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HomeMy WebLinkAboutG6-26 Ordinance No. G6-26 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G42-07, AS AMENDED BY ORDINANCE NO. G49-11 (601 S. Randall Road) WHEREAS, the territory described herein has been classified in the PAB Planned Area Business District by Ordinance No. G25-06; and WHEREAS, by adopting Ordinance No. G42-07 on July 25, 2007, the City Council amended Ordinance No. G25-06 in its entirety and classified the territory in the new PAB Planned Area Business District; and WHEREAS, by adopting Ordinance No. G49-11 on December 7, 2011, the City Council amended Ordinance No. G42-07; and WHEREAS, written application has been made to further amend certain provisions of Ordinance No. G42-07, as amended by Ordinance No. G49-11, to add event venue to the list of conditional uses allowed on the property commonly known as 601-629 S. Randall Road (the "Subject Property") for the purpose of establishing a restaurant with a banquet hall at the property commonly known as 601 S. Randall Road; and WHEREAS, the Subject Property is legally described in Section 3 of Ordinance No. G42- 07; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on February 2, 2026, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PAB Planned Area Business District established by Ordinance No. G42-07, as amended by Ordinance No. G49-I 1, 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 February 2, 2026, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 3. E. 2. c. of Ordinance No. G42-07, as amended by Ordinance No. G49-ll, which regulates "Land Use; Conditional Uses; Services Division", in the PAB Planned Area Business District of the Subject Property,is hereby amended to include the following additional land use: Event venue [SR] Section 3. That Section 3. G. of Ordinance No. G42-07, as amended by Ordinance No. G49-11, which regulates"Supplemental Site Design Regulation and Architectural Design", in the PAB Planned Area Business District of the Subject Property, is hereby amended to include the following additional conditions: 6. Substantial conformance to the Development Application submitted by New Future LLC, as applicant and property owner, received November 24, 2025, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received January 28, 2026; b. Undated Map Amendment for a Planned Development Statement of Purpose and Conformance, received November 19, 2025; c. ALTA/ACSM Land Title Survey of The Golden Corral, prepared by Landmark Engineering Group, dated May 3,2007; d. Architectural Site Plan,Sheet A100,prepared by Studio Carney Architecture,dated November 19, 2025, with such further revisions as required by the Community Development Director; e. Floor Plan, Sheet A110, prepared by Studio Carney Architecture, dated November 19, 2025, with such further revisions as required by the Community Development Director; f. Undated Exterior Renderings Tulsi Indian Cuisine, received December 31, 2025, with such further revisions as required by the Community Development Director; g. Five-page sign plans,prepared by Elevate Sign Group,dated last revised December 30, 2025, 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 - 2 - other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 7. Any event on the Subject Property may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event may include the incidental service of alcohol, with such service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 8. Any event on the Subject Property may include the incidental playing of amplified live or recorded music,subject to compliance with applicable noise codes,ordinances, rules and regulations. The incidental playing of amplified live or recorded music is only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. 9. The events are hereby authorized for only the indoor tenant space described within the associated application for conditional use. However, said events may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 10. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 11. Compliance with all applicable codes and ordinances. Section 4. That Section 3. H. of Ordinance No. G42-07, as amended by Ordinance No. G49-11, which regulates "Off-street Parking", in the PAB Planned Area Business District of the Subject Property, is hereby amended in its entirety to read as follows: H.Off-street Parking.In this PAB Planned Area Business District,off-street parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended, and shall be in substantial conformance to the following: 1. A departure is hereby granted to allow the establishment of the proposed restaurant with an event venue, more specifically a banquet hall, on the property commonly known as 601 S. Randall Road, provided a minimum of 166 parking spaces are provided on the property commonly known as 601 S. Randall Road. 2. Prior to the issuance of the Certificate of Occupancy for the proposed restaurant and - 3 - banquet hall at 601 S. Randall Road, the applicant shall submit to the Development Administrator an executed shared parking agreement with the owner(s) of a property adjacent to the south and part of the shopping center commonly known as 609-629 S. Randall Road (Shopping Center Property) to allow for persons associated with the proposed restaurant and banquet hall to use at least thirty-one (31) additional parking spaces on the shopping center property. Such shared parking agreement shall be in effect during all times an event is taking place within said banquet hall. Should the applicant not be able to secure a shared parking agreement with owner(s) of the shopping center property, the applicant shall modify the proposed restaurant and event venue facility such that its parking requirement per the zoning ordinance is satisfied with the number of parking spaces located on the property commonly known as 601 S. Randall Road. Section 5. