HomeMy WebLinkAboutG15-02 Ordinance No. G15-02
(001.- AN ORDINANCE
AMENDING THE DEVELOPMENT PLAN
IN A PAB PLANNED AREA BUSINESS DISTRICT AND
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE ARC ARTERIAL ROAD CORRIDOR DISTRICT
(Woodbridge North Commercial Center; 801-895 South Randall Road)
WHEREAS, written application has been made to amend the
development plan in the Woodbridge North PAB Planned Area
Business District ; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council of the City of Elgin has reviewed
the findings and recommendation of the Planning and Development
Commission and concurs in such recommendations .
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 4 , 2002 , made
by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2 . That Ordinance No. G45-99, entitled "An
Ordinance Amending the Development Plan in a PAB Planned Area
Business District (Woodbridge North) " , passed July 28 , 1999, be
and hereby is repealed.
Section 3 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled
"Zoning District Map" of the Elgin Municipal Code, as amended, be
and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the ` Zoning
District Map' , as amended, be and are hereby altered by
including in the PAB Planned Area Business District the
following described property:
THOSE PARTS OF THE WEST HALF OF THE SOUTHWEST QUARTER
AND THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 21, TOGETHER WITH THAT PART OF THE EAST HALF OF
THE NORTHWEST QUARTER OF SECTION 28, BOTH IN TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS : BEGINNING AT THE SOUTHWEST CORNER
OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION
28 , AFORESAID; THENCE NORTH 1 DEGREE 42 MINUTES 3
SECONDS WEST ALONG THE WEST LINE OF THE EAST HALF OF
THE NORTHWEST QUARTER OF SAID SECTION 28 , A DISTANCE OF
2676 . 35 FEET TO A POINT ON THE SOUTH LINE OF THE
SOUTHWEST QUARTER OF SECTION 21, AFORESAID; THENCE 88
DEGREES 31 MINUTES, 36 SECONDS WEST ALONG SAID SOUTH
LINE, A DISTANCE OF 8 . 35 FEET TO A POINT ON THE PRESENT
CENTERLINE OF COUNTY HIGHWAY ROUTE 34 , RANDALL ROAD,
(F.A. S . RTE. 1110) AS SHOWN ON PLAT OF DEDICATION
RECORDED AS DOCUMENT NO. 830326 ; THENCE NORTH 1 DEGREE
51 MINUTES 53 SECONDS WEST ALONG SAID CENTERLINE, A
DISTANCE OF 165 . 00 FEET; THENCE NORTH 88 DEGREES 31
MINUTES 36 SECONDS EAST; A DISTANCE OF 173 . 96 FEET TO A
POINT OF CURVATURE; THENCE SOUTHEASTERLY ALONG AN ARC
OF A CIRCLE, CONVEX TO THE NORTHEAST, HAVING A RADIUS
OF 700 . 00 FEET, THE CHORD THEREOF HAVING A BEARING OF
SOUTH 63 DEGREES 34 MINUTES 4 SECONDS EAST AND A LENGTH
OF 655 . 22 FEET, AN ARC-DISTANCE OF 681 . 86 FEET TO A
POINT OF TANGENCY; THENCE SOUTH 35 DEGREES 39 MINUTES
45 SECONDS EAST, A DISTANCE OF 158 . 66 FEET TO A POINT
�. OF CURVATURE; THENCE SOUTHEASTERLY ALONG AN ARC OF A
CIRCLE, CONVEX TO THE SOUTHWEST, HAVING A RADIUS OF
350 . 00 FEET, THE CHORD THEREOF HAVING A BEARING OF 43
DEGREES 13 MINUTES 28 SECONDS EAST AND A LENGTH OF
92 . 12 FEET, AN ARC-DISTANCE OF 92 . 39 FEET; THENCE SOUTH
1 DEGREE 51 MINUTES 53 SECONDS EAST PARALLEL WITH THE
CENTERLINE OF RANDALL ROAD, AFORESAID, A DISTANCE OF
2327 . 04 FEET TO A POINT ON THE SOUTH LINE OF THE
NORTHWEST QUARTER OF SECTION 28 , AFORESAID; THENCE
SOUTH 88 DEGREES 2 MINUTES 5 SECONDS WEST ALONG SAID
SOUTH LINE, A DISTANCE OF 899 . 32 FEET TO THE PLACE OF
BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
COMMONLY KNOWN AS 801 SOUTH RANDALL ROAD) .
