HomeMy WebLinkAboutG19-10 (2) r
Ordinance No. G 19-10
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM
AB AREA BUSINESS DISTRICT TO
PAB PLANNED AREA BUSINESS DISTRICT
(551-587 N. McLean Boulevard)
WHEREAS, written application has been made requesting a map amendment from AB
Area Business District to PAB Planned Area Business District.
WHEREAS. the Planning and Development Commission conducted a public hearing
after due notice by publication and has submitted its findings of fact and recommended approval;
and
WHEREAS, the City Council of the City of Elgin concurs in 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. Commission, a copy of which is attached hereto and made a part hereof by
reference as That the City Council of the City of Elgin hereby adopts the Findings of Fact. dated
April 5. 2010, made by the Planning and Development Exhibit A.
Section 2. 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:
Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17. 18, 19, 20, 21, 22 and 23
in Block 4 of Wing Park Manor to Elgin. (except that part of Lots 1 and 23
dedicated for Public I-Iighway as shown on Plat of Dedication recorded July 14.
1976 as Document Number 1370262), in the City of Elgin. Kane County. Illinois
(Property commonly known as 551-587 North McLean Boulevard).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from
AB Area Business District to PAB Planned Area Business District for the property commonly
known as 551-587 North McLean Boulevard, and legally described above, which shall be designed,
developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose and intent of the PAB zoning district is to
provide a planned commercial environment, subject to the provisions of Chapter
19.60 Planned Developments. of the Elgin Municipal Code, 1976. as amended.
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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, 1976, 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 zoning 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, 1976, as amended.
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 of the Elgin Municipal Code, 1976, as amended.
E. Location and Size of District. This PAB zoning district should be located in
substantial conformance to the official comprehensive plan. 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 two 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, 1976, as amended. The only permitted, conditional, and
similar land uses allowed within this PAB zoning district shall be those permitted.
conditional, and similar land uses listed in Chapter 19.35.430. AB Area Business
District.
A. Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in this PAB Planned Area Business District:
1. Residences division:
"Upper floor apartment dwellings" [SR] (UNCL).
2. Municipal services division:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR] containing
less than two (2) acres of land.
3. Offices division:
"Offices" [SR] (UNCL).
4. Finance, insurance, and real estate division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
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5. Services division:
Advertising (731).
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises (7217).
Coin operated laundries and dry cleaning (7215).
Commercial, economic, sociological and educational research (8732).
Commercial, physical, and biological research (8731).
Computer programming. data processing and other computer related services
(737).
Computer rental and leasing (7377).
Consumer credit reporting agencies. mercantile reporting agencies, and
adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management and related services (87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home healthcare services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Laundry collecting and distributing outlets (7211).
Legal services (811).
Libraries (823).
Mailing, reproduction, commercial art and photography, and stenographic
services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Miscellaneous personal services not elsewhere classified (7299).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy (803).
Offices and clinics of other health practitioners (804).
Personnel supply services (736).
Photofinishing laboratories (7384).
Photographic studios, portrait (722).
Pool parlors (7999).
Professional sports operators and promoters (7941).
Radio and television repair shops (7622).
Refrigerator and air conditioning service and repair (7623).
Reupholstery and furniture repair (764).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Videotape rental (784).
Vocational schools (824).
Watch, clock and jewelry repair (763).
6. Retail trade division:
Apparel and accessory stores (56).
Automatic merchandising machine operators (5962).
Building materials, hardware and garden supply (52).
Carryout restaurants (5812).
Catalog and mail order houses (5961).
Convenience food stores, operated on a twenty four (24) hour basis (541 1).
Direct selling establishments (5963).
Drinking places (alcoholic beverages) (5813).
Drugstores and proprietary stores (591).
Eating places (5812).
Florists (5992).
Food stores (54).
General merchandise stores (53).
C Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified (5999).
Miscellaneous shopping goods stores (594).
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
Tobacco stores (5993).
Used building materials (5932).
Used merchandise stores (593).
7. Agricultural division:
Dog grooming (0752).
Farm labor and management services (076).
Greenhouses for floral products, exclusively "accessory" [SR] to a use allowed
in the zoning district (0181).
Landscape counseling and planning (0781).
Lawn and garden services (0782).
