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Home My WebLink AboutG21-97 Ordinance No. G21-97 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A COMMERCIAL PLANNED DEVELOPMENT (816 St. Charles Street) WHEREAS, written application has been made for an NB Neighborhood Business District conditional use for a commercial planned development at 816 St. Charles Street; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings and recommendation; and WHEREAS, the City Council of the City of Elgin concurs with the majority of the findings and recommendation of the Zoning and Subdivision Hearing Board. 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 and recommendation made by the Zoning and Subdivision Hearing Board (excluding the recommendations regarding signs) , a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That a conditional use for a commercial planned development at 816 St. Charles Street and legally described as follows : LOTS 1, 2 , 3 AND 13 IN BLOCK 1 OF WILLIAM REDECKER' S SECOND ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 24 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Development Plan for Amoco/McDonald's Joint Venture, including: -- Site Plan, revision date March 31, 1997 . -- Landscape Plan, revision date March 31, 1997 . -- Site Photometric Plan, dated February 10, 1997 . eft -- Building Elevations, dated September 28, 1996 . -- Floor Plan, dated September 28, 1996 . -- Chapter 19 .50 entitled "Signs" of the Elgin Municipal Code. 2 . Compliance with all other applicable codes and ordinances . Section 3 . That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 4 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Pic-�--. Kevin Kelly, Mayo Presented: May 28, 1997 Passed: May 28, 1997 Omnibus Vote: Yeas 7 Nays 0 Recorded: May 29 , 1997 eft. Published: Attest: ik4n4A4(. Dolonna Mecum, City Clerk elk April 16 , 1997 CONDITIONAL USE FINDINGS AND RECOMMENDATION Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 17-97 Requesting Conditional Use Approval for a Commercial Planned Development (AMOCO/MCDONALDS REDEVELOPMENT PROJECT) ; Project Site Commonly Known as 816 St. Charles Street; by Warren Johnson Architects, Inc. , as Applicant, and Amoco Petroleum Products, Sandy Lo, Gilberto Rivera and Humberto Perez, as Owners . CONSIDERATIONS An application has been filed by Warren Johnson Architects, Inc . requesting conditional use approval for a commercial planned development. The project site includes property located at 458 Bluff City Boulevard, and at 800, 808 and 816 St. Charles Street. Amoco Petroleum Products and McDonalds Corporation propose to redevelop the subject property. The redevelopment project features a Amoco service station and convenience store, and a McDonald' s restaurant and drive-thru. Three residential structures and the existing Amoco service station/convenience store would be demolished to facilitate the redevelopment project. FINDINGS After due notice as required by law, the Zoning and Subdivision Hearing Board held a public hearing to consider Petition 10-97 on April 2, 1997 . The applicant testified at the hearing and presented documentary evidence regarding the conditional use request. The Planning Department submitted a Conditional Use Review, dated March 21, 1997 . The Zoning and Subdivision Hearing Board has made the following findings concerning the subject property: A. Site Characteristics. The subject property contains approximately 44 ,400 square feet. The property is improved with a three residential structures and a commercial structure. Exhibit A FOF17 . 97/PZTEXT/3000DV. SV/3200PD.PC/3220CN.US/322000N.97/PET17 . 97 B. Sewer and Water. The property is served with municipal sewer and water systems . C. Traffic and Parking. The subject property has street frontage on Bluff City Boulevard and St. Charles Street. The two streets function as arterial streets . The required number of parking spaces to support the redevelopment project is 38, plus ten stacking spaces for the drive-thru. The development plan features 32 parking spaces, plus ten stacking spaces and twelve fuel stations . D. Zoning History/Zoning Status. The subject property was zoned as follows during the years listed: 1928 "D" Commercial 1950 "D" Commercial 1960 "D" Commercial 1961 "D" Commercial 1962 B-3 Service Business District 1992 B-3 Service Business District Present NB Neighborhood Business District The development plan departs from certain site design lk standards (vehicle use area setbacks, obstructions in yards) in the NB District and from the standards for freestanding signs and wall signs, and off-street parking. E. Surrounding Land Use and Zoning. The subject property is located within an area zoned NB Neighborhood Business District. The predominate land use in the surrounding area is commercial, interspersed with some residential uses . Russell Street and the U.S. Route 20 Bypass are located to the north of the property. F. Trend of Development. The subject property is located in a mature mixed-use commercial area, which developed prior to the adoption of contemporary zoning standards . G. Comprehensive Plan. The subject property ' is designated "neighborhood center" by the Official Comprehensive Plan for Elgin. H. Planned Development Departures. The applicant is requesting the following departures from the site design standards and the sign ordinance: Vehicle Use Area Setbacks Required Proposed Departure 9 Ft. (North PL) 8 . 00 Ft. 1 . 00 Ft. 9 Ft. (East PL) 4 . 66 Ft. 4 . 34 Ft. 9 Ft. (South PL) 6 . 16 Ft. 2 . 84 Ft. FOF17 . 97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 97/PET17 . 97 Obstructions in Yards The "refuse collection area" is proposed to be located within the required building setback area (26 Ft. ) of the street yard along Russell Street (North PL) . In business districts , refuse collection areas are restricted to locations within yards outside the required building setback from any type of property line. Signs Freestanding Signs : The applicant is proposing to construct two freestanding identification signs . The proposed freestanding pole sign is a maximum 35 feet in height and 158 square feet in sign area. The proposed freestanding ground sign is a maximum 15 feet in height and 240 square feet in sign area (if sign is built to the maximum height indicated) . The property qualifies for three freestanding signs . Two of the signs can be 15 feet in height and 80 • square feet in sign area. The third sign can be 10 feet in height and 80 square feet in sign area. All freestanding signs are required to be of a monument type construction. Wall Signs : The proposed roof signs are attached to the emk mansard of the roof structure. Roof signs are required to be constructed as an integral or an essentially integral part of the roof structure. Access The maximum width of a curb cut is 45 feet. The revised development plan features an 80 foot curb cut on Bluff City Boulevard and a 60 foot curb cut on St. Charles Street. RECOMMENDATION On a motion to recommend approval of Petition 17-97 subject to the following conditions, the vote was six ( 6) yes and zero ( 0) no: 1 . Substantial conformance with the Development Plan for Amoco/McDonald' s Joint Venture, including: - Site Plan, revision date March 31, 1997 - Landscape Plan, revision date March 31, 1997 - Site Photometric Plan, dated February 10, 1997 - Building Elevations, dated September 28, 1996 - Floor Plan, dated September 28, 1996 - Sign Drawing, dated February 14, 1997 2 . Compliance with all other applicable codes and ordinances . FOF17 . 97/PZTEXT/3000DV. SV/3200PD.PC/3220CN.US/322000N. 97/PET17 . 97 Therefore, the motion to recommend approval of Petition 17-97 was adopted. Ralph iberi, Chairman Zoning and Subdivision Hearing Board Diana McNeil, Secretary Zoning and Subdivision Hearing Board eft fek FOF17 . 97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 97/PET17 . 97