Section 4 . That the City Council of the City of Elgin
hereby grants the amendment to the development plan in the
Woodbridge North PAB Planned Area Business District at 801 South
Randall Road in accordance with the following provisions :
A. Purpose and Intent. The purpose of this PAB Planned
Area Business District is to provide commodities and
services to the community and region. A PAB zoning
district is most similar to, but departs from the
emk standard requirements of the AB zoning district .
B. Supplementary Regulations. Any word or phrase
contained herein, followed by the symbol " [SR] " , shall
be subject to the definitions and the additional
interpretive requirements provided in Chapter 19 . 90,
Supplementary Regulations, of the Elgin Municipal Code,
as amended. The exclusion of such symbol shall not
exempt such word or phrase from the applicable
supplementary regulation.
C. General Provisions. In this PAB District, the use and
development of land and structures shall be subject to
the provisions of Chapter 19 . 05, General Provisions, of
the Elgin Municipal Code, as may be amended from time
to time .
D. Zoning Districts - Generally. In this PAB zoning
district, the use and development of land and
structures shall be subject to the provisions of
Chapter 19 . 07, Zoning Districts, as may be amended from
time to time .
E. Location and Size of District. PAB zoning districts
should be located in substantial conformance to the
official comprehensive plan and shall be located on an
arterial street at an intersection with another
arterial street or a "collector street" [SR] , or in
other areas deemed unsuitable for other zoning
classifications . The amount of land necessary to
constitute a separate PAB zoning district exclusive of
rights of way, but including adjoining land or land
directly opposite a right of way shall not be less than
20 acres .
F. Land Use. In this PAB zoning district, the use and
development of land and structures shall be subject to
the provisions of Chapter 19 . 10 , Land Use, of the Elgin
Municipal Code, as amended. The following enumerated
"land uses" [SR] shall be the only land uses allowed as
a "permitted use" [SR] , as a "conditional use" [SR] , or
as a "similar use" [SR] in the AB Area Business
District .
a. Permitted Uses. The following enumerated land
uses shall be the only land uses allowed as a
permitted use in the AB Area Business District :
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL)
on a "zoning lot" [SR] containing less than
two acres of land.
ow. Offices Division.
2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales offices" [SR] (UNCL) .
4 . Finance, insurance, and real estate (H) .
Services Division.
5 . Advertising (731) .
6 . Automotive renting and leasing without
drivers (751) .
7 . Barber shops (724) .
8 . Beauty shops (723) .
9 . "Bed and breakfast inns" [SR] (7011) .
10 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
11 . Coin operated laundries and dry cleaning
(7215) .
12 . Commercial , economic , sociological and
educational research (8732) .
13 . Commercial , physical , and biological research
(8731) .
14 . Computer programming, data processing and
other computer related services (737) .
15 . Computer rental and leasing (7377) .
16 . Consumer credit reporting agencies ,
mercantile reporting agencies, and adjustment
and collection agencies (732) .
17 . Dance studios and schools (791) .
18 . Detective and guard services (7381) .
19 . Electrical and electronic repair shops
(7629) .
20 . Engineering, accounting, research, management
and related services (87) .
21 . Funeral service (726) .
22 . Garment pressing, and agents for laundries
and dry cleaners (7212) .
23 . Home health care services (808) .
24 . "Hotels and motels" [SR] (701)
25 . Job training and vocational rehabilitation
services (833) .
26 . Laundry collecting and distributing outlets
(7211) .
27 . Legal services (811) .
28 . Libraries (823) .
29 . Mailing, reproduction, commercial art and
photography, and stenographic services (733) .
30 . Management and public relations services
(874) .
31 . Medical and dental laboratories (807) .
32 . Membership organizations (86) .
33 . Membership sports and recreation clubs
(7997) .
34 . Miscellaneous equipment rental and leasing
(735) .
35 . Miscellaneous personal services not elsewhere
classified (7299) .
36 . Motion picture distribution and allied
services (782) .
37 . Motion picture production and allied services
(781) .
38 . Motion picture theaters (7832) .
39 . "Motor vehicle repair shops" [SR] (753) ,
allowed as a permitted use at 875 South
Randall Road only.
40 . News syndicates (7383) .