Ornamental shrub and tree services (0783).
Veterinary services for household pets (0742).
8. Construction division:
"Contractor's office and equipment areas" [SR] (UNCL).
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9. Manufacturing division:
Commercial printing occupying less than five thousand (5,000) square feet of
gross floor area (2752).
10. Wholesale trade division:
Apparel piece goods and notions (513).
Drugs, drug proprietaries, and druggists' sundries (512).
Electrical goods (506).
Furniture and home furnishings (502).
Groceries and related products (514).
Hardware, and plumbing and heating equipment and supplies (507).
Machinery. equipment, and supplies (508).
Metals and minerals, except petroleum (505).
Paper and paper products (511).
Professional and commercial equipment and supplies (504).
11. Transportation, communication and utilities division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation (472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operators' offices (414).
Cable and other pay television services (484).
"Commercial antennas and antenna structures mounted on existing structures"
[SR] (UNCL).
Communication services not elsewhere classified (489).
Intercity and rural bus transportation operators' offices (413).
"Loading facilities" [SR], exclusively "accessory" [SR] to a use allowed in the
zoning district, subject to the provisions of chapter 19.47 of this title (UNCL).
Local and suburban passenger transportation operators' offices (411).
Packing and crating (4783).
"Radio and television antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
Taxicab operators' offices (412).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires, cables
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
12. Miscellaneous uses division:
"Accessory structures" [SR] (UNCL) to the permitted uses allowed in the PAB
Planned Area Business District, subject to the provisions of section 19.12.500
of this title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the AB area
business district, subject to the provisions of section 19.10.400 of this title.
"Drive-through facilities" [SR], subject to the provisions of chapter 19.45 of
this title.
"Fences and walls" [SR] (UNCL).
"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 of this title.
"Outdoor display areas" [SR] (UNCL).
"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 of this title.
"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 of this title.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL). subject to the provisions of chapter 19.50 of this title.
"Temporary uses" [SR] (UNCL).
B. Conditional Uses: The following enumerated land uses shall be the only land
uses allowed as a conditional use in this PAB Area Business District:
1. Municipal services division:
"Municipal facilities" [SR] on a zoning lot [SR] containing less than two (2)
acres of land.
2. Public administration division:
Public administration (J) on a zoning lot containing less than two (2) acres of
land.
3. Services division:
Amusement parks (7996).
Ballrooms (7911).
Billiard and pool halls (7999).
Bingo parlors (7999).
Bowling centers (7933).
"Car washes" [SR] (7542).
Child daycare services (835).
Churches, convents, monasteries, and temples (8661).
Coin operated amusement establishments (7993).
Dance halls (7911).
Dance studios and schools (791).
Discotheques (7911).
Funeral service (726).
`` "Home child daycare services" [SR] (8351).
Individual and family social services (832).
Massage parlors (7299).
Membership organizations (86).
Membership sports and recreation clubs (7997).
Motion picture theaters (7832).
Organization hotels and lodging houses, on membership basis (704).
Other schools and educational services (829).
Physical fitness facilities (7991).
Sporting and recreational camps (7032).
Steam baths (7299).
Turkish baths (7299).
4. Retail trade division:
Drive-in restaurants (5812).
"Motor vehicle service stations" [SR] (554).
"Package liquor sales establishments" [SR] (5921).
5. Agricultural division:
"Kennels" [SR] (0752).
6. Wholesale trade division:
Beer, wine, and distilled alcoholic beverages (518).
Lumber and other construction materials (503).
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7. Transportation, communication, and utilities division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Courier services (4215).
Pipelines, except natural gas (461).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
"Treatment, transmission, and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations. regulators" [SR] (UNCL).
8. Miscellaneous uses division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL) to the conditional uses allowed in the AB
area business district, subject to the provisions of section 19.12.500 of this title.
"Accessory uses" [SR] (UNCL) to the conditional uses allowed in the AB area
business district, subject to the provisions of section 19.10.400 of this title.
"Master signage plan" [SR], subject to the provisions of chapter 19.50 of this
title.
"Parking lots" [SR] (UNCL), subject to the provisions of chapter 19.45 of this
title.
"Parking structures" [SR] (UNCL), subject to the provisions of chapter 19.45 of
this title.
