommodated in the Walmart and Sam's Club parking lots,
and the applicant is providing a safe pedestrian connection to those parking lots in rear.
The proposed development would also include a pedestrian connection to the existing
multi-purpose trail along the west side of Randall Road. Two bike racks would be provided
on site, which can accommodate parking for up to four bicycles, which meets the zoning
requirement for four bike parking spaces.
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 property was annexed and zoned PAB Planned Area Business District and
ARC Arterial Road Corridor Overlay District in 2006. The property is vacant and
undeveloped. The proposal would allow for the new development on the property
consistent with the property's zoning classification, the trend of development along
Randall Road, and the Comprehensive Plan.
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 proposed
restaurant use is a permitted use within the PAB zoning district and is consistent with the
surrounding commercial and retail uses. The lots immediately to the north, south and west
are all part of the Walmart and Sam's Club shopping center and are also zoned PAB
Planned Area Business District and ARC Arterial Road Corridor Overlay District. The lot
to the north is improved with Sam's Club motor vehicle service station. The lot to the south
(Lot 4 in the Resubdivsion of Lot 2 of the Elgin Wal-mart/Sams Club Subdivision) is
improved with a multi-tenant commercial building home to two restaurants Denny's and
McAlister's Deli. Walmart and Sam's Club properties and accessory parking lots are
located adjacent to the west, while the properties to the east across S. Randall Road are
improved with townhomes part of Willowbay Subdivision.
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.
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Recommendation & Findings of Fact
Petitions 32-19
•
October 7, 2019
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is part of the Walmart and Sam's Club
shopping center along Randall Road. The Randall Road corridor continues to develop with
auto-oriented commercial uses which serve not only the immediate neighborhoods, but
residents from a larger region as well.
The subject property is part of a five-lot subdivision of the original Lot 2 of The Elgin
Walmart/Sams Club Subdivision. Four of the five lots are already developed with
commercial uses. The property adjacent to the south includes two sit-down restaurants,one
of which (McAlister's Deli) also includes a drive-through service.
The proposed restaurant with a drive-through service is consistent with the commercial
trend of development along Randall Road and the commercial uses on the adjacent
properties.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose and intent of the existing PAB Planned Area
Business District is to provide commodities and services to several neighborhoods, and in
some instances to a community wide or regional supporting population. The PAB zoning
district is most similar to, but departs from the standard requirements of the AB zoning
district. The AB zoning districts are limited by the applicable site design regulations to an
intermediate scale of development relative to NB neighborhood business district and the
CC 1 center city district. The proposed restaurant with a drive-through service will provide
commodities to surrounding neighborhoods and the larger region as well.
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 Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
- 11 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
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 not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation. There are no significant natural features,including
topography, watercourse, wetlands, or vegetation, located on the property. The 1.2-acre
property is currently vacant and undeveloped. The applicant is proposing to install 16 new
shade trees and other landscaping materials appropriate for the size and scale of the
development.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The proposed restaurant with a drive-through service and outdoor seating would
complement adjacent commercial and restaurant uses, and is a permitted use in the PAB
zoning district. The proposed development would include a total of 43 parking spaces on •
site with additional parking available on the adjacent Walmart and Sam's Club properties.
The drive-through service includes stacking for up to 37 vehicles, which can adequately
meet the demand of the proposed restaurant without creating any negative effect and
spillover onto the adjacent properties. No evidence has been submitted or found that the
proposed use would exercise any undue detrimental influence on the surrounding
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
properties. The use and development on the property would be operated with no negative
impact on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning ordinance
and Ordinance G32-10:
1. Section 19.45.080, "Table of Required Parking", of the zoning ordinance. The
minimum required number of parking spaces for the proposed 5,000-square foot restaurant
is 83 parking spaces. The applicant is proposing to construct a total of 43 parking spaces
on site.
2. Section 3. G, "Site Design and Architectural Design" of Ordinance No. G32-10. The
applicant is proposing to construct a refuse enclosure which is not affixed structurally as
part of the primary building wall system, as required by Ordinance No. G32-10.
3. Section 3. F,"Site Design",of Ordinance No.G32-10,and 19.90.015,"Definitions and
Regulations" of the zoning ordinance. The minimum required setback for a refuse
collection area is ten feet from the north property line. The applicant is proposing to
construct the refuse collection area enclosure within the required building setback six feet
from the north property line.
4. Section 3. F, "Site Design", of Ordinance No. G32-10. The minimum required building
setback for an accessory structure is ten feet from the north property line. The applicant is
proposing to construct an accessory structure attached to the refuse collection area
enclosure six feet from the north property line.
5. Section 19.90.015, "Definitions and Regulations", of the zoning ordinance. The
maximum permitted height of a wall within the required building setback along the north
property line is three feet. The applicant is proposing to construct an 8 foot-8 inches high
wall as the enclosure for the refuse collection area.
6. Section 3. F, "Site Design", of Ordinance No. G32-10. The minimum required vehicle
use area setback from the west and south property lines is six feet. The applicant is
proposing a vehicle use area with no setback(0 feet)from the west property line,and a 3.4-
foot setback from the south property line.
7. Section 19.50.080, "Wall and Integral Roof Graphics", of the zoning ordinance. The
maximum permitted number of primary wall graphics is two. The applicant is proposing
to install a total of four wall graphics, one on each side of the building.
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Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
Staff finds the proposed departures are appropriate to achieve a desirable development of a long
vacant property.