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinances No. G42-07,as amended by Ordinance No. G49-11. In the event of any conflict between this ordinance and Ordinance No. G42-07 and Ordinance No. G49-11, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. • David J. Kaptai , a or Presented: March 11, 2026 Passed: March 11, 2026 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: March 11, 2026 Published: March 11, 2026 Attes : imberly De is, Ci C erk - 4 - EXHIBITA February 2, 2026 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 44-25 and 45-25, an application by New Future, LLC, as applicant and property owner, requesting approval of an amendment to PAB Planned Area Business District Ordinance No. G42-07, as amended by Ordinance No. G49-11, with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, and a conditional use to establish an event venue, more specifically a banquet hall,as part of an eating place(restaurant)at the property commonly referred to as 601 S. Randall Road. The properties classified in the PAB Planned Area Business District established by Ordinance No. G42-07, as amended by Ordinance No. G49-1 1, are commonly known as 601-629 S. Randall Road. GENERAL INFORMATION Petition Number: 44-25 and 45-25 Property Location: 601 S. Randall Road Requested Action: Planned Development as a Map Amendment, and Conditional Use Current Zoning: PAB Planned Area Business District Ord. No. G42-07 as amended by Ord. No. G49-11 and ARC Arterial Road Corridor Overlay District Proposed Zoning: Amendment to PAB Planned Area Business District Ord. No. G42- 07 as amended by Ord.No. G49-l I Existing Use: Vacant one-story commercial building Proposed Use: Eating Place(permitted use) Event Venue (proposed to be added as a conditional use) Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 Applicant: New Future LLC Owner: New Future LLC 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 Ordinances BACKGROUND New Future, LLC, as applicant and property owner, is requesting approval of an amendment to PAB Planned Area Business District Ordinance No.G42-07,as amended by Ordinance No. G49- 11, with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, and a conditional use to establish an event venue, more specifically a banquet hall, as part of an eating place (restaurant)at the property commonly referred to as 601 S. Randall Road. The properties classified in the PAB Planned Area Business District established by Ordinance No. G42-07,as amended by Ordinance No.G49-11,are commonly known as 601-629 S.Randall Road. The 2.73-acre subject property is located on the east side of Randall Road just north of College Green Drive intersection.The property,zoned PAB Planned Area Business District established by Ordinance No. G42-07, as amended by Ordinance No. G49-11, is improved with an 11,426- square-foot one-story commercial building formerly occupied by Golden Corral restaurant. The property also includes 166 parking spaces. The property is part of the Blain's Farm and Fleet(formerly Lowe's)shopping center. In addition to Blain's Farm and Fleet hardware store, the shopping center includes Planet Fitness physical fitness facility, Dolar Tree retail store, a cosmetology school, and a dentist office. The shopping center includes a total of 960 parking spaces, including the 166 parking spaces on the subject property. While the parking lots part of the shopping center share access and are interconnected, no formal shared parking agreement exists amongst various property owners of the shopping center. The shopping center has a full access to Spartan Drive which has a right-in-right-out intersection with Randall Road. The extension of the shopping center access driveway becomes -2- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 Duffy Drive which provides access to College Green Drive one block to the south and which has full signalized intersection with Randall Road.A secondary entrance-only driveway exists directly from Randall Road onto the subject property. 111. The entire shopping center is zoned PAB Planned Area Business District established by Ordinance No. G42- • e'ain's arm. , 07, as amended by Ordinance No. Fleet shopping G49-11. The properties adjacent to rs enter the east are zoned PCF Planned Community Facility District and are • part of Elgin Community College campus. The property directly to the ►� north is a vacant commercial lot part of Blain's Farm and Fleet shopping center with vacant open space surrounding Otter Creek further to the north zoned CF Community Facility District. The properties to CI the south across Spartan Drive include the Bank of America outlot zoned PAB Planned Area Business District and Woodbridge Townhomes subdivision zoned PRC t Planned Residence Conservation District. The properties to the west across Randall Road are zoned RC1 Residence Conservation District and are improved with single-family homes. Proposal, The applicant is proposing to establish an event venue, a banquet hall, as part of the proposed Indian fusion restaurant to be known as Tulsi. An event venue is not listed as a permitted nor conditional use within the existing PAB Planned Area Business District Ordinance No. G42-07, as amended by Ordinance No. G49-11. So, the applicant is requesting approval to amend the planned development ordinance to add an event venue as an allowable conditional use, and simultaneously is requesting approval of conditional use for the proposed banquet hall. Figure 2. Site area map with zoning overlay Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 .II \ I. /. .