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HomeMy WebLinkAboutG22-12 Ordinance No. G22-12 • AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G70-97 (495 Airport Road) WHEREAS, and the property described below was zoned PAB Planned Area Business District pursuant to Ordinance No. G70-97; and WHEREAS, the PCF Planned Community Facility District established by Ordinance No. G10-97 was amended in its entirety by Ordinance No. G70-97, the effect of which was to adopt an amended PAB Planned Area Business District for the property described below; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G70-97; and WHEREAS, after due notice in the manner provided by law, the Planning & Zoning Commission has conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin concurs in the findings and • recommendation 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 5, 2012 made by the Planning & Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G70-97 entitled ''An Ordinance Amending A PAB Planned Area Business District Ordinance", passed November 19, 1997, be, and is hereby amended only as set forth in this ordinance by amending Section 2I thereof entitled "Signs" as follows: 1. The reference to the Bennigan's 91 sign also now referred to as the monument State Street sign is amended by allowing such sign to be re-faced and to have an amended surface area of 288 square feet with dimensions of 18 feet high by 16 feet wide. 2. The reference to the North Holiday Inn sign also now referred to as the Monument Entry sign on Airport Road is amended to provide for a surface area of 89.16 square feet with dimensions of 10 feet high by 8 foot 11 inches wide. • 3. The reference to the South Holiday Inn building face (wall) sign is amended to provide for a surface area of 93.54 square feet. 4. The reference to the North Holiday Inn building face (wall) sign is amended to provide for a surface area of 250 square feet. 5. The reference to the Southwest Holiday Inn building face (wall) sign is amended to provide for a surface area of 93.54 square feet. 6. In this PAB district, street graphics shall be in compliance with Chapter 19.50, Street Graphics, of the Elgin Municipal Code, 1976, as amended, and shall additionally be in substantial conformance with the following conditions: 1. Substantial Conformance to the Petitioner's Statement of Purpose and Conformance, submitted with the development application, prepared by Kieffer & Co., Inc., dated received January 18, 2012. 2. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012. 3. Substantial Conformance to the letter prepared by Kieffer &Co., to the City of Elgin, dated received January 18, • 2012. 4. Substantial Conformance to the sign packet sheets 861332, 136133213, 1361332C, 13613321), 13613322E, 136133217, 1361332G, 13613321-1, 1361332J, 1361332K prepared by Kieffer & Co., Inc. dated received January 18, 2012 and sheets HI-1001 labeled Holiday Inn Nested Layout with Monogram prepared by IHG InterContinental Hotels Group dated received January 18, 2012. 5. Substantial Conformance to Plat of Survey, prepared by Landmark Engineering Group, sheet 1 of 1 date received January 18, 2012. 6. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012. 7. Compliance with all other applicable codes and ordinances. Section 3. That except as specifically amended herein Ordinance G70-97 shall remain in full force and effect. • - 2 - • Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Section 5. This ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. Ka ain, yor Presented: April 25, 2012 Passed: April 25, 2012 Omnibus Vote: Yeas: 5 Nays: 0 Recorded: April 25, 2012 ®� Published: April 27, 2012 JRgSFWMIJ Attest: Kimberly Dewis, 6ty Clerk • • - 3 - March 5, 2012 • FINDINGS OF FACT Planning& Zoning Commission City of Elgin, Illinois SUBJECT Consideration of Petition 08-12 Requesting an Amendment to PAB Planned Area Business District Ordinance Number G70-97; Property Located at 495 Airport Road; by Kieffer & Co., Inc., as Applicant, and Fullwel Elgin Hotel Group LLC, as Owner. GENERAL INFORMATION Requested Action: Amendment to PAB Planned Area Business District Ordinance No. G70-97 Current Zoning: PAB Planned Area Business District ARC Arterial Road Corridor Overlay District Proposed Zoning Planned Area Business District ARC Arterial Road Corridor Overlay District • Existing Use: Hotel Property Location: 495 Airport Road Applicant: Kieffer& Co.. Inc. Owner: Fullwel Elgin Hotel Group 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) • F. Site Photos (see attached) Exhibit A Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 • G. Development Application Package (see attached) H. Draft PORI Ordinance (see attached) I. Related Correspondence (see attached) BACKGROUND An application has been filed by Kieffer & Co., Inc., seeking an amendment to PAB Planned Area Business District, Ordinance Number G70-97. The property is located at 495 Airport Road (reference Exhibits A through F). The applicant is proposing to reface one monument graphic (288 square feet.) along North State Street[U.S. Route 31; replace one monument graphic (89.8 square feet) along Airport Road. In addition, six wall graphics are proposed totaling 436 square feet on the entire building facade (reference Exhibits G, H and I). FINDINGS After due notice, as required by law, the Planning & Zoning Commission held a public hearing • in consideration of Petition 08-12 on March 5, 2012. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Department submitted a Map Amendment Review, dated February 29, 2012. The Planning & Zoning Commission has made the following findings regarding this application against 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 is a parcel containing approximately 5.26 acres of land. The property is flat with no significant natural features. The property currently includes a multi-story hotel with large 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. - 2 - Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 • The subject property is served with municipal sanitary sewer and water systems. Stormwater control facilities have been designed 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 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 has frontage along North State Street/U.S. Route 31, a regional arterial road serving the west side of Elgin, Kane County and the surrounding region. Other road frontages include Airport Road that functions as a local street. The subject property has one point of access from Airport Road. This is the hotels only access point. 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 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 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: Out of City Limits 1961: Out of City Limits 1962: Out of City Limits 1992: B-3 Service Business District Present: PAB Planned Business District ARC Arterial Road Corridor The subject property was annexed as part of the First Addition to the Fox River Business Center and zoned B-3 Service Business District in 1988 under Ordinance No. S12-88. In 1997, the planned development ordinance was amended to modify the site plan, landscape plan, building elevations, and off street parking regulations of the Holiday Inn • and Suites. These amendments were provided for in Ordinance No. G70-97. - 3 - Findings of Fact Planning& Zoning Commission Petition 08-12 March 5, 2012 • The development of the subject property is consistent with the commercial planned development requirements for the property, contained within ordinance G70-97. 