41 . Noncommercial research organizations (8733) .
42 . Offices and clinics of dentists (802) .
43 . Offices and clinics of doctors of medicine
(801) .
44 . Offices and clinics of doctors of osteopathy
(803) .
45 . Offices and clinics of other health
practitioners (804) .
46 . Other schools and educational services (829) .
47 . Personnel supply services (736) .
48 . Photofinishing laboratories (7384) .
49 . Photographic studios, portrait (722) .
50 . Physical fitness facilities (7991) .
51 . Professional sports operators and promoters
(7941) .
52 . Radio and television repair shops (7622) .
53 . Refrigerator and air conditioning service and
repair (7623) .
54 . Reupholstery and furniture repair (764) .
55 . Security systems services (7382) .
56 . Shoe repair shops and shoe shine parlors
(725) .
57 . Tax return preparation services (7291) .
58 . Testing laboratories (8734) .
59 . Theatrical producers (792) .
60 . Video tape rental (784) .
61 . Vocational schools (824) .
62 . Watch, clock and jewelry repair (763) .
Retail Trade Division.
63 . Apparel and accessory stores (56) .
eimb. 64 . Automatic merchandising machine operators
(5962) .
65 . Building materials , hardware and garden
supply (52) .
66 . Carryout restaurants (5812) .
67 . Catalog and mail order houses (5961) .
68 . Direct selling establishments (5963) .
60 . Drinking places (alcoholic beverages) (5813) .
70 . Drug stores and proprietary stores (591) .
71 . Eating places (5812) .
72 . Florists (5992) .
73 . Food stores (54) .
74 . General merchandise stores (53) .
75 . Home furniture, furnishings and equipment
stores (57) .
76 . Miscellaneous retail stores not elsewhere
classified (5999) .
77 . Miscellaneous shopping goods stores (594) .
78 . Mobile home dealers (52) .
79 . Motor vehicle dealers (5994) .
80 . "Motor vehicle service stations" [SR] (554) ,
allowed as a permitted use at 801 South
Randall Road only.
81 . News dealers (5994) .
82 . Optical goods stores (5995) .
83 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
84 . "Package liquor sales establishments" [SR]
(5921) , allowed as a permitted use at 815
South Randall Road only.
85 . Tobacco stores (5993) .
86 . Used building materials (5932) .
87 . Used merchandise stores (593) .
Agricultural Division.
88 . Dog grooming (0752) .
89 . Farm labor and management services (076) .
90 . Green houses for floral products, exclusively
"accessory" [SR] to a use allowed in the
zoning district (0181) .
91 . Landscape counseling and planning (0781) .
92 . Lawn and garden services (0782) .
93 . Ornamental shrub and tree services (0783) .
94 . Veterinary services for household pets
(0742) .
Construction Division.
95 . "Contractors office and equipment areas" [SR]
(UNCL) .
Manufacturing Division.
96 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division
97 . Apparel piece goods and notions (513) .
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r98 . Drugs, drug proprietaries, and druggists '
sundries (512) .
99 . Electrical goods (506) .
100 . Furniture and home furnishings (502) .
101 . Groceries and related products (514) .
102 . Hardware, and plumbing and heating equipment
and supplies (507) .
103 . Machinery, equipment, and supplies (508) .
104 . Metals and minerals, except petroleum (505) .
105 . Motor vehicles and motor vehicle parts and
supplies (501) .
106 . Paper and paper products (511) .
107 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities
Division.
108 . "Amateur radio antennas" [SR] (UNCL) .
109 . Arrangement of passenger transportation
(472) .
110 . Arrangement of transportation of freight and
cargo (473) .
111 . Branch United States post offices (4311) .
flow 112 . Bus charter service operators offices (414) .
113 . Cable and other pay television services
(484) .
114 . "Commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
115 . Communication services not elsewhere
classified (489) .
116 . Intercity and rural bus transportation
operators offices (413) .
117 . "Loading facilities" [SR] , exclusively
"accessory" [SR] to a use allowed in the
zoning district, subject to the provisions of
Chapter 19 .47, Off Street Loading (UNCL) .
118 . Local and suburban passenger transportation
operators offices (411) .
119 . Packing and crating (4783) .
120 . "Radio and television antennas" [SR] (UNCL) .
121 . Radio and television broadcasting stations
(483) .
122 . Railroad operators offices (401) .