The proposed departure from the parking requirement is a result of the site constraints and the
desire to maximize the size of the drive-through lanes which account for approximately 60% of
restaurant sales. Additional parking is available in the adjacent parking lots of Walmart and Sam's
Club properties, if necessary.
Similarly, the vehicle use area setbacks are proposed to maximize the number of parking spaces
on site. The applicant could adjust the parking lot layout and eliminate some parking spaces to
meet the vehicle use area setbacks, however, the applicant is already providing less parking than
required.
The location of the refuse collection area and the accessory storage shed is also due to site
constraints. To accommodate the long drive-through lanes, the drive-through pick up window is
located on the north side of the building. The refuse collection area and the accessory storage shed
are moved away from the building to allow adequate space for the drive-through lane exit on the
west side of the building. The applicant would install the same brick and the stone base masonry
on the exterior the refuse collection area enclosure wall and the accessory structure to match the
main building. To further minimize any negative impact, the accessory structure and the refuse
collection area enclosure would be screened with six-foot high arborvitae trees and other
landscaping materials.
While the zoning ordinance allows a wall with only three feet in height within the required building
setback, the refuse collection area is required to be screened by a wall or a solid fence with
minimum six feet in height. The applicant is proposing to construct the refuse collection area
enclosure wall 8 feet— 8 inches high to match the height of the adjacent accessory structure. This
would enhance the look of both structures and minimize any negative impact the structures could
have on adjacent properties.
The proposed departure for two additional wall graphics is appropriate due to the access for the
restaurant. While the restaurant building is located along Randall Road with best visibility for wall
graphics on the north, south, and/or east sides of the building, the property does not have a direct
access from Randall Road. Instead, the vehicular access to the site is from the internal shopping
center drive-aisle on the west side of the building. Therefore, a third and fourth wall graphic on
the building are appropriate and necessary to help guide the vehicles to the site through the
Walmart and Sam's Club parking lots.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 32-19, subject to the following conditions:
- 14 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
1. Substantial conformance to the Development Application submitted by Chick-fl-A, Inc.,
as applicant, and Richport Property II, LLC-Richport Commons, as property owner,
received September 6, 2019, and supporting documents including:
a. Undated Planned Development Statement of Purpose and Conformance, received
September 26, 2019;
b. Undated lighting specifications, received September 26, 2019;
c. ALTA/NSPS Land Title Survey, prepared by HR Green, dated August 5, 2019;
d. Site Plan Sheet C-200, prepared by HR Green, dated September 3, 2019, with such
further revisions as required by the Community Development Director;
e. Photometric Plan Sheet E-603, prepared by Dickerson Engineering, Inc., dated
September 4,2019,last revised for progress print dated September 24,2019,with such
further revisions as required by the Community Development Director;
f. Landscape Plans Sheets L-100, L-101, and L-102, prepared by HR Green, dated
September 3, 2019, with such further revisions as required by the Community
Development Director;
g. Perspective Views, Elevations, and Floor Plan, prepared by Chick-fil-A, Inc., dated
September 25, 2019, with such further revisions as required by the Community
Development Director;
h. Grading Plan Sheet C-300,prepared by HR Green, dated September 3,2019,with such
further revisions as required by the City Engineer;
i. Plumbing Site Plan Sheet PS-100, prepared by HR Green, dated September 3, 2019,
with such further revisions as required by the City Engineer;
j. Chick-fil-A Signage Plans, Store Number L04527, prepared by Clayton Signs, dated
July 24, 2019, last revised August 21, 2019, with such further revisions as required by •
the Community Development Director; and
k. Undated "Coming Soon" banner, received September 26, 2019, with such further
revisions as required by the Community Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to permit a total of 43 parking spaces on the property for the
proposed restaurant building.
3. A departure is hereby granted to permit the construction of a refuse enclosure which is not •
affixed structurally as part of the primary building wall system.
4. A departure is hereby granted to allow the construction of a refuse collection area within
the required building setback six feet from the north property line.
5. A departure is hereby granted to allow the construction of an accessory structure affixed to
- 15 -
Recommendation & Findings of Fact
Petitions 32-19
October 7, 2019
the refuse collection area within the required building setback six feet from the north .
property line.
6. A departure is hereby granted to allow the construction of a 8 feet—8 inches high wall for
the refuse collection area enclosure.
7. A departure is hereby granted to allow a minimum vehicle use area setback of 0 feet from
the west property line, and a minimum vehicle use area setback of 3.4 feet from the south
property line.
8. A departure is hereby granted to allow a total of four wall graphics on the building in
substantial compliance with:
a. Chick-fil-A Signage Plans, Store Number L04527, prepared by Clayton Signs, dated
July 24, 2019, last revised August 21, 2019, with such further revisions as required by
the Community Development Director.
9. The applicant shall install a parking lot curb along the south property line to connect the
parking lot curb of the existing parking lot islands located on the western and eastern
portion of the property adjacent to the south, commonly known as 1120 S. Randall Road.
10. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined by the Community Development Department, was six (6) yes, one (1) no,
and zero(0) abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning& Zoning Commission
- 16 -
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EXHIBITS Zoning Map
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EXHIBIT C Parcel Map N
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Petition 32-19
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EXHIBIT D
SITE LOCATION
1110 S. Randall Road
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EXHIBIT D
SITE LOCATION
1110 S. Randall Road
Petition 32-19
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EXHIBIT D
SITE LOCATION
1110 S. Randall Road
Petition 32-19
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