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Home My WebLink AboutG33-14 Ordinance No. G33-14 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G40-06 (Menards - 825 South Randall Road) WHEREAS, the territory herein described has been classified in the PAB Planned Area Business District under Ordinance No. G40-06 within the subdivision commonly known as Woodbridge North Commercial Center; and WHEREAS, written application has been made to amend PAB Planned Area Business District No. G40-06, to permit the expansion of the existing building and lumber yard; and WHEREAS, after due notice in the manner provided by law, the Planning and Zoning Commission 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, Illinois, has reviewed the findings and recommendations of the Planning and Zoning 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 June 2, 2014, made by the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G40-06 entitled "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," passed May 24, 2006, be and is hereby amended only as set forth in this ordinance as follows: Section F. — Land uses, Subparagraph a. — Permitted Uses; shall be amended to include the following land use under the "Construction Division" General warehousing and storage, but not including "warehousing, self-storage" and explicitly ancillary to the existing retail land uses on the subject property (4225) And subject to the following conditions: 1. Substantial conformance to the application and supporting documents submitted as follows: a. Development Application dated April 18, 2014 b. Affidavit containing Owner's consent and disclosure prepared by Thomas W. O'Neil, Real Estate Acquisitions, Menard, Inc., dated April 4, 2014 C. Statement of Purpose and Conformance prepared by Thomas W. O'Neil, Real Estate Acquisitions, Menard, Inc., dated received May 27, 2014 2. Substantial conformance to the development plan documents prepared by Craig R. Knoche & Associates as follows: a. Land Title Survey dated January 17, 2013 b. Site Plan Sheet C.1.1 dated April 19, 2014 and last revised on May 21, 2014 c. Proposed Site Landscape Plan dated May 27, 2014 d. Proposed Building Elevation dated May 27, 2014 e. Supplemental Stormwater Management report for Menards Woodbridge Commons, dated April 18, 2014. 3. Photometric plan prepared by "Visual" dated April 16, 2014. 4. Conformance 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. G40-06. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 2 and the allowances and departures described and provided thereon, and Ordinance No G40-06,this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. Kapt ' , Ma r Presented: June 25, 2014 Passed: June 25, 2014 Omnibus Vote: Yeas: 9 Nays: 0 • Recorded: June 25, 2014 Published: June 27, 2014 Attest: Kimberly Dewis, City C er June 2, 2014 PLANNING & ZONING COMMISSION FINDINGS OF FACT AND RECOMMENDATION OVERVIEW Menard, Inc., a Wisconsin corporation, requests an amendment to PAB Planned Area Business District Ordinance Number G40-06, to allow for the expansion of the store building and lumber yard; at the property located at 825 South Randall Road. The Planning & Zoning Commission recommends approval of the requested application, subject to the conditions outlined at the end of this report. GENERAL INFORMATION Petition Number: 19-14 Requested Action: Amendment to PAB Ordinance Number G40-06 Current Zoning: PAB Planned Area Business District Existing Use: Lumber, Building Material, Hardware and Garden Supply Store Property Location: 825 South Randall Road Applicant and Owner Menard, Inc. Staff Coordinator: Sarosh B. Saher, AICP, Senior Planner LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Application, Statement of Purpose & Conformance, and Development Plan F. Draft Ordinance Exhibit A Recommendation & Findings of Fact Planning & Zoning Commission Petition 19-14 June 2, 2014 BACKGROUND Menard's wishes to add an addition to the existing store building and expand the existing lumber yard adjacent to the building. The building expansion will take place towards the north lot line for a distance of 85'-6" in a design that matches the existing building in material, color and texture. The 85'-6"x305' (26,078 square feet) addition proposed to be used for warehousing building material will be designed to be flush with the front elevation of the building, but set back approximately 25 feet from the rear elevation, placing its rear wall approximately 92.68 feet from the rear lot line. To accommodate the building expansion, the portion of the existing lumber yard that is currently located to the north of the building will be relocated further north for a maximum width of 116.47 feet. The area within the expanded lumber yard is designed to allow for trucks dropping off merchandise to easily access and leave the yard, as well as allow customers to drive up to the loading areas to pick up larger items of merchandise. The fence and curb racking that currently exists along the side and rear of the building will be extended in the same design, material, height and configuration around the expanded area. The approximately 38 feet wide landscaped area between the subject property and the residential properties to the east will continue to be maintained along the added frontage of the lumber yard fence to provide the necessary buffer between the subject property and residential properties. Additional landscape material will also be installed in the vehicle use area that separates the proposed lumber yard and parking lot to the north. The expansion of the lumber yard is proposed to be located on property that was recently acquired by the applicant from the property owner(Meijer's)to the