123 . "Satellite dish antennas" [SR] (UNCL) .
124 . School bus operators offices (415) .
125 . Taxicab operators offices (412) .
126 . Telegraph an other message communications
(482) .
127 . Telephone communications (481) .
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r 128 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves"
(SR) (UNCL) .
Miscellaneous Uses Division.
129 . "Drive through facilities" [SR] , subject to
the provisions of Chapter 19 . 45, Off-Street
Parking.
130 . "Fences and walls" [SR] (UNCL) .
131 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed
in the AB Area Business District, subject to
the provisions of Chapter 19 . 47, Off-Street
Loading.
132 . "Outdoor display areas" [SR] (UNCL) .
133 . "Outdoor display lots" [SR] (UNCL) .
134 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed
in the AB Area Business District, subject to
the provisions of Chapter 19 . 45, Off Street
Parking.
135 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed
in the AB Area Business District, subject to
the provisions of Chapter 19 . 45, Off Street
Parking.
136 . "Refuse collection area" [SR] .
137 . "Signs" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 35 Signs .
138 . "Storage Tanks" [SR] (UNCL) .
139 . "Temporary uses" [SR] (UNCL) .
140 . "Accessory structures" [SR] (UNCL) to the
permitted uses allowed in the AB Area
Business District, subject to the provisions
of Section 19 . 12 . 500 , Accessory Structures
and Buildings .
141 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the AB Area Business
District, subject to the provisions of
Section 19 . 10 . 400 , Component Land Uses .
b. Conditional Uses . The following enumerated land
uses shall be the only land uses allowed as a
conditional use in the AB Area Business District :
Municipal Services Division.
1 . "Municipal facilities" [SR] on a zoning lot
r"'' [SR] containing less than two acres of land.
Public Administration Division.
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2 . Public administration (J) on a zoning lot
containing less than two acres of land.
Services Division.
3 . Amusement parks (7996) .
4 . Arenas, sports fields, and stadiums (UNCL) .
5 . Ballrooms (7911) .
6 . Billiard parlors (7999) .
7 . Bingo parlors (7999) .
8 . Bowling centers (7933) .
9 . "Car washes" [SR] (7542) .
10 . Check cashing agencies (6099) .
11 . Child day care services (835) .
12 . Coin operated amusement establishments (7993)
13 . Dance halls (7911)
14 . Discotheques (7911)
15 . Drive in motion picture theaters (7833) .
16 . Fortune tellers (7999) .
17 . "Home child day care services" [SR] (8351) .
18 . Individual and family social services (832) .
19 . Massage parlors (7299) .
20 . "Motor vehicle repair shops" [SR] (753) .
21 . "Motor vehicle top, body and upholstery
repair shops, and paint shops" [SR] (7532) .
22 . Organization hotels and lodging houses, on
membership basis (704) .
23 . Pool parlors (7999) .
24 . Power laundries (7211) .
25 . Recreational vehicle parks and campsites
(7033) .
26 . Sporting and recreational camps (7032) .
27 . Steam baths (7299)
28 . Tattoo parlors (7299)
29 . "Teen clubs" (SR) (UNCL)
30 . Turkish baths (7299)
Retail Trade Division.
31 . Convenience food stores, operated on a 24-
hour basis (5411) .
32 . Drive in restaurants (5812) .
33 . Firearms sales (5941) .
34 . "Motor vehicle service stations" [SR] (554) .
35 . "Package liquor sales establishments" (SR)
(5921) .
36 . Pawn shops (5932)
Agricultural Division.
37 . "Kennels" [SR] (0752) .
Mining Division.
38 . "Temporary mining" [SR] (UNCL) .
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Wholesale Trade Division.
39 . Beer, wine, and distilled alcoholic beverages
(518) .
40 . Lumber and other construction materials
(503) .
Transportation, Communication, and Utilities
Division.
41 . "Conditional commercial antennas and antenna
structures mounted on existing structures"
[SR] (UNCL) .
42 . "Conditional Commercial Antenna Tower" [SR]
(UNCL) .
43 . Courier services (4215) .
44 . Heliports (458) .
45 . Pipelines, except natural gas (461) .
46 . Public warehousing and storage (422) .
47 . "Other radio and television antennas" [SR]
(UNCL) .
48 . "Other satellite dish antennas" [SR] (UNCL) .