"Planned developments" [SR] (UNCL) on a zoning lot containing less than two
(2) acres of land, subject to the provisions of chapter 19.60 of this title.
C. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in this PAB Area
Business District or in a less restrictive zoning district, pursuant to subsection
19.10.400H of this title:
1. Services division:
Amusement and recreational services not elsewhere classified (7999).
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified (809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
2. Wholesale trade division:
Miscellaneous durable goods (509).
Miscellaneous nondurable goods (519).
3. Transportation, communication, and utilities division:
Transportation services not elsewhere classified (4789). (Ord. G65-05 § 4,
2005; Ord. G37-98 § 1, 1999; Ord. G44-96 §§ 4, 5, 1996; Ord. G81-95 § 1,
1995; Ord. G9-95 § 1, 1995; Ord. G23-94 §§ 1, 3, 1994; Ord. G45-92 § 2, 1992)
G. Site Design. In this PAB Planned Area Business District, the use and
development of land and structures shall be subject to the provisions of
Chapter 19.12, Site Design, of the Elgin Zoning Ordinance and Chapter 19.60,
Planned Developments, of the Elgin Municipal Code, 1976, as amended, and as
provided in this ordinance. In this PAB District, the use and development of land
and structures shall be subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance
dated February 12, 2010 submitted by Elgin Improvements, LLC.
2. Substantial conformance to the following exhibits:
a. Master Site Plan dated April 12, 2010;
b. Photometric Site Plan dated February 12, 2010;
c. Walgreens photometric plan dated February 12, 2010;
d. Auto turn WB-65 exhibit dated April 6, 2010;
e. Landscape Plan dated April 12, 2010;
/� f. Monument sign details dated February 12, 2010;
C g. Exterior elevations, details and sign data dated April 12, 2010;
h. Shopping Center west & north elevations dated February 12, 2010;
i. Topographic survey dated February 12. 2010;
j. Aerial photo exhibit of Weston Avenue dated March 4, 2010;
3. No truck traffic will be allowed to enter and exit the property from Weston
Avenue access point.
4. Conformance to all other applicable codes and ordinances.
H. Off-street Parking. Except as otherwise provided within this section, 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 amended.
Off-street Loading. In this PAB zoning district, off-street loading shall be
subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin
Municipal Code, 1976, as amended.
J. Signs. In this PAB zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended.
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, of the Elgin Municipal Code, 1976, as amended.
L. Conditional Uses. h1 this PAB zoning district, application for conditional uses
shall be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
Municipal Code, 1976, as amended. An application for conditional use may be
filed by an individual property owner without necessitating that all other property
owners in the development authorize such application.
M. Variations. In this PAB zoning district, application for variation shall be subject
to the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code.
1976, as amended. An application for variation may be filed by an individual
property owner without necessitating that all other property owners in the
development authorize such application.
N. Subdivisions-Generally. The subdivision of the subject property and
development thereof shall comply with the subdivision regulations of the city, as
amended, and the Plat Act of the State of Illinois.
O. 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, of the Elgin
Municipal Code, 1976, as amended.
fek Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
Ed Schock, Mayor
Presented: May 12, 20101,.
Passed: May 12, 2010 �.
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: May 13, 2010
Published: May 14. 2010
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Attest:
Diane Robertson. City lerk
April 5, 2010
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 04-10 Requesting a Map Amendment from AB Area Business District to
PAB Planned Area Business District,providing for the redevelopment of a portion of the property
and providing for a Physical Fitness Facility,Property Located at 551-587 North McLean Boulevard
by Elgin Improvements, LLC., as Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: AB Area Business District
Proposed Zoning PAB Planned Area Business District
Existing Use: Commercial Shopping Center
Proposed Use: Drugstore with a drive though facility&physical fitness center
Property Location: 551- 587 North McLean Boulevard
Applicant: Elgin Improvements, LLC.
Owner: Elgin Improvements, LLC.