north. The existing garden center and yard were approved through planned development ordinance number G40-06 dated May 24, 2006. This ordinance controls the land use, design and operation of the entire commercial subdivision commonly known as Woodbridge North Commercial Subdivision. The currently proposed expansion of the building and lumber yard requires an amendment to this planned development ordinance through the public hearing process and city council approval. FINDINGS ON THE STANDARDS FOR PLANNED DEVELOPMENTS The Planning & Zoning Commission has developed the following findings regarding the standards for Planned Developments for this application. A. Site Characteristics Standard. The suitability of the subject property for the proposed planned development, with respect to its size, shape and any existing improvements. Findings: The subject property is located on Lot 2 of the approximately 49 acre Woodbridge North Commercial Subdivision and is improved with a lumber, building material, hardware and garden supply store owned and operated by Menard, Inc, dlbla Menard's. The lot is one of two principal lots within the subdivision, containing an area of 13.71 acres and is improved with an approximately 160,680 square feet anchor store 2 Recommendation & Findings of Fact Planning & Zoning Commission Petition 19-14 June 2, 2014 and 17,992 square feet accessory garden center and outdoor storage yard, and off-street parking. The proposed 26,078 square feet warehouse addition will occupy approximately 14%of the total floor area of the store. Lot 1, the other principal lot within Woodbridge North Commercial Subdivision containing an area of approximately 26 acres of land is improved with a 213,831 square feet grocery and merchandize retail store with outdoor garden center, a 400 square feet gas station and convenience store and an approximately 1.5 acre vacant parcel, all owned and operated by Meijer, Inc. Woodbridge North Commercial Center also contains a number of outlots located to the west and south of Lot 2 that are improved with a bank (PNC Bank), a fast food restaurant (Wendy's Restaurant), an automotive repair and parts supply store (Discount Tire Co.), and two multi-tenant buildings containing retail and service uses and their associated parking lots. B. Sewer and Water Standard. The suitability of the subject property for the proposed planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities. Findings: The subject property and the other lots in the Woodbridge North Commercial Subdivision are served with sanitary sewer, water and stormwater management systems that were designed to serve the shopping center. Stormwater management is provided within an approximately 5 acre regional detention area located at the southeast corner of the commercial subdivision and is designed and maintained in compliance with the Kane County storm water management requirements. C. Traffic and Parking Standard. The suitability of the subject property for the proposed 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 Woodbridge North Commercial Subdivision has frontage along Randall Road, which is a regional arterial street serving the west side of Elgin and areas beyond. The subdivision also has frontage on Bowes Road and on College Green Drive. Bowes Road functions as an arterial street between South McLean Boulevard and areas to the west of Randall Road. College Green Drive functions as a collector street between South McLean Boulevard and Randall Road. Primary access points to the subdivision are provided from Randall Road to the west, Bowes Road to the south and College Green Drive to the north. An additional right-out only is provided onto Randall Road from Lot 1 (Meijer's) and an additional right-in only access from Bowes Road is provided to the multi-tenant building and discount tire retail store located on the south side of the subdivision. The gas station location at the northwest corner of Lot 1 (Meijer's) has direct access from College Green Drive. The 3 Recommendation & Findings of Fact Planning& Zoning Commission Petition 19-14 June 2, 2014 private driveways between the principal lots and outlots provide connectivity between the various parking areas within the subdivision. The two principal lots also referred to as anchor lots and the seven outlots are currently designed with 1,868 parking spaces within the subdivision. Parking is currently provided in compliance with the approved planned development. The proposed expansion of the building and lumber yard will require the removal of 40 existing parking spaces located north of the exiting building. The approved planned development provided for 1,562 constructed parking spaces for the two anchor stores. However, the parking lot in front of the Meijer's grocery store on Lot 1 was over-built by 93 parking spaces. Menard's currently proposes to add 5 parking spaces at the rear of the building, leaving a net excess of 58 (93-40+5)parking spaces within the subdivision. The number of parking spaces within the subdivision will therefore continue to remain in compliance with the approved planned development. Menard's has additionally indicated that the remaining 427 parking spaces available in front of the store are consistent with the development of their stores in the Chicagoland region, and will continue to satisfy the parking demand for this store. D. Zoning History Standard. The suitability of the subject property for the proposed planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings: The Woodbridge North Commercial Subdivision was annexed to the city on February 4, 1990 as part of the Woodbridge North annexation through ordinance 51-90. The property was zoned B-3 Service Business