�'. iit/ //� 4'V / /// 7Z _ Ill I 1111LLIIII M 7 7 il . g'?I il: - It110 El ,n, • • '4, ___ • 644:� :�� :1. • :': r 1 7,532 sf J 3,634 sf �— 1 ' ' "roc—0� ♦ .0• • • 9 _ Jill . . . .• . . — i :1 ' I' • • 9,A ,u,I,,aii :• . Mr.. .•. E • •' it L 111111.01114 QrM4TIOrt OF ! I3 C rI. Figure 3 The floor plan of the proposed Tulsi restaurant and banquet hall at 601 S Randall Road -4 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 The applicant is proposing to renovate the existing restaurant building to accommodate two banquet halls within the building. The larger banquet room would have seating for 200 persons, while the smaller banquet room would have seating for 44 persons. The two rooms could also be combined and rented together with a total seating capacity for 244 persons. The remainder of the building(7,532 square feet)would be renovated and rebranded for a new full-service Indian fusion restaurant,to be known as Tulsi. The facility would be rented out for private events,such as weddings,private parties, fundraisers, and various types of non-profit and other community social events and celebrations.The restaurant would be open daily from 11 a.m. to 10 p.m., while the events would be scheduled between 11 a.m.and 11 p.m.,with most events held on Friday,Saturday,or Sunday.All events would be held entirely indoors.The facility is required to obtain a liquor license prior to any alcohol service.The applicant anticipates the facility would have up to 32 employees during the peak time, 10 of each would be devoted exclusively to the banquet hall. The applicant is proposing substantial interior renovation to accommodate the proposed use. Exterior changes to the building are limited to the façade improvements for a modern exterior.The applicant is proposing to construct two new large dormers on the front façade that would replace four smaller dormers currently on the building. Some of the existing siding would also be replaced with stucco.The applicant is not proposing any changes to the site. Zoning Consideration The proposed banquet hall is required to provide one parking space per four seats,plus one parking space per employee. The restaurant portion of the facility is required to provide one parking space per 60 square feet of floor area. With 244 seats in the two banquet rooms, 10 employees for the banquet hall, and 7,532-squre-foot restaurant, the facility is required to have 197 parking spaces total. There are 166 parking spaces on the subject property. As such, the applicant is requesting approval of a departure from the parking requirement. The requested departure is summarized in the Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1: Proposed Departures for 601 S. Randall Road Required Proposed • #of parking spaces 197 166 The property is part of the larger Blain's Farm and Fleet(formerly Lowe's)shopping center,which includes Blain's Farm and Fleet home improvement store, Planet Fitness, a cosmetology school, dentist office, and Dolar Tree retail store. The entire shopping center has a total of 960 parking spaces. With the proposed Tulsi banquet hall and restaurant, and the existing tenants, the entire shopping center is required to have 871 parking spaces. However, no formal shared parking agreement exists and the proposed banquet hall requires the approval of a parking departure. - 5 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 The applicant has come to terms for a shared parking agreement with the owners of the adjacent buildings within the shopping center. The shared parking agreement will need to be submitted prior to the issuance of the certificate of occupancy for the proposed banquet hall. The existing parking lots can adequately serve all existing businesses and the proposed restaurant with a banquet hall. The parking lot is currently vastly underutilized. In addition, the peak times of most other tenants within the shopping center occur in the morning and early afternoon, while the expected peak time for the proposed Tulsi restaurant and banquet hall would be in the evening. Environmental and Sustainability Considerations The applicant is proposing the adaptive reuse of the existing restaurant building for a new restaurant and a banquet hall. The 11,166-square-foot building was constructed for the former Golden Corral restaurant in 2008. The restaurant, however, closed in Fall 1975. The proposal includes two banquet halls with a total floor area of 3,634 square feet.The reminder of the building (7,532 square feet) would be rebranded as a new Indian-fusion restaurant. The restaurant portion would still have 179 seats. The American Institute of Architects and the National Trust for Historic Preservation estimate that building reuse avoids between 50 to 75 percent of the embodied carbon emissions that an identical new building would generate because renovations typically reuse the most carbon-intensive parts of the building—the foundation, structure, and building envelope.' (Embodied carbon emissions are the carbons emitted by the manufacture,transport,and assembly of materials.)Adaptive reuse also prevents construction and demolition debris from burdening area landfills. The proposed building renovation will comply with the most-recent State of Illinois energy code and accessibility code. The proposal does not require any modifications to the existing water or sewer lines. The proposed departure from the parking requirement with the shared parking agreement would allow the applicant to use existing