49 . Railroad tracks (401) .
50 . "Treatment , transmission, and distribution
facilities : equipment, equipment buildings,
towers, exchanges, substations, regulators"
[SR] (UNCL) .
51 . Water transportation (44) .
Miscellaneous Uses Division.
52 . "Commercial operations yards" [SR] (UNCL) .
53 . "Master signage plan" [SR] , subject to the
provisions of Chapter 19 . 50 , Signs .
54 . "Parking lots" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45 Off Street
Parking.
55 . "Parking structures" [SR] (UNCL) , subject to
the provisions of Chapter 19 .45 Off Street
Parking.
56 . "Planned developments" [SR] (UNCL) on a
zoning lot containing less than two acres of
land, subject to the provisions of Chapter
19 . 55 Planned Developments .
57 . "Accessory structures" [SR] (UNCL) to the
conditional uses allowed in the AB Area
Business District , subject to the provisions
of Section 19 . 12 . 500 , Accessory Structures
and Buildings .
58 . "Accessory uses" [SR] (UNCL) to the
conditional uses allowed in the AB Area
Business District, subject to the provisions
of Section 19 . 10 . 400 , Component Land Uses .
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59 . "Accessory package liquor sales
establishment" (SR) (UNCL)
C. Similar Uses. The following enumerated land uses
shall be subject to classification as a permitted
use or as a conditional use in the AB Area
Business District or in a less restrictive zoning
district, pursuant to Section 19 . 10 .400 H.
Classification of Land Uses :
Services Division.
1 . Amusement and recreational services , not
elsewhere classified (7999) .
2 . Automotive services (7549) .
3 . Business services not elsewhere classified
(7389) .
4 . Laundry and garment services not elsewhere
classified (7219) .
5 . Miscellaneous health and allied services not
elsewhere classified (809) .
6 . Miscellaneous personal services not elsewhere
classified (7299) .
7 . Miscellaneous repair shops and related
services (769) .
8 . Services not elsewhere classified (899) .
9 . Social services not elsewhere classified
(839) .
Wholesale Trade Division.
10 . Miscellaneous durable goods (509) .
11 . Miscellaneous nondurable goods (519) .
Transportation, Communication, and Utilities
Division.
12 . Transportation services not elsewhere
classified (4789) .
G. Site Design. In this PAB zoning district, the use and
development of land and structures shall be subject to
the provisions of Section 19 . 12 , Site Design, of the
Elgin Municipal Code, as amended. In this PAB zoning
district, site design for a zoning lot, lot area, lot
width, setbacks, accessory structures and buildings,
yards, landscape yards, floor area, and building
coverage shall be in substantial conformance to the
development plans and building elevations contained in
the following documents and specifications :
1 . Meijer Fresh project booklet, dated February,
1999 .
2 . Woodbridge Commons project booklet, dated June 30,
1999 .
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3 . Site and Landscape Plan for Woodbridge II Retail,
prepared by United Insulated Structures Corp. , and
dated December 14 , 2001 . , and revised on January
18 , 2002 .
4 . Building Elevations for Woodbridge II Retail ,
prepared by United Insulated Structures Corp. , and
dated December 14 , 2001 .
5 . The refuse collection area located on Lot 4 of the
replat of lot 2 of the Woodbridge North Commercial
Subdivision (property commonly known as 895 South
Randall Road) shall be constructed out of the same
materials as the building.
6 . The alley/walkway located at the rear of the new
building to be located Lot 4 of the replat of lot
2 of the Woodbridge North Commercial Subdivision
(property commonly known as 895 South Randall
Road) shall be enclosed or provided with a gate to
provide safety.
7 . At least one internal sidewalk shall be provided
on Lot 4 of the replat of lot 2 of the Woodbridge
North Commercial Subdivision (property commonly
known as 895 South Randall Road) somewhere along
the property' s easterly lot line to allow access
to the site from adjoining properties .
8 . The proposed landscape plan shall be revised to
provide additional landscaping along the service
drives flanking the subject property' s north and
east lot lines . The landscaping shall be subject
to the approval of the Community Development
Group .
H. Off Street Parking. In this PAB zoning district, off
street parking shall be subject to the provisions of
Chapter 19 .45, Off Street Parking, of the Elgin
Municipal Code, as may be amended, except as provided
within this section.