Staff Coordinator: Dave Waden, Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 04-10 April 5, 2010
F. Site Photos (see attached)
G. Statement of Purposed and Conformance (see attached)
H. Draft PAB Ordinance (see attached)
BACKGROUND
An application has been filed by Elgin Improvements LLC.,requesting a map amendment from AB
Area Business District,to PAB Planned Area Business District,the applicant proposes to redevelop
of a portion of the property and provide for the establishment of a physical fitness facility within one
of the existing tenant spaces on the property. The property is located at 551-587 North McLean
Boulevard(reference Exhibits A, B, C, D, E, and F).
The applicant is proposing the establishment of a freestanding Walgreens pharmacy with drive
through facility and establishment of a physical fitness facility. (reference Exhibits G, H and I).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 04-10 on April 5, 2010. 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 29, 2010.
The Planning and Development Commission has made the following general findings:
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 is rectangular shaped and approximately 6.669 acres in size. It is
currently improved with two multiple tenant commercial buildings and one free standing
carry out restaurant, two free standing buildings at the northwest corner of Weston and Eagle
Drive and surface parking lot.
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.
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Findings of Fact Planning and Development Commission
Petition 04-10 April 5, 2010
The subject property is served with municipal water and sanitary sewer systems. The
stormwater detention volume will be detained onsite(underground detention)and will be in
full conformance with the standards and regulations of the City of Elgin and Kane County
Stormwater Management Ordinances.
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 on the southeast corner of McLean Boulevard and Wing
Street and is bordered by McLean Boulevard to the west,Wing Street to the north,Weston
Avenue to the east, and Eagle Drive to the south. McLean Boulevard and Wing Street are
arterial roads which serve the west side of Elgin.Weston Avenue and Eagle Drive are local
streets serving the surrounding n eighborhoods.Access is available into the subject property
from all four sides of the site.
Off street parking is 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 was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: D Commercial
1961: B1 Commercial
1962: B1 Retail Business District
1992: B1 Retail Business District
Present: AB Area Business District
The property was annexed to the City of Elgin in 1954 as part of the Wing Park Manor
annexation and was zoned D Commercial District. The property was reclassified in 1992 to
AB Area Business District as part of a comprehensive amendment to the zoning ordinance.
/A► 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
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Findings of Fact Planning and Development Commission
Petition 04-10 April 5, 2010
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.
East of the subject property is zoned RC1 Residence Conservation District and is developed
with single family residences. To the north and south of the property are zoned CF
Community Facility District,and developed with a school and church site.To the west of the
subject property is zoned AB Area Business District and developed with commercial
buildings.
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 property 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 in an area developed with a mix of commercial, office and
residential uses.
G. Planned Development 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 of the AB Area Business District is to provide commodities and services to several
neighborhoods,and in some instances to a communitywide or regional supporting population.
AB zoning districts are limited by the applicable site design regulations to an intermediate scale
of development relative to NB Neighborhood Business Districts and the CC1 Center City
District.
In general, 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.
Planned industrial districts should be located in substantial conformance to the official
comprehensive plan. The amount necessary to constitute a separate planned industrial
district exclusive of right of way, but including adjoining land or land directly opposite a
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Findings of Fact Planning and Development Commission
Petition 04-10 April 5,2010
right of way shall be less than two acres. No departure from the required minimum size of
planned development district shall be granted from the city council.
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 PAB
Planned Area Business District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions of the ordinance. The proposed Walgreens Pharmacy
with drive through will allow the continued provision of retail services to residents of the
surrounding neighborhoods and to the City. The Walgreens located on McLean and Abbott
Drive will close with the opening of this store.
The applicant proposes to construct the Walgreens store with quality masonry materials.The
plan proposes additional landscaping within the existing parking lot as well as on the
periphery of the property,along Weston Avenue and Eagle Drive.The plan also proposes the
use of a bio-swale which has been added at the northwest corner of the site, adjacent to the
monument sign at McLean Boulevard and Wing Street. The shopping center will be
enhanced by consolidating the current uses providing better visibility for the retailers. The
existing shopping center and proposed development are consistent with the surrounding uses.
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"Highway Commercial"in the City's Comprehensive Plan
and Design Guidelines dated 2005. Areas designated Highway Commercial typically serves
surrounding neighborhood areas,but also larger trade areas connected by the arterial street
system. They may include all of the commercial uses found in the mixed-use centers. In
addition, they typically include highway-serving uses such as fast food restaurants, auto-
oriented uses such as tire stores, service stations, auto parts stores, and other stand alone
retail uses. These commercial areas are generally auto dominated with few pedestrian
amenities.