underutilized parking lot within the shopping center,rather than requiring the construction of more parking that only seldom, if ever, may be used. As such, the proposal will better utilize existing parking resources without increasing the amount of impervious area for parking lot expansion that would only unnecessarily increase the stormwater runoff. The Community Development Department offers the following additional information: A. Property History. The northern portion of the shopping center and the subject property were annexed into the City in 1967 and zoned R2 Single-family Residence District. That property was developed into a municipal golf course. The golf course property was rezoned to CF Community Facility District in 1992, as part of the comprehensive 1 American Institute of Architects and the National Trust for Histonc Preservation `Building Reuse A Proven Climate and Economic Strategy" https:l/www ala orttfsites/default/files/1974-12/AIA NTHP Building Reuse 42 O.pdf Accessed October 22,1975 -6- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 amendment to the zoning ordinance. The southern portion of the shopping center property was annexed into the City in 1990 and zoned R4 General Residence District.This property became part of the Woodbridge North subdivision in the 1990's. Woodbridge North subdivision was planned for the townhomes,but that portion of the subdivision was never developed.The property was zoned PRC Planned Residence Conservation District in 1992. In 2006, the City approved Ordinance No. G25-06 establishing a PAB Planned Area Business District for the shopping center with the approval of a Final Plat of Subdivision for a commercial planned development to be known as Spartan Green Subdivision. This approval allowed for the construction of the former Lowe's hardware store, currently Blain's Farm and Fleet, Office Depot building north of and adjacent to Lowe's,and Bank of America outlot. In 2007, the City approved an amendment to the PAB District by Ordinance No.G42-07,which authorized the construction of the remainder of the shopping center,including the former Golden Corral restaurant building on the subject property(601 S. Randall Road). In 2011, the City again amended the PAB District by Ordinance No. G49-11 to allow for the establishment of Blast Fitness(currently Planet Fitness),a physical fitness facility within the former Office Depot tenant space. B. Surrounding Land Use and Zoning. The entire shopping center is zoned PAB Planned Area Business District established by Ordinance No. G42-07, as amended by Ordinance No. G49-11. The properties adjacent to the east are zoned PCF Planned Community Facility District and are part of Elgin Community College campus. The property directly to the north is a vacant commercial lot part of Blain's Farm and Fleet shopping center with vacant open space surrounding Otter Creek further to the north zoned CF Community Facility District. The properties to the south across Spartan Drive include the Bank of America outlot zoned PAB Planned Area Business District and Woodbridge Townhomes subdivision zoned PRC Planned Residence Conservation District. The properties to the west across Randall Road are zoned RC1 Residence Conservation District and are improved with single-family homes. 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 of the PAB Planned Area Business District established by Ordinance No. G42-07,as amended by Ordinance No. G49-11, is to provide commodities and services to several neighborhood areas,and in some instances to a community wide or regional supporting population, subject to Chapter 19.60 "Planned Developments" of the -7- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 Elgin Municipal Code, as amended. A PAB zoning district is most similar to, but departs from the standard requirements of the AB zoning district. E. Trend of Development. The subject property is located along the Randall Road commercial corridor. Over the last 25 years, Randall Road has developed into City's primary commercial retail corridor with a wide range of retail and service uses serving city residents.Due to its high volume of traffic as Kane County's primary arterial road,the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual,and sit-down restaurants,general retail stores,and service-oriented establishments, such as banks, salons, medical and dental offices, and motor-vehicle service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 44-25 and 45-25 on February 2, 2025. 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 February 2, 2025. 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, planned developments outlined in § 19.60.040, and conditional use outlined in § 19.65.030. 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 planned development with respect to its size, shape, significant features including topography, watercourses, vegetation,and existing improvements.The 2.74-acre property is improved with a 11,426- square-foot one-story commercial building formerly occupied by Golden Corral restaurant. The property also includes a parking lot with 166 parking spaces. The property is part of and shares access with the adjacent shopping center anchored by Blain's Farm and Fleet hardware store.The applicant is not proposing any changes to the site.Most of the proposed improvements for the adaptive reuse of the existing building as a restaurant and banquet hall are on the interior of the building with some façade changes as well. There are no -8- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 significant natural features,including topography,watercourses,nor vegetation that would have a negative effect 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 property is currently served by municipal water, sanitary sewer, and storm water systems. The applicant is proposing interior and some exterior renovations to the building to accommodate the new restaurant with a banquet hall. The existing sewer and water utilities can adequately serve the proposed use. The applicant is not proposing any changes to the existing stormwater utilities,which adequately serve the property. 