I . Off Street Loading. In this PAB zoning district, off
street loading shall be subject to the provisions of
Chapter 19 .47, Off Street Loading, as may be amended
from time to time .
J. Signs . In this PAB zoning district, signs shall be
subject to the provisions of 19 . 50, Signs, as may be
amended from time to time, except as may be provided
e'` within this section. In this PAB zoning district,
signs shall be developed in conformance with following
conditions :
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elk 1 . Substantial conformance with the sign elevation
drawings contained in the Meijer Fresh project
booklet, dated February, 1999 .
2 . Substantial conformance with the sign elevation
drawings contained in the Woodbridge Commons
project booklet dated June 30, 1999 .
3 . All wall signs provided on the building located on
lot 4 of the replat of lot 2 of the Woodbridge
North Commercial Subdivision (property commonly
known as 895 South Randall Road) shall be of
individual letter style mounted on a raceway. No
box-style signs shall be permitted.
4 . Lot 4 of the replat of lot 2 of the Woodbridge
North Commercial Subdivision (property commonly
known as 895 South Randall Road) may be developed
with one freestanding sign containing not more
than 60 square feet of surface area with a maximum
height of 10 feet . The base of this sign must be
constructed of a masonry material complementary to
the building located on that lot, or complimentary
to other structures located within the Woodbridge
Commons commercial center.
K. Planned Developments. In this PAB zoning district, the
use and development of the land and structures shall be
subject to the provisions of Chapter 19 . 60 , Planned
Developments, as may be amended from time to time . A
conditional use for a planned development may be
requested by an individual lot or property owner for a
zoning lot without requiring an amendment to this PAB
zoning district and without necessitating that all
other property owners authorize such an application.
L. Conditional Uses. In this PAB zoning district,
application for conditional uses shall be subject to
the provisions of Chapter 19 . 65 , Conditional Uses, as
may be amended from time to time . A conditional use
may be requested by an individual property owner for a
zoning lot without requiring an amendment to this PCF
zoning district and without necessitating that all
other property owners authorize such an application.
M. Variations. In this PAB zoning district, application
for variation shall be subject to the provisions of
Chapter 19 . 70 , Variations, as may be amended from time
tow to time . A variation may be requested by an individual
property owner for a zoning lot without requiring an
amendment to this PAB zoning district and without
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necessitating that all other property owners authorize
such an application.
N. Appeals. Any requirement , determination, or
interpretation associated with the administration and
enforcement of the provisions of this ordinance may be
appealed subject to the provisions of Chapter 19 . 75,
Appeals, as may be amended from time to time .
Section 5 . That the City Council of the City of Elgin
hereby grants a Conditional Use for a Planned Development in the
ARC Arterial Road Corridor District, subject to the provisions of
this ordinance, permitting the construction of a new building
containing over 1, 000 square feet in floor area.
Section 6 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
ry
Ed Schock, Mayor
eft Presented: February 27, 2002
Passed: February 27, 2002
Vote : Yeas : 7 Nays : 0
Recorded: February 28, 2002
Published:
Attest :
r fA___ _ig A1' 4'
Dolonna Mecum, Ci Clerk
r
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February 4, 2002
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 01-02 Requesting an Amendment to Ordinance No.G45-99 and Approval
of a Conditional Use for a Planned Development in the PAB Planned Area Business District and the
ARC Arterial Road Corridor District, to Permit the Construction of a New Building; Property
Located at 895 South Randall Road by the Crown Group,as Applicant,and Randall Bowes,L.L.C.,
as Owner.
BACKGROUND
Requested Action: Amendment to Ordinance G45-99 and
Approval of a Conditional Use for a Planned Development
Current Zoning: PAB Planned Area Business District
ribk and ARC Arterial Road Corridor District
Proposed Zoning: PAB Planned Area Business District
and ARC Arterial Road Corridor District
Intended Use: Multiple Tenant Retail Building
Property Location: 895 South Randall Road
Applicant: The Crown Group
Owners: Randall Bowes, L.L.C.
Staff Coordinator: Lauren Kieck, Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
ri` Petition 01-02 February 4, 2002
D. Aerial Map (see attached)
E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Existing PAB Ordinance (see attached)
H. Draft PAB Ordinance (see attached)
I. Public Response Forms (see attached)
BACKGROUND
An application has been filed by the Crown Group requesting an amendment to Ordinance No.G45-
99 and a conditional use for a planned development in the PAB Planned Area Business District and
the ARC Arterial Road Corridor District. The subject property is located at 895 South Randall Road
(reference Exhibits A, B, C, D, and E).
