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HomeMy WebLinkAboutG34-09 • Ordinance No. G34-09 AN ORDINANCE AMENDING A PAB PLANNED AREA BUSINESS DISTRICT FOR CERTAIN TERRITORY (Multiple Tenant Commercial Buildings in Randall Commons Subdivision 900 South Randall Road) WHEREAS, the territory herein described has been annexed to the City of Elgin and classified in the PAB Planned Area Business District (Ordinance No. G31-08); and WHEREAS,written application has been made to permit the construction of multiple tenant commercial buildings store in the PAB Planned Area Business District and in the ARC Arterial Road Corridor Overlay District; and WHEREAS,the development of certain property in the Randall Commons Subdivision was approved with the passage of Ordinance No. G31-08; and WHEREAS,Ordinance No. G31-08 requires that prior to any other or further development in the Randall Commons Subdivision, the owner of the Subject Property to be developed shall be required to submit a development plan to the city for a public hearing and City Council approval pursuant to the provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, 1976, as amended; and WHEREAS,after due notice in the manner provided by law the Planning and Development Commission conducted public hearings concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Development Commission. 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 March 16, 2009, 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 a development plan in the PAB Planned Area Business District,which will permit the construction of multiple tenant commercial buildings at 900 South Randall Road, and legally described as follows: That part of the West half of the Northwest Quarter of Section 28, Township 41 North, Range 8 East of the Third Principal Meridian, Described As Follows: • • Commencing at the Southeast corner of the West half of said Northwest Quarter;thence Westerly,along the South line of the West half of said Northwest Quarter,a distance of 412.50 feet thence Northerly,parallel with East line of the West half of said Northwest Quarter, a distance of 317.47 feet for the place of beginning; thence Easterly, along a line that forms an angle of 90 degrees 41 minutes to the right with the prolongation of the last described course, a distance of 412.53 feet to the East line of the West half of said Northwest quarter;thence Northerly,along said East line,a distance of 931.80 feet to the Southerly line of the Northerly 1423.15 feet of the Easterly 412.50 feet of the West half of the Northwest quarter of Section 28,aforesaid;thence Westerly,along said Southerly line,a distance of 412.50 feet to the Westerly line of said Easterly 412.50 feet; thence Southerly, along said Westerly line, a distance of 928.58 feet to the place of beginning, excepting there from the Southerly 210.36 feet (as measured along the east and west lines thereof), and excepting that part thereof taken for Randall Road, all in Elgin Township, Kane County, Illinois (Property commonly known as 900 South Randall Road). Be and is hereby granted subject to the following conditions: 1. Substantial conformance to the Development Plans, prepared by W. Lloyd Christoph & Associates,Ltd.,dated February 10,2009, last revised dated March 31,2009,comprising of the following drawings: • T-1 Title Sheet and Location Map AS-1 Site Plan/Phasing Plan A-1 Randall Commons North Elevation A-2 Randall Commons North Floor Plan, Monument Sign& Trash Enclosure A-3 Randall Commons South Elevations & Floor Plan A-4 Randall Commons South—East & North Elevations A-5 Randall Commons South—West &South Elevations A-6 Randall Commons South—Floor Plan 2. Prior to the issuance of a Certificate of Occupancy for Phase 1 of the Randall Commons South commercial building,the main east-west access drive-aisle off of Randall Road shall be constructed, including that portion of the access drive-aisle on Lot 3 as well as the paved "T"turnaround on Lot 3. 3. Substantial conformance with the Photometric Plan (Sheet E-1), prepared by Hubbell Lighting, Inc., revised by W. Lloyd Christoph & Associates, Ltd., dated April 10, 2009. 4. Substantial conformance to the Landscape Plan (Sheet LS-1), prepared by EverGreen, Landscape Associates, LLC, Inc., revised by W. Lloyd Christoph&Associates, Ltd.,dated April 10, 2009. 5. Prior to the issuance of a Certificate of Occupancy for Phase 1 of the Randall Commons • South commercial building,the area identified as Phase 2 of the Randall Commons South on - 2 - s • the landscape plan,prepared by EverGreen,Landscape Associates,LLC,Inc.,revised by W. Lloyd Christoph & Associates, Ltd., dated April 10, 2009, shall be graded and seeded. 6. All proposed freestanding signs and wall signs shall conform to the Zoning Ordinance, Chapter 19.50 Street Graphics. 7. Compliance with all applicable codes and ordinances. Section 3. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G31-08. Section 4. That the development plan granted herein shall expire if not established within two years from the date of passage of this ordinance. Section 5. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: May 13, 2009 s • Passed: May 13, 2009 Vote: Yeas: 6 Nays: 1 Gh Recorded: May 14, 2009 Published: Attest: - Diane Robertson, City C rk • - 3 - March 11, 2009 • FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 06-09 Requesting Approval of the Development Plans for Multiple Tenant Commercial Buildings Pursuant to the Terms and Conditions of PAB Planned Development Ordinance No. G31-08;Property Located at 900 South Randall Road by Boulder Enterprise I,L.L.C., an Illinois Limited Liability Company, as Applicant, and 9N710 Randall Road L.L.C., Gallery Properties L.L.C., Sarasota Lighting&Accessories,L.L.C., and Par Development,Inc., as Owners. GENERAL INFORMATION Requested Action: Planned Development Approval Current Zoning: PAB Planned Area Business District • Proposed Zoning: PAB Planned Area Business District Existing Use: Vacant and Undeveloped Proposed Use: Multiple Tenant Commercial Buildings Property Location: 900 South Randall Road Applicant: Boulder Enterprise I L.L.C. an Illinois L.L.C. Owners: 9N710 Randall Road L.L.C., Gallery Properties L.L.C., Sarasota Lighting & Accessories L.L.C., and Par Development Inc. Staff Coordinator: Denise Momodu, Associate Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) • C. Parcel Map (see attached) D. Aerial Photo EXHIBIT (see attached) s Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 • E. Environmental Map (see attached) F. Site Photos (see attached) G. Development Plans (see attached) H. Ordinance No. G31-08 (see attached) I. Draft PAB Ordinance (see attached) BACKGROUND An application has been filed by Boulder Enterprise I,LLC,requesting approval of the development plans for multiple tenant commercial buildings pursuant to the terms and conditions of PAB Planned Development Ordinance No. G31-08. The subject property is located at 900 South Randall Road (reference Exhibits A through F). The applicant is proposing to construct two commercial buildings within the Randall Commons Subdivision, located north of Nick's Pizza. The proposed buildings will contain 24,000 square feet • and 10,800 square feet of leasable commercial space, respectively. Both buildings will be constructed of masonry materials. The applicant is proposing to phase the development. Phase 1 of the development will consist of a commercial building on Lot 2 and the parking lot expansion on Lot 1 for the Nick's Pizza and Pub. Phase 2 of the development will consists of a commercial building on Lot 3. If during the implementation of phase 2, the owners of Lot 3 would like to make significant changes to the proposed building elevations and floor plan, such as an increase in floor area, the changes will have to approve by the City Council (reference Exhibits G, H and 1). GENERAL FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 06-09 on March 16, 2009. The applicant testified at the public hearing. Objectors spoke at the public hearing, and written correspondence was submitted. The Community Development Group submitted a Map Amendment Review, dated March 11, 2009. The Planning and Development Commission has made the following general findings: A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size, shape, significant natural features (including • topography, watercourse and vegetation), and existing improvements. - 2 - • Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 . Findings. The subject property is suitable for the intended planned development with respect to the site characteristics standard. The subject property is a regularly shaped parcel containing 5.18 acres. There are no significant natural features on the subject property. The property is currently vacant, but some grading of the land is currently being carried out. B. Sewer and Water Standard. The suitability of the subject property for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable Ifor the intended planned development with respect to the sewer and water standard. The subject property will be served with municipal sanitary sewer and water systems. Stormwater control facilities have been designed to serve the subdivision in accordance with the City of Elgin and Kane County Stormwater Management Ordinances. C. Traffic and Parking Standard. The suitability of the subject property 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. Findings. The subject property is suitable for the intended planned development with respect to the traffic and parking standard. A right in and right out access point to Randall Road has been approved by Kane County Department of Transportation and is currently being constructed. Additional access will be provided through the Nick's Pizza and Pub commercial parcel located to the south of the subject property. Randall Road is a regional arterial road serving the west side of Elgin and the surrounding communities. The required improvements to Randall Roads are provided in an intergovernmental agreement between the City of Elgin and Kane County. Parking will be provided in conformance with the zoning ordinance. A total of 139 parking spaces are required in support of both of the proposed 24,000 square feet and 10,800 square feet multiple tenant commercial buildings (4 parking spaces/1,000 square feet). The development plan features 205 parking spaces combined. D. Zoning History Standard. The suitability of the subject property for the intended planned development 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 planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. - 3 - Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 • The subdivision was annexed and zoned PAB Planned Area Business District in 2008. The proposed development of the subject property is consistent with the commercial planned development objectives for the property, approved by the City in 2008. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. The areas located to the north and west of the subject property are zoned SFR2 Single Family Residence District and are developed with the Columbine Subdivision. The areas located to the south and west are zoned PAB Planned Area Business District and are developed with Nick's Pizza and Pub and commercial uses across Randall Road, respectively. F. Trend of Development Standard. The suitability of the subject property for the intended 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 intended planned development with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located along the southern portion of the Randall Road corridor, which has developed primarily with commercial and residential uses. G. Planned Development Districts Standard. The suitability of the subject property for the intended planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is requesting approval of a planned commercial development in an existing PAB Planned Area Business District, which is also located within an ARC Arterial Road Corridor District. The purpose and intent of the provision of 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; and - 4 - • Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 3. The preservation of significant natural features including topography,watercourses, • wetlands, and vegetation. Planned development review and approval of the proposed project is required pursuant to PAB Planned Area Business District Ordinance No. G31-08. H. Comprehensive Plan Standard. The suitability of the subject property for the intended 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 the Comprehensive Plan Standard. The subject property is located along a designated "Transportation Corridor"by the City's Comprehensive Plan and Design Guidelines (2005). The proposed development plan is in conformance with this designation. I. 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 significant natural features within the boundaries of the subject property. J. 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 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. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the Elgin Zoning Ordinance and Subdivision regulations. 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 area Business District: - 5 - Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 • 1. EMC Section 19.35.435(H)(1) Transition Landscape Yard. The AB District requires a minimum transition landscape yard setback from a transition lot line of 32 feet for a zoning lot this size. The applicant proposes a transition landscape yard setback of 18 feet from the north lot line. Accordingly, a 14 foot (44%) departure from the minimum required transition landscape yard setback is proposed. The transition landscape yard will contain an eight foot solid fence and landscaping materials which exceed the requirements of the zoning ordinance. 2. EMC Section 19.90 — Fences and Walls. The supplementary regulations of the zoning ordinance require that a solid fence in a street yard be a maximum of 3 feet in height. The applicant is proposing a solid 8 foot high fence in a street yard along the north property line (a 62% departure). An 8 foot high fence is required as part of the transition landscape yard requirement. 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. • Positive Attributes: The subject properties are proposed to be developed with two large multiple tenant commercial buildings, that is consistent with the "transportation corridor" land use designation in the comprehensive plan, and is also consistent with the planned development objectives for the property, approved by the City in 2008. B. Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. There are no substantive alternatives to the proposal other than an approval, denial, or approval with conditions. RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 06-09. On a motion to recommend approval, subject to the following conditions,the vote was seven(7)yes,and zero (0) no. • 1. Substantial conformance to the Development Plans, prepared by W. Lloyd Christoph & Associates, Ltd., dated February 10, 2009, comprising of the following drawings, with - 6 - Findings of Fact Planning and Development Commission Petition 06-09 March 16, 2009 revisions as determined by the Community Development Group,Engineering Division,Fire Department, and Water Department: T-1 Title Sheet and Location Map AS-1 Site Plan A-1 Randall Commons North Elevation A-2 Randall Commons North Floor Plan, Monument Sign&Trash Enclosure A-3 Randall Commons South Elevations & Floor Plan A-4 Randall Commons South—East &North Elevations A-5 Randall Commons South—West &South Elevations A-6 Randall Commons South—Floor Plan 2. Substantial conformance with the Photometric Plan (Sheet E-1), prepared by Hubbell Lighting,Inc.,dated October 18,2008,subject to revisions as determined by the Community Development Group. 3. Substantial conformance to the Landscape Plan (Sheet LS-1), prepared by EverGreen, Landscape Associates, LLC, Inc., dated September 26, 2008, subject to revisions as determined by the Community Development Group. 4. All proposed freestanding sign and wall signs shall conform to the Zoning Ordinance, Chapter 19.50 Street Graphics. • 5. Compliance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 06-09 was adopted. Respectfully Submitted, s/ John Hurlbut John Hurlbut, Chairman Planning and Development Commission s/ Sarosh Saher Sarosh Saher, Secretary Planning and Development Commission - 7 -