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 planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property is improved with an 11,426- square-foot one-story commercial building formerly occupied by Golden Corral restaurant. The property also includes a parking lot with 166 parking spaces. The property is part of the larger shopping center anchored by Blain's Farm and Fleet hardware store. The property has one inbound access driveway from Randall Road, and shares one full access driveway to Spartan Drive which provides access to Randall Road.The property functions with safe and efficient traffic circulation.The applicant is not proposing any changes to the site,which can adequately accommodate the proposed use. The applicant is requesting approval of a departure from the parking requirement. The - 9 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 proposed restaurant and banquet hall is required to have 197 parking spaces.There are 166 parking spaces on the subject property. As such, the subject property is short 31 parking spaces to meet the parking requirement per the zoning ordinance. The property is part of the larger Blain's Farm and Fleet(formerly Lowe's)shopping center with 960 parking spaces. With the proposed Tulsi banquet hall and restaurant, and the existing tenants, the entire shopping center is required to have 866 parking spaces. The entire shopping center would meet the parking requirement, however, no formal shared parking agreement exists. The applicant has come to terms with the owners of the adjacent buildings within the shopping center on a shared parking agreement. The signed/executed parking agreement will need to be submitted prior to the issuance of the certificate of occupancy for the proposed banquet hall. The existing parking lots can adequately serve all existing businesses and the proposed restaurant with a banquet hall.The parking lot is currently vastly underutilized.In addition, the peak times of most other tenants within the shopping center occur in the morning and early afternoon,while the expected peak time for the proposed Tulsi restaurant and banquet hall would be in the evening. As such, the existing shopping center parking lot can adequately meet the needs of the proposed use without any negative effect on the existing businesses. 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 northern portion of the shopping center and the subject property were annexed into the City in 1967 and zoned R2 Single-family Residence District. That property was developed into a municipal golf course. The golf course property was rezoned to CF Community Facility District in 1992, as part of the comprehensive amendment to the zoning ordinance. The southern portion of the shopping center property was annexed into the City in 1990 and zoned R4 General Residence District. This property became part of the Woodbridge North subdivision in the 1990's. Woodbridge North subdivision was planned for the townhomes, but that portion of the subdivision was never developed. The property was zoned PRC Planned Residence Conservation District in 1992. In 2006, the City approved Ordinance No. G25-06 establishing a PAB Planned Area Business District for the shopping center with the approval of a Final Plat of Subdivision for a commercial planned development to be known as Spartan Green Subdivision in 2006. This approval allowed for the construction of the former Lowe's hardware store,currently - 10- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 Blain's Farm and Fleet, Office Depot building north of and adjacent to Lowe's, and Bank of America outlot. In 2007, the City approved an amendment to the PAB District by Ordinance No.G42-07,which authorized the construction of the remainder of the shopping center,including the former Golden Corral restaurant building on the subject property(601 S. Randall Road). In 2011, the City again amended the PAB District by Ordinance No. G49-11 to allow for the establishment of Blast Fitness(currently Planet Fitness),a physical fitness facility within the former Office Depot tenant space. 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 entire shopping center is zoned PAB Planned Area Business District established by Ordinance No. G42- 07, as amended by Ordinance No. G49-11. The properties adjacent to the east are zoned PCF Planned Community Facility District and are part of Elgin Community College campus. The property directly to the north is a vacant commercial lot part of Blain's Farm and Fleet shopping center with vacant open space surrounding Otter Creek further to the north zoned CF Community Facility District. The properties to the south across Spartan Drive include the Bank of America outlot zoned PAB Planned Area Business District and Woodbridge Townhomes subdivision zoned PRC Planned Residence Conservation District. The properties to the west across Randall Road are zoned RC1 Residence Conservation District and are improved with single-family homes. 