District with a special use for a commercial planned development. The property was reclassified to PAB Planned Area Business District in 1992, as a part of a comprehensive amendment to the zoning ordinance. Classification of the property within a planned district ensured that future development of the site could only be approved through the planned development process requiring a public hearing and city council approval. The PAB Ordinance was amended in 1999 through Ordinance No. G45-99 to provide for the development of the Meijer and Menard's stores (completed in 2000 and 2001 respectively) and then again in 2002 through Ordinance No. G 15-02, to provide for the construction of the multi-tenant commercial building at the southwest corner of the subdivision. The ordinance was most recently amended in 2006 through Ordinance No. G40-06 to allow for construction of the existing 17,992 square feet garden center addition to the Menard's Store. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the proposed planned development with respect to consistency and compatibility with surrounding land use and zoning. 4 Recommendation & Findings of Fact Planning& Zoning Commission Petition 19-14 June 2, 2014 Findings: The subject property (Lot 2) is located within the Woodbridge North Commercial Subdivision. The subdivision is anchored by the Meijer and Menard's stores, and includes a variety of other retail and commercial service uses located on outlots in the subdivision. The Woodbridge North Commercial Subdivision is bounded on the north and east by areas zoned within a PRC Planned Residence Conservation District. These areas are improved with townhome developments — Townhomes of Woodbridge to the north and Sierra Ridge townhomes to the east. The Woodbridge North Commercial Subdivision is bounded on the west and across Randall Road, by a church and a single family home that are both located within unincorporated Kane County. The remaining areas to the west are zoned SFR2 Single Family Residence District and contain single-family homes developed within Columbine Subdivision. The area immediately west, southwest and south of the Woodbridge North Commercial Subdivision is zoned PAB Planned Area Business District. The area immediately west contains the unimproved commercial subdivision known as Randall Commons Subdivision and a restaurant d/b/a Nick's Pizza. The area to the south west is improved with the Sam's/Walmart Subdivision containing the anchor retail store of those names. The outlots within the subdivision are improved with a retail center and restaurant developed by Portillo's, a gas station owned and operated by Sam's Club and a number of undeveloped outlots. The Woodbridge North Commercial Subdivision is bounded on the south across Bowes Road by Elgin State Bank Plaza Subdivision. This subdivision is improved with a bank (Elgin State Bank), a child daycare services facility (KinderCare) and a retail/office subdivision known as Bowes Commons. F. Trend of Development Standard. The suitability of the subject property for the proposed planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. Findings: The subject property is located along a portion of South Randall Road, which is developing as a commercial corridor. G. Zoning Districts Standard. The suitability of the subject property for the proposed planned development 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 PAB Planned Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a regional supporting population, subject to the provisions of Chapter 19.60, Planned Developments. A PAB 5 Recommendation & Findings of Fact Planning & Zoning Commission Petition 19-14 June 2, 2014 zoning district is most similar to, but departs from the standard requirements of the AB zoning 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. Findings: The subject property has been zoned PAB Planned Area Business District since 1992 and is located within the ARC Arterial Road Corridor District. Menard's was approved to construct the existing store and garden center addition through planned development approval. The proposed warehouse building and lumberyard addition requires planned development approval through amendment of the PAB ordinance Number 40-06. H. Comprehensive Plan Standard. The suitability of the subject property for the proposed planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings: The subject property is designated as "Highway Commercial" within the city's approved 2005 Comprehensive Plan and Design Guidelines. Areas designated Highway Commercial typically serve 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. I. Natural Preservation Standard. The suitability of the subject property for the proposed planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings: There is an existing wetland located to the immediate southeast of the subject property. The wetland area also provides stormwater detention for the commercial subdivision. Otherwise, there are no significant natural features on the subject property. The addition of impervious areas resulting from the proposed building and outdoor paved yard will not require modification of the stormwater detention facilities as they were designed to accommodate greater capacity of stormwater run-off. 6 Recommendation & Findings of Fact Planning & Zoning Commission Petition 19-14 June 2, 2014 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 planned development ordinance and the generally applicable zoning and subdivision standards are intended to prevent undue detrimental influence on the proposed internal land uses and on surrounding properties. The commercial subdivision is designed in substantial conformance with Ordinance