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 to the north of the subject property, is zoned AB Area Business District and includes an undeveloped parcel of land and a restaurant. The area located to the west of the subject property; across North State Street/U.S. Route 31 are zoned CF Community Facility District and AB Area Business District. The CF District is developed with a church, the AB District is developed with a hotel, and empty outlot. The area located to the east of the subject property is zoned PAB Planned Area Business District. The PAB District is improved with a commercial/office subdivision known as the Elgin-O'Hare Business Center. • The area located to the south of the subject property is zoned AB Area Business District and is improved with commercial uses. 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 the North State Street/U.S. Route 31 corridor, in an area developing with commercial 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 applicant is requesting approval of a planned development in an existing PAB Planned Area Business 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: - 4 - Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 • 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 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the city of Elgin "Comprehensive Plan." The ARC overlay district is a zoning overlay district, and accordingly, the property located within the district shall be subject to the regulations of the underlying zoning district in which it is located. 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 providing for a development that meets a 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. • The subject property is located along North State Street/U.S. Route 31, a regional arterial road where a 45 mile per hour speed limit and a high volume of vehicular traffic is handled on a daily basis. The signage proposed for the property is directed at increasing the visual impact on the vehicle users on this section of roadway within the limited time drivers have to respond to visual cues. The applicant is proposing to reface one monument graphic along North State Street/U.S. Route 31 modify one monument sign along Airport Road, and increase the size of a wall graphic located on the north elevation of the building. 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 "Highway Commercial" in the City's adopted comprehensive plan. This designation includes commercial areas serving the surrounding neighborhood areas and larger trade areas connected via the arterial road network. 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. - 5 - Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 SFindings. 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. 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 is located, designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. The planned district ordinance is intended to prevent undue detrimental influence on the proposed internal land uses within the subject property and on surrounding properties. 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 departures from the standard requirements of the AB Area Business District Ordinance: A. Section 19.50.070: D.2., D.3. Maximum Number, Surface Area, and Height The applicant is requesting a departure for the quantity and size of monument graphics B. Section 19.50.080: D, E. Maximum Number, and Maximum Surface Area: The applicant is requesting a departure for the quantity and size of wall graphics • - 6 - Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 The existing and proposed signage is as follows. wall Total Graphic Monument Square Square Difference Graphic Total S q Ft Footage Footage over/under Graphic Type Area Currently Proposed Dimensions Current Approved by Approved Allowed by Allowable Ord G70-97 GNU 97 by EMC Petition Sq Ft #08-12 Monument-State St 288 120 288 18'h x 16'w 168 Monument-Entry-Airport Rd 208 0 89.16 10'h x 8'11'w 89.16 7'1"h x 7'1"w *Holiday Inn-South Elevation 276 0 93.54 and 93.54 2.708'h x16.017'w *Holiday Inn-Southwest 7'1"h x 7'1"w Elevation 358 120 93.54 and 2.708'h -26.46 x 16.017'w 10'1"h x 10'1"w *Holiday Inn-North Elevation 114 120 250 and 130 5'0"h x 29'9.5"w *Holiday Inn-East Elevation 114 0 0 n/a 0 • 496.00 862.00 360.00 814.24 0.00 454.24 *Note: Each building elevation/face is approximately 20,000 sq. ft. **Note: EMC 19.50 permits only two(2)wall graphics per occupant on the first floor 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 signage proposed for the property is directed at increasing the visual impact on the vehicle users on this section of roadway within the limited time drivers have to respond to visual cues. The applicant is proposing to reface one monument graphic (288 square feet) along North State Street/U.S. Route 31; replace one monument graphic (89.8 square feet) along Airport Road in addition six wall graphics are proposed totaling 437 sq. ft. on the entire building fagade. B. Summary of Unresolved Issues. There are no unresolved issues. - 7 - Findings of Fact Planning & Zoning Commission Petition 08-12 March 5, 2012 C. Summary of Alternatives. Other than an approval, a denial, or an approval with some combination of conditions, there are no substantive alternatives. RECOMMENDATION The Planning & Zoning Commission recommends approval of Petition 08-12. On a motion to recommend approval, subject to the following conditions, the vote was eight (8) yes and zero (0) no. 1. Substantial Conformance to the Petitioner's Statement of Purpose and Conformance, submitted with the development application, prepared by Kieffer & Co., Inc., dated received January 18, 2012. 2. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012. 3. Substantial Conformance to the letter prepared by Kieffer &Co., to the City of Elgin, dated received January 18, 2012. 4. Substantial Conformance to the sign packet sheets B61332, 136133213, 1361332C, • B61332D, 13613322E, B61332F, 1361332G, B61332H, 1361332J, B61332K prepared by Kieffer & Co., Inc. dated received January 18, 2012 and sheets HI-1001 labeled Holiday Inn Nested Layout with Monogram prepared by IHG InterContinental Hotels Group dated received January 18, 2012. 5. Substantial Conformance to Plat of Survey, prepared by Landmark Engineering Group, sheet 1 of 1 dated received January 18, 2012. 6. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012. 7. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 08-12 was adopted. Respectfully submitted: s/Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission • s/ Sarosh Saher Sarosh Saher, Secretary Planning and Development Commission - 8 -