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 suitable for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along the Randall Road commercial corridor. Over the last 25 years, Randall Road has developed into City's primary commercial retail corridor with a wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road,the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast-casual, and sit-down restaurants, general retail stores, and service-oriented establishments, such as banks, salons,medical and dental offices,and motor-vehicle service stations and repair shops. 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 - 11 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 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 of the PAB Planned Area Business District established by Ordinance No.G42-07,as amended by Ordinance No.G49-11,is to provide commodities and services to several neighborhood areas, and in some instances to a community wide or regional supporting population, subject to Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A PAB zoning district is most similar to,but departs from the standard requirements of the AB 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 Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city.Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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, - 12 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2, 2025 watercourses,wetlands,and vegetation.There are no significant natural features including topography,watercourses,wetlands or vegetation. The property is already developed with an 11,426-square foot building and accessory parking lot. The applicant is proposing adaptive reuse of the existing building as a banquet hall and restaurant.The applicant would complete primarily interior renovation to the building with some minor exterior changes to the building facade. No site changes are proposed. The property already includes the required landscaping and no additional landscaping materials are needed. 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 adaptive reuse of the former Golden Corral restaurant building as a restaurant with a banquet hall. The applicant is not proposing any changes to the site. The restaurant would be open daily from 11 a.m. to 10 p.m., while the events would be scheduled between 11 a.m. and 11 p.m., with most events held on Friday, Saturday, or Sunday.All events would be held entirely indoors. The property is short 36 parking spaces to meet its zoning ordinance parking requirement. The applicant has come to terms with the owners of adjacent properties within the shopping center to use the parking within the shopping center should the demand for parking exceed the 166 parking spaces on the subject property.The 960 parking spaces within the shopping center are vastly underutilized despite the shopping center being fully occupied. In addition,the peak times for most of the existing tenants in the shopping center occur in the morning or early afternoon, while the peak time for the proposed banquet hall and restaurant facility will occur in the early evening. As such, the proposed facility will not have any negative effect on the surrounding uses within the existing shopping center. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance and the stormwater ordinance: 1. Section 19.45.080, "Table of required parking". The proposed restaurant with the - I 3 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 banquet hall is required to have 197 parking spaces. The property has 166 parking spaces. Staff finds the proposed departure is appropriate and necessary for a desirable adaptive reuse of the existing building. The subject property is short 31 parking spaces to meet the parking requirement for the proposed restaurant with a banquet hall per the zoning ordinance. The property is part of the larger Blain's Farm and Fleet (formerly Lowe's) shopping center with 960 parking spaces including those on the subject property. With the proposed Tulsi banquet hall and restaurant, and the existing tenants, the entire shopping center is required to have 866 parking spaces.The entire shopping center would meet the parking requirement,however, no formal shared parking agreement exists. The applicant has come to terms with the owners of the adjacent buildings within the shopping center on a shared parking agreement. The signed/executed parking agreement will need to be submitted prior to the issuance of the certificate of occupancy for the proposed banquet hall. The existing parking lots can adequately serve all existing business and the proposed restaurant with a banquet hall.The parking lot is currently vastly underutilized.In addition, the peak times of most other tenants within the shopping center occur in the morning and early afternoon,while the expected peak time for the proposed Tulsi restaurant and banquet hall would be in the evening. As such, the existing shopping center parking lot can adequately meet the needs of the proposed use without any negative effect on the existing businesses. 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 planned development with respect to its size, shape, significant features including topography, watercourses, vegetation,and existing improvements.The 2.74-acre property is improved with a 11,426- square-foot one-story commercial building formerly occupied by Golden Corral restaurant. The property also includes a parking lot with 166 parking spaces. The property is part of and shares access with the adjacent shopping center anchored by Blain's Farm and Fleet hardware store.The applicant is not proposing any changes to the site.Most of the proposed improvements for the adaptive reuse of the existing building as a restaurant and banquet hall are on the interior of the building with some façade changes as well. There are no significant natural features, including topography,watercourses,nor vegetation that would - 14- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 have a negative effect on the proposed development. 