No. G40-06, and other generally applicable zoning and subdivision standards. In particular, the developer was required to maintain an extraordinary visual and light buffer from the residential development to the east through the establishment of a landscape area. Menard's will add additional plant material to the existing landscape buffer along the frontage of the expanded lumber yard fence along the east lot line to continue the screening effect of the buffer. Additionally, the site lighting photometric plan of the proposed expansion area indicates that the amount of"light trespass" that will spill over onto the adjacent residentially zoned property is indicated at 0.1 horizontal foot-candles. This is less than the maximum allowable light trespass of 0.5 horizontal foot-candles permitted by the zoning ordinance. As currently existing, the townhomes are set back approximately 60 feet on average from the 38 foot wide buffer, placing them 98 feet back from the fence that currently surrounds the existing outdoor lumber yard. In the area where the yard is proposed to be expanded, the townhomes are set back approximately 130 feet from the existing 38 foot wide buffer placing them approximately 168 feet from the edge of the lumber yard and will therefore be minimally affected by the proposed expansion. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The development was previously approved with departures to provide for the anchor stores, garden centers and parking lots. The existing garden center was constructed without the need for any departures from the site design requirements of the zoning ordinance and is proposed to be expanded without the need for additional design departures. However, the applicant is requesting a departure to provide for the proposed "warehousing" land use within the addition. Since the warehousing land use is proposed to occupy 14%of the overall floor area of the store, it cannot be considered "accessory" (by definition— less than 10%) to the existing retail land use and therefore must be considered a component land use within the store and provided for as a departure. Specifically, the land use entitled "General warehousing and storage, but not including "warehousing, self-storage" (4225) and explicitly ancillary to the existing retail land uses on the subject property" will be included as a permitted use. The 7 Recommendation & Findings of Fact Planning & Zoning Commission Petition 19-14 June 2, 2014 warehouse addition will be used to store larger bulky items that are currently housed within the store and will be accessible by both customers and store representatives. RECOMMENDATION On a motion to recommend approval of Petition 19-14, the Planning & Zoning Commission voted five(5)yes, one (1) no, and subject to the following conditions: 1. Substantial conformance to the application and supporting documents submitted as follows: a. Development Application dated April 18, 2014 b. Affidavit containing Owner's consent and disclosure prepared by Thomas W. O'Neil, Real Estate Acquisitions, Menard, Inc., dated April 4, 2014 C. Statement of Purpose and Conformance prepared by Thomas W. O'Neil, Real Estate Acquisitions, Menard, Inc., dated received May 27, 2014 2. Substantial conformance to the development plan documents prepared by Craig R. Knoche &Associates as follows: a. Land Title Survey dated January 17, 2013 b. Site Plan Sheet C.1.1 dated April 19, 2014 and last revised on May 21, 2014 C. Proposed Site Landscape Plan dated May 27, 2014 d. Proposed Building Elevation dated May 27, 2014 e. Supplemental Stormwater Management report for Menards Woodbridge Commons, dated April 18, 2014. 3. Photometric plan prepared by "Visual" dated April 16, 2014. 4. Conformance with all applicable codes and ordinances. s/ Bob Siliestrom Bob Siljestrom, Chairman Planning& Zoning Commission s/Dave Waden Dave Waden, Secretary Planning& Zoning Commission 8 Foxglove Ct • �ronado Ct IA- I• O '�d`.Fk Carlsbad C _ Joe Q) m i t _. ... Bow R d es =r 3 / , i ti '=1 ti Delta Dr ' I f ( ' Coral Cv WA t n r . r•r. _ WE gap ltl� i�� • ��1111111111111111111/ll//i � �j ► �� If1111111111111111111111 1111//�� WON ME 111.11 we I Petition 1 ' 4 �i � � fit'�,r• • -o=wn �....�,� ILegend Residence Conservation 1 Residence Conservation 2 [=Residence Conservation 3 ,[=Planned Residence Conservation Single Family Residence I Single Family Residence 2 Planned Single Family Residence 2 Two Family Residence Multiple Family Residence Planned Multiple Family Residence Residence Business Planned Residential Business Neighborhood Business Planned Neighborhood Business Area Business Planned Area Business Center City 1 Center City 2 Planned Center City Office Research Industrial Planned Office Research Industrial General Industrial Planned General Industrial Commercial Industrial Planned Community facility Community Facility Fox River Preservation Planned Center City 2 Planned Single Family Residence 1 �C3PIanned Two Family Residence - �- � �� s -�11111�►r �; � !.�� il,:X111►�,�I, .� ��► ,�♦ X1111 - ►� 13 ■�.. =I �11� • �/ VIII �11��'�I/��AI■+ �� • ��► r'�i�11■ : r ►I►��j� �!111� ��; ■ �I� •�r1111 ��': ��► . �� ^ 1 r�� 11111►�� 11111111►�� Subject Property 825 S Randall Rd 06-28-127-066 Petition 19-14 d ct 06-28-176-069 c Bowes Rd EXHBIIT C Parcel Map N A City of Elgin 0 37.5 75 150 225 300 Department of Community Development Feet Ae Id SITE LOCATION EXHIBIT 825 South Randall Road Petition 19-14 View of Store from Randall Road View of Store from Bowes Road r i i Views of existing Lumber Yard and expansion area SITE LOCATION EXHIBIT 825 South Randall Road Petition 19-14 w _ Views of Property from adjacent Residential properties to the East x, Views of Landscape buffer area