The applicant proposes to develop the vacant outlot located at the southwest corner of the
Woodbridge Commons (Meijer's/Menard's) commercial center. The proposed building will be a
multiple tenant building containing approximately 16,500 square feet of retail space. The building
is to be constructed of a combination of brick and synthetic limestone,and will have a shingled hip-
style roof. The proposed building is the result of several revisions which the applicant made in
response to staff comment.
The Woodbridge Commons commercial center was approved by the City Council as a planned
development in 1999. The approved site plan for the center did not identify a specific use for the
subject property. Any development of the site is therefore subject to a public hearing and City
Council approval. Additionally, the City Council recently adopted a new ARC Arterial Road
Corridor District which requires City Council approval of any new building more than 1,000 square
feet in size. Accordingly, the applicant is requesting the appropriate action by the Planning and
Development Commission and the City Council (reference Exhibits F, G, H and I).
Findings of Fact Planning and Development Commission
Petition 01-02 February 4, 2002
FINDINGS
After due notice, as required by law, the Planning and Development Commission held public
hearings in consideration of Petition 01-02 on February 4,2002. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors spoke at
the public hearing. The Community Development Group submitted a Map Amendment Review,
dated January 10, 2002.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography,watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property contains 2.2 acres of land area and is located at the southwest corner
of the 49 acre Woodbridge Commons Commercial center. While the existing commercial
center is developed with a variety of commercial buildings and accessory vehicle use areas,
the subject property is currently undeveloped. However,the site has been cleared and mass
graded in preparation for development.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water,wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served by municipal water, sanitary sewer, and stormwater control
services.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located at the northeast corner of South Randall and Bowes Roads.
South Randall Road is a limited access arterial street serving the greater Fox Valley area.
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Findings of Fact Planning and Development Commission
rik Petition 01-02 February 4, 2002
Bowes Road is an arterial street serving Elgin, South Elgin,and unicorporated areas further
west.
The existing Woodbridge Commons commercial center is served by four points of access
located at Bowes Road,Randall Road,and College Green Drive. The subject property will
not obtain direct access from any public right of way, but will access the existing services
drives provided within the commercial center.
Off street parking will be provided in conformance with the off street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
1992 B-3 Service Business District
Present PAB Planned Area Business District
The subject property was annexed and zoned B-3 Service Business District, with a special
use for a commercial planned development in 1989. In 1992, the property was reclassified
to PAB Planned Area Business District as part of a comprehensive amendment to the zoning
ordinance. The existing commercial center was approved by the City Council as a planned
development in 1999. The subject property is the last remaining outlot of the commercial
center to be developed, and has remained vacant since the center has begun development.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The area located to the north and east of the subject property is zoned PAB Planned Area
Business District, and is developed with the Meijer's and Menard's commercial center.
few Further east of the commercial center is the Sierra Ridge townhouse subdivision, zoned
PMFR Planned Multiple Residence District. Just north of the commercial center are the
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Findings of Fact Planning and Development Commission
e"* Petition 01-02 February 4, 2002
Woodbridge townhomes, also zoned PMFR Planned Multiple Residence District.
Located to the east of the subject property, and across Randall Road, is an unincorporated
area developed with a single family residence,a church,and a veterinary clinic. Further west
is the Columbine single family residential subdivision,zoned SFR2 Single Family Residence
District.
The area to the south of the site is zoned PAB Planned Area Business District. This area is
developed with a bank and a child day care center.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject is suitable for the intended zoning district with respect to consistency
with an existing pattern of development or an identifiable trend within the area.
The subject property is located within the Randall Road corridor which is developing with
a variety of commercial and residential land uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose and intent of the 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, subject to the provisions of Chapter 19.60, Planned
Developments. A PAB zoning district is most similar to,but may depart from the standard
requirements of the AB Area Business District.
The purpose and intent of the provision for planned developments is to accommodate unique
development situations. For planned development districts,the planned development should
demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
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Findings of Fact Planning and Development Commission
"'" Petition 01-02 February 4, 2002
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PCF
Planned Community Facility District.