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 planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is currently served by municipal water, sanitary sewer, and storm water systems. The applicant is proposing interior renovation and some exterior renovations to the building to accommodate the new restaurant with a banquet hall. The existing sewer and water utilities can adequately serve the proposed use. The applicant is not proposing any changes to the existing stormwater utilities,which adequately serve the property. 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 planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property is improved with a 11,426- square-foot one-story commercial building formerly occupied by Golden Corral restaurant. The property also includes a parking lot with 166 parking spaces. The property is part of the larger shopping center anchored by Blain's Farm and Fleet hardware store. The property has one inbound access driveway from Randall Road, and shares one full access driveway to Spartan Drive which provides access to Randall Road.The property functions with safe and efficient traffic circulation.The applicant is not proposing any changes to the site,which can adequately accommodate the proposed use. The applicant is requesting approval of a departure from the parking requirement. The proposed restaurant and banquet hall is required to have 197 parking spaces.There are 166 parking spaces on the subject property. As such, the subject property is short 31 parking spaces to meet the parking requirement per the zoning ordinance. The property is part of the larger Blain's Farm and Fleet(formerly Lowe's)shopping center with 960 parking spaces. With the proposed Tulsi banquet hall and restaurant, and the existing tenants, the entire shopping center is required to have 866 parking spaces. The entire shopping center would meet the parking requirement, however, no formal shared parking agreement exists. The applicant has come to terms with the owners of the adjacent buildings within the shopping center on a shared parking agreement. The parking agreement will need to be - 15 - Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2. 2025 submitted prior to the issuance of the certificate of occupancy for the proposed banquet hall. The existing parking lots can adequately serve all existing businesses and the proposed restaurant with a banquet hall.The parking lot is currently vastly underutilized. In addition, the peak times of most other tenants within the shopping center occur in the morning and early afternoon,while the expected peak time for the proposed Tulsi restaurant and banquet hall would be in the evening. As such, the existing shopping center parking lot can adequately meet the needs of the proposed use without any negative effect on the existing businesses. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is proposing adaptive reuse of the former Golden Corral restaurant building as a restaurant with a banquet hall. The applicant is proposing mostly interior renovation along with some minor exterior changes to the building façade for a more modern appearance of the building. The restaurant would be open daily from 11 a.m. to 10 p.m., while the events would be scheduled between 11 a.m. and 11 p.m., with most events held on Friday, Saturday, or Sunday.All events would be held entirely indoors. The property is short 31 parking spaces to meet its zoning ordinance parking requirement. The applicant has come to terms with the owners of adjacent properties within the shopping center to use the parking within the shopping center should the demand for parking exceed the 166 parking spaces on the subject property.The 960 parking spaces within the shopping center are vastly underutilized despite the shopping center being fully occupied. In addition,the peak times for most of the existing tenants in the shopping center occur in the morning or early afternoon, while the peak time for the proposed banquet hall and restaurant facility will occur in the early evening. As such, the proposed facility will not have any negative effect on the surrounding uses within the existing shopping center. 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. - 16 Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 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 44-25 and 45-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by New Future LLC, as applicant and property owner, received November 24, 1975, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received January 28,2026; b. Undated Map Amendment for a Planned Development Statement of Purpose and Conformance,received November 19,2025; c. ALTA/ACSM Land Title Survey of The Golden Corral, prepared by Landmark Engineering Group,dated May 3,2007; d. Architectural Site Plan,Sheet A 100,prepared by Studio Carney Architecture,dated November 19, 2025, with such further revisions as required by the Community Development Director; e. Floor Plan, Sheet A110,prepared by Studio Carney Architecture,dated November 19, 2025, with such further revisions as required by the Community Development Director; f. Undated Exterior Renderings Tulsi Indian Cuisine, received December 31, 2025, with such further revisions as required by the Community Development Director; g. Five-page sign plans,prepared by Elevate Sign Group,dated last revised December 30, 2025, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the establishment of the proposed restaurant with an event venue,more specifically a banquet hall,on the Subject Property provided a minimum of 166 parking spaces are provided on the Subject Property. 