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Home My WebLink AboutG11-15 Ordinance No. G11-15 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G40-06 (Starbucks Coffee; 815 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 redevelop a portion of the Meijer parking lot to construct a free-standing Starbucks Coffee store with a drive-through facility; and WHEREAS, after due notice in the manner provided by law, the Planning and Zoning Commission conducted a public hearing concerning said application on March 2, 2015; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted written Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed and concurs with the recommendations of the Community Development Department and 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 March 2, 2015, made by the Community Development Department and 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 to allow for the redevelopment of the specified portion of the Meijer parking lot to construct a freestanding Starbucks Coffee store with a drive-through facility subject to the following conditions: 1. Substantial conformance to the application and supporting documents submitted including but not limited to: a. Development Application dated received November 14, 2014; b. Meijer Letter of Authorization containing Owner's consent and disclosure prepared by Kurt Adams, Real Estate Manager, Meijer, dated November 12, 2014; c. Statement of Purpose and Conformance submitted by Justin Crable, Project Manager, Atwell LLC, dated revised January 20, 2015; and d. Real Estate Option Contract between VAQ, LLC, and Meijer Store Limited Partnership, dated October 29, 2014. 2. Substantial conformance to Site Development Plans (Sheets C-01, C-02, C-04, C- 05 and C-07), dated November 14, 2014, last revised on February 24, 2015, Site Layout Plan (Sheet C-03) dated November 14, 2014, last revised on March 27, 2015, and Landscape Plane (Sheet C-06) dated November 14, 2014, last revised on April 1, 2015; prepared by Justin Crable, Project Manager, Atwell LLC, subject to further revisions as required by the city engineer. 3. Substantial conformance to Building Exterior Elevations (Sheet A3-01) and Floor Plan (Sheet A2-01), prepared by B. Colburn, NORR Architects, dated November 6, 2014. 4. Substantial conformance to Proposed Photometric Plan (Sheet ES-02), prepared by R. Lacasse,NORR Architects, last revised on January 20, 2015. 5. Substantial conformance to Starbucks Wall Signage Drawings and Clearance Bar, submitted by Justin Crable, Project Manager, Atwell LLC. 6. Substantial conformance to Exterior Signage Starbucks Elgin, (Drawings No. AS- 03), prepared by NORR LLC, an Ingenium Group Company, last revised on March 30, 2015. 7. Substantial conformance to Starbucks Drive Thru Signage —Order Point Canopy Freestanding prepared by Hilton Displays, dated August 8, 2014, submitted by Nicole Jeffries, PE, Versa Development. 8. Substantial conformance the 1St Re-subdivision of Lot 1 of Woodbridge North Commercial Subdivision, prepared by Justin Crable, Project Manager, Atwell LLC, dated November 14, 2014, subject to further revisions as required by the city engineer. 9. 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 - 2 - 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. K.ptain, ayor Presented: April 22, 2015 Passed: April 22, 2015 Vote: Yeas: 8 Nays: 0 Recorded: April 22, 2015 4 OF Published: April 23, 2015 Attest: � i‘j6t.f4/ 44eX"il Ate'( Kimberly Dewis, City Clerk , i t;` <� - 3 - March 2, 2015 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, ILLINOIS SUBJECT Recommendation and findings of fact for Petition 56-14,an application by Versa Development for an amendment to the PAB Planned Area Business District Ordinance Number G40-06 and final plat at 815 South Randall Road,more commonly known as the Meijer Store. Specifically,the applicant intends to redevelop a portion of the Meijer parking lot to construct a free-standing Starbucks Coffee store with a drive-through facility. GENERAL INFORMATION Petition Number: 56-14 Requested Action: Amendment to PAB Ordinance Number G40-06 & Final Plat Current Zoning: PAB Planned Area Business District Existing Use: Grocery & Merchandise Retail Store w/an Outdoor Garden Center Property Location: 815 South Randall Road Applicant: Versa Development Owner: Meijer Stores Limited Partnership, a Michigan Corporation Staff Coordinator: Denise Momodu, Associate Planner LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Development Application and Statement of Purpose & Conformance w/Attachments Exhibit A Findings of Fact Petition 56-14 March 2, 2015 F. Related Correspondence G. Public Hearing Transcripts from March 2, 2015; and H. Draft Ordinance BACKGROUND An application has been filed by Versa Development, requesting approval to subdivide and redevelop a portion of the Meijer parking lot with a free-standing Starbucks Coffee store and a drive-through facility. The property is located at 815 South Randall Road. The proposed redevelopment requires an amendment to ordinance number G40-06 through the public hearing process and city council approval. Versa Development wishes to subdivide and create an outlot for the construction of a 1,851 square foot free-standing commercial building that will include a drive-through facility,300 square feet of outdoor seating,and surface parking lot.The highly visible site is located north of the right-in-right- out access point along Randall Road within the Meijer Grocery Store parking lot. Within the proposed development,the applicant proposes pedestrian connectivity through the use of pedestrian path-ways connecting the restaurant to the city sidewalk along Randall Road and bicycle racks near the entrance of the building.Ten trees and 105 shrubs will be installed as part ofthe redevelopment. The construction of the commercial building will be a high-quality, all-masonry construction with architectural features such as metal coping, brick solider course, pre-cast stone accent banding, decorative wall fixtures, and fabric awnings. The trash enclosure will be constructed of masonry materials matching the building and be fully landscaped on 3 sides. The proposed hours of operation are Monday—Saturday from 5:00 A.M.to 10:00 P.M.and Sundays from 6:00 A.M.until 9:00 P.M. Peak hours are expected to be from 6:30 a.m.to 9:30 a.m.,with the highest volume occurring from 7:00 a.m.to 9:00 a.m. The business will employ approximately six persons. Versa Development will own and maintain the site with Starbucks occupying the building as their tenant. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 56-14 on March 2,2015. Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Planned Development Review to the Planning&Zoning Commission dated March 2, 2015. 