The proposed planned development will allow for the buildout of a vacant parcel of land
which is undevelopable without planned development approval. The proposed development
is consistent with the established trend of development in the area. The proposed building
will be an attractive amenity at this significant intersection.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "area/village center" by the official comprehensive
plan. This designation is appropriate for commercial uses.
rI. 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 Natural Preservation Standard.
There are no natural features on the site worthy of preservation.
J. Internal Land Use Standard. 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 internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
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Findings of Fact Planning and Development Commission
Petition 01-02 February 4, 2002
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning district is the AB Area Business District. The applicant is requesting the following
departure from the standard requirements of the AB District:
1. Section 19.12.300 (E) - Principal Buildings per Zoning Lot. In the AB Area Business
District, one principal building per zoning lot is allowed. The proposed planned
development contemplates eight(8)principal buildings.
2. 'Section 19.35.435(E.,2., a.) Vehicle Use Area Setback. The zoning ordinance requires
a 36 foot vehicle use area setback from any street lot line in the AB District; however, the
annexation agreement for the subject property requires a 20 foot setback from a street lot
line. The applicant proposes a 26 foot vehicle use area setback from Randall Road,and a 20
foot setback from Bowes Road. These setbacks are comparable to the existing setbacks of
the adjoining outlot parcels.
3. Section 19.50.090 (1.) Maximum Number of Signs. The Woodbridge Commons
commercial center is currently developed with 7 buildings and 8 freestanding signs. The
rik sign ordinance permits one freestanding sign per building,therefore,the existing signage is
nonconforming. The applicant proposes to locate one sign along Randall Road which would
contain a maximum of 60 square feet of surface area, and would bring the total number of
signs located on the site to nine. After the development of the site,a maximum of eight signs
would be permitted. Accordingly, the applicant is requesting a departure to increase the
maximum allowable number of signs from 8 to 9.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. Positive Attributes. The proposed building will be constructed of quality building
materials including brick, synthetic limestone, and asphalt roof shingles. The
developer has worked with staff to provide a building that will be architecturally
significant and provide an attractive amenity at a prominent intersection.
2. Departures. The departures that the applicant is requesting for signs and setbacks are
consistent with the trend of development currently existing within the Woodbridge
Commons commercial center.
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Findings of Fact Planning and Development Commission
Petition 01-02 February 4, 2002
3. Zoning District. The proposed planned development will allow for the buildout of
a vacant parcel of land which is undevelopable without planned development
approval. The proposed development is consistent with the established trend of
development in the area. The proposed building will be an attractive amenity at this
significant intersection.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
riak The Planning and Development Commission recommends the approval of Petition 01-02. On a
motion to recommend approval,subject to the following conditions,the vote was seven(7)yes,zero
(0) no:
1. Substantial conformance to the Site and Landscape Plan for Woodbridge II Retail,
prepared by United Insulated Structures Corp., and dated December 14, 2001, and
revised on January 18, 2002.
2. Substantial conformance to the Building Elevations for Woodbridge II Retail,
prepared by United Insulated Structures Corp., and dated December 14, 2001.
3. The site may be permitted one freestanding,monument style sign containing no more
than 60 square feet of surface area. The base of the sign must be constructed of a
masonry material complementary to the proposed building or other structures located
within the Woodbridge Commons commercial center.
4. All wall signs shall be of individual letter style mounted on a raceway. No box-style
signs shall be permitted.
5. The proposed landscape plan shall be revised to provide additional landscaping along
the service drives flanking the subject property's north and east lot lines. The
landscaping shall be subject to the approval of the Community Development Group.
rik
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Findings of Fact Planning and Development Commission
1001."^ Petition 01-02 February 4, 2002
6. The refuse collection area shall be constructed out of the same materials as the
building.
7. The alley/walkway located at the rear of the building shall be enclosed or provided
with a gate to provide safety.
8. At least one internal sidewalk shall be provided somewhere along the property's
easterly lot line to allow access to the site from adjoining properties.
9. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 01-02 was adopted.
George Wolff, Chairman
Plannin and Development Commission
40,
David Sundland, Secretary
Planning and Development Commission
rik
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DEPARTMENT OF CODE ADMINISTRATION AND DEVELOPMENT SERVICES
JANUARY 7,2002
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SITE PHOTOS
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SITE PHOTOS
Petition 01 - 02
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