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 present at the subject property.
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Findings of Fact Planning and Development Commission
Petition 04-10 April 5,2010
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.
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 Area Business District:
rink Section 19.35.430 Land Use. In the AB Area Business District the applicant is proposing to include
within the list of permitted uses a physical fitness facility. This use is not listed as a permitted use in
the AB Area Business District.
Section 19.12.300.E. Principal Buildings per Zoning Lot. In the AB Area Business District,no
more than one principal building is allowed on a zoning lot. The applicant is proposing six principal
buildings on one zoning lot.
Section 19.35.435.E.2.A. Vehicle Use Area Setbacks. In the AB Area Business District, the
vehicle use area setback from a street lot line for a zoning lot of this size is 12 feet. The proposed
vehicle use area setback is 8 feet. Accordingly, a 4 foot(30%) departure is required
Section 19.35.435.E.1.A.Building Setbacks.In the AB Area Business District,the building setback
from a street lot line is 30.3 feet.The existing building along Weston Avenue has a 4.3 foot setback.
Accordingly, a 26 foot (86%) departure is required.
Section 19.45.130.E.Stacking Lanes.In the AB Area Business District motor vehicle stacking lanes
for drive through facilities shall provide a minimum of ten stacking spaces for the first drive through
window plus two stacking spaces for each additional window or service area. The applicant is
proposing 8 stacking space within a dedicated stacking lane.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
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Findings of Fact Planning and Development Commission
Petition 04-10 April 5, 2010
The Planning and Development Commission has developed or identified the following findings,
unresolved issues and alternatives:
A. Summary of Findings
Positive Attributes: The proposed map amendment is in substantial conformance with the
purpose and intent of the planned development provisions of the ordinance. The proposed
Walgreens Pharmacy with drive through will allow the continued provision of retail services
to residents of the surrounding neighborhoods and to the City. The applicant proposes to
construct the Walgreens store with quality masonry materials.The plan proposes additional
landscaping within the existing parking lot as well as on the periphery of the property,along
Weston Avenue and Eagle Drive. The plan also proposes the use of bio-swale which has
been added at the northwest corner of the site, adjacent to the monument sign at McLean
Boulevard and Wing Street.
B. Summary of Unresolved Issues.
1. The entrance on McLean Boulevard should be aligned with the drive-through and
pass-through lanes proposed along the south elevation of the proposed store.
2. The access into the subject property at Wing Street is too close to the intersection of
Wing and McLean Boulevard. It should be relocated to the northeast corner of the
property which will increase traffic and pedestrian safety at the intersection, and
allow for delivery and vehicular traffic to safely exit and enter the proposed
Walgreens store.
3. Exterior elevations: -the windows on the north and west elevations of the building
contained within each bay are proposed to be constructed with sills at 7 feet above
grade. The sills of the windows should be lowered to approximately 3 feet above
grade,and designed in a configuration and style similar to the Walgreens store on the
Northweast corner of Villa Street in Elgin.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
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e.
Findings of Fact Planning and Development Commission
Petition 04-10 April 5, 2010
RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 04-10. On a
motion to recommend approval, subject to the following conditions, the vote was six (6)yes, and
zero (0)no.
1. Substantial conformance with the Statement of Purpose and Conformance dated February 12,
2010 submitted by Elgin Improvements, LLC.
2. Revisions to the following exhibits submitted by Elgin Improvements, LLC. per the
requirement of the Community Development Group.
a. Master Site Plan dated April 12, 2010;
b. Photometric Site Plan dated February 12, 2010;
c. Walgreens photometric plan dated February 12,2010;
d. Auto turn WB-65 exhibit dated April 6, 2010;
e. Landscape Plan dated April 12, 2010;
f. Monument sign details dated February 12, 2010;
g. Exterior elevations, details and sign data dated April 12, 2010;
h. Shopping Center west &north elevations dated February 12, 2010;
i. Topographic survey dated February 12, 2010;
j. Aerial photo exhibit of Weston Avenue dated March 4,2010;
7. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 04-10 was adopted.
Respectfully Submitted,
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning and Development Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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