3. Prior to the issuance of the Certificate of Occupancy, the applicant shall submit to the Development Administrator an executed shared parking agreement with the owner(s) of a property adjacent to the south and part of the shopping center commonly known as 609-629 S.Randall Road(Shopping Center Property)to allow for persons associated with the proposed restaurant and banquet hall to use at least thirty-one(31)additional - 17- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 parking spaces on the shopping center property. Such shared parking agreement shall be in effect during all times an event is taking place on the Subject Property. Should the applicant not be able to secure a shared parking agreement with owner(s)of the shopping center property, the applicant shall modify the proposed restaurant and event venue facility such that its parking requirement per the zoning ordinance is satisfied with the number of parking spaces on the Subject Property. 4. Any event on the Subject Property may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event may include the incidental service of alcohol, with such service provided either by the applicant or from an off-site establishment,subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 5. Any event on the Subject Property may include the incidental playing of amplified live or recorded music,subject to compliance with applicable noise codes,ordinances,rules and regulations. The incidental playing of amplified live or recorded music is only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30"Noise"of the Elgin Municipal Code, 1976 as amended. 6. The events are hereby authorized for only the indoor tenant space described within the associated application for conditional use.However,said events may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 7. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 8. 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 five(5)yes,zero(0)no, and zero(0)abstentions. Two members were absent. Respectfully Submitted, - 18- Recommendation & Findings of Fact Petitions 44-25 and 45-25 February 2,2025 s/Nancy Abuali Nancy Abuali,Chairman Pro-Tem Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- .. }^. t r. '•fir Subject Property - . Petition #44-25 & 45-25 1 .41 41, ,+- , s „, e« , \ \ •+, r7'lac! • e6 \\ /. • 411 • w ' x 1 n %' ilk ., ' +}Ike \ 4 4i, ' ; ^ • \ 7.4) . ., _ ., \o, It * d�c%b , \ \., , 111.\ 4''' ) 0, A \ , 4 \ . 4111111 ..." 4 , V • lam,/`/, - ♦ i `y .ASS ,:. EXHIBIT A N Aerial / Location Map A 0 75 150 ELGIN I I I THE cn SUBURBS Feet m WITHE Filr' • PCF Subject Property Petition#44-25&45-25 Zoning ElRC1 -RESIDENCE CONSERVATION 1 ElRC2-RESIDENCE CONSERVATION 2 EJRC3-RESIDENCE CONSERVATION 3 PRC-PLANNED RESIDENCE CONSERVATION QSFR1 -SINGLE FAMILY RESIDENCE 1 ElSFR2-SINGLE FAMILY RESIDENCE 2 " - PC aPSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 J - ElPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 ii0 TFR-TWO FAMILY RESIDENCE d PAB ElPTFR-PLANNED TWO FAMILY RESIDENCE lip �.:;0 ElMFR-MULTIPLE FAMILY RESIDENCE aPMFR-PLANNED MULTIPLE FAMILY RESIDENCE \ ElRB-RESIDENCE BUSINESS ElPRB-PLANNED RESIDENCE BUSINESS RC1 ElPNB-PLANNED NEIGHBORHOOD BUSINESS ElNB-NEIGHBORHOOD BUSINESS %* • 1111 , IMAB-AREA BUSINESS VI El PAB-PLANNED AREA BUSINESS eKt'l% - CC1 -CENTER CITY 1 PAB - CC2-CENTER CITY 2 - PCC-PLANNED CENTER CITY 1111 IllrillIl 11. - PCC2-PLANNED CENTER CITY 2 ElORI-OFFICE RESEARCH INDUSTRIAL ittlia In PORI-PLANNED OFFICE RESEARCH INDUSTRIAL Z . 1011 , Spartan 017 di . GI-GENERAL INDUSTRIAL ;I IIIPGI-PLANNED GENERAL INDUSTRIAL - CI-COMMERCIAL INDUSTRIAL 0.(5' PCF . CF-COMMUNITY FACILITY waterfall Ln O� IIII PCF-PLANNED COMMUNITY FACILITY PRC 1111 EXHIBIT B N Zoning Map A ilL 0 200 400 ELGIN I ' Ci ♦ ' 'ME CITY w nE SUBURBS reei Subject Property Petition#44-25&45-25 0621341009 .\ 0621325009 s t d� gyp. EXHIBIT C Parcel Map A 0 75 150 ELGIN TIE Cm IN THE SLO R.s Feet EXHIBIT D SITE LOCATION 601 S. Randall Road Petitions 44-25 and 45-25 i • ___..� Sub ect Pr• .ert r \ • . 110 � Blain's Farm and • + V.. , Fleet Shopping li 6; _-___Center _ \TS. i. R ; < r- • , •P . t ,- 1/4,. 0 • .. , ., \k. ,..n -- --A..e- \ A , , :. . . tie. - ^ - - /, t ♦ r si L. r�. ' � � • � 1 11111 1_'� i t 0 .' .r� r f _Mw , .4 �, �, ` , ' / . 114 . 4 ... ...„. , ,,.:: , , .,,,,,, ... , . ,,,,_. .... IL ops oils is a aim a ie•— 1"d; .. _1 R' ,( • ma `' y, .. I 1 ` - t, •j- tt''ifdiI Li J r r` _._- -- t oil, { ; • x . —,.- �' �JI -• r — - -, I' 1.1111.+.- I• / r / `. ►M Site area map with zoning overlaid EXHIBIT D SITE LOCATION 601 S. Randall Road Petitions 44-25 and 45-25 , Sub'ect .ro.-rt ` . lit . N. lir t*N . k.' %, 4,,,,_ •r 40111: • ,, , ,t, -\ - ...... 4 .. \\*\ \ ` ..,rr-,is \~ 4 ♦E•.` q as 44 li •a.%.4. •a-% • 4c, - • -•-• 11k. ‘a-k• \ a Ilk• y� r�Ili i e4 sm xa s .k. seem~ ni Bird's eye view looking north .- lik, , . Nowp , 0 ... _ tV* - 441 s ..•)''' - .",' v. ,,,...:4...„4,k 40 ‘ 0 +.• • , :\1:\\\ g- 4 ,., 14.. tiiiit. P s Sub'ect . o.:n or. Za ,.► •T P �. ' Nit. . t. i -40% - f3•rilf r/M1mm`.1Y 1r-rJF.v,;m..`a�. Bird's eye view looking south EXHIBIT D SITE LOCATION 601 S. Randall Road Petitions 44-25 and 45-25 Nr f ,, ` 1 a..., , 1 ii ,. ,, ,".X.,.... 2 tom . Photo of existing building at 601 S. Randall Rd 4iar II III III I, 1r1 u/w Miiun/hiIII le mg d rr u�es n/R, ...MN u ► uu uo/ ...� �j rr. n: u w u / Front elevation of existing building at 601 S. Randall Rd