2 Findings of Fact Petition 56-14 March 2, 2015 The Community Development Department and the Planning&Zoning Commission have made the following general findings regarding the standards for planned developments as outlined within § 19.60.040: A. Site Characteristics Standard. The suitability of the subject property for the intended planned development, with respect to its size, shape and any existing improvements. Findings: The proposed planned development meets the site characteristic standard as no site characteristic would impede the redevelopment as proposed within the application. The subject property is located on Lot 1, of the approximately 49 acre Woodbridge North Commercial Subdivision. Approximately 26 acres of land is improved with a 213,831 square—foot grocery and merchandise retail store with outdoor garden center,a 400 square— foot gas station and convenience store and an approximately 1.5 acre vacant parcel, all owned and operated by Meijer, Inc. Lot 2, the other principal lot within Woodbridge North Commercial Subdivision, is improved with a lumber, building material, hardware and garden supply store owned and operated by Menard, Inc, d/b/a 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—foot anchor store,a 17,992 square—foot accessory garden center and outdoor storage yard,and off-street parking.A 26,078 square—foot warehouse addition was recently approved by city council. 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 intended planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities. Findings: The planned development meets the sewer and water standard as 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. 3 Findings of Fact Petition 56-14 March 2, 2015 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: Lot 1 of the Woodbridge North Commercial Subdivision has frontage along Randall Road and College Green Drive. Randall Road is a regional arterial road serving the west side of Elgin and areas beyond. College Green Drive functions as a collector street between South McLean Boulevard and Randall Road. The primary access point to the subject property is provided via a right-in-right-out from Randall Road by way of the private driveways providing connectivity between the various parking areas within the subdivision. To accommodate the redevelopment of the site,a portion of the Meijer parking containing at least 45 parking stalls will need to be removed. The parking lot in front of the Meijer's grocery store was over-built by 93 parking spaces,leaving a net excess of 48 on Lot 1,which will continue to satisfy the parking demand for the Meijer's store.Therefore,the number of parking spaces within the subdivision will continue to remain in compliance with the originally approved planned development. The proposed site plan is required to provide 31 off-street parking stalls. The applicant is requesting a reduction in the number of off-street parking stalls to 18 stalls based on a well- established business model that a majority of Starbuck's business is conducted at the drive- through window versus customers entering the facility,thereby reducing the demand for off- street parking. Notwithstanding, should additional parking ever be necessary, the Meijer parking lot has both regulatory and demand capacity to handle more vehicles. In return, Starbucks is adding more green space and landscaping than was previously at this corner. 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 S 1-90. 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 4 Findings of Fact Petition 56-14 March 2, 2015 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. Another amendment in 2006 through Ordinance No. G40-06 allowed for construction of the garden center addition to the Menard's Store.The most-recent amendment of Ordinance No.G40-06 through Ordinance No. G33-14 allowed the expansion of the Menard's Store and lumber yard. 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. Findings: The subject property 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 within the Columbine Subdivision. The area south of the Woodbridge North Commercial Subdivision and across Bowes Road is zoned PAB Planned Area Business District and 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 continues to develop 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. 5 Findings of Fact Petition 56-14 March 2, 2015 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 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. The proposed redevelopment of site with a Starbucks Coffee shop requires planned development approval through an 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 cities 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, and 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: An existing wetland is located to the immediate southeast of the subject property. The wetland area also provides stormwater detention for the commercial subdivision. Otherwise,the subject property contains no significant natural features.The redevelopment 6 Findings of Fact Petition 56-14 March 2, 2015 will not require modification of the stormwater detention facilities as they were designed to accommodate greater capacity of stormwater run-off. J. Internal Land Use Standard. The suitability of the subject property for the proposed 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 proposed redevelopment is designed in substantial conformance with Ordinance No. G40-06 and other generally applicable zoning and subdivision standards. 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. The applicant is requesting several departures from the zoning ordinance. First,the zoning ordinance requires 31 parking stalls to be installed based on the proposed site plan. However, based corporate experience that a majority of Starbucks' business is conducted at the drive-through window versus customers entering the facility,thereby reducing the demand for off- street parking,the applicant proposes to install 18 parking stalls. Second, the applicant proposes to divide their maximum allowable surface area over six wall graphics whereas the zoning ordinance would limit that number to three(two wall graphics plus one along the rear elevation per ground floor occupant). No departure from the maximum allowable surface area of wall graphics is being requested.More so,he tenant is entitled to one 80 square-foot, free-standing monument graphic along Randal Road, but has indicated they will not be requesting such a graphic. Instead, Starbucks will place signage on the existing Meijer/Menards shopping center sign located south of the right-in-right-out access point along Randall Road. Next, the applicant proposes to divide their maximum allowable surface area for drive-through facility graphics over three graphics whereas the zoning ordinance permits a maximum of two per business,not to exceed 60 square feet each.No departure from the maximum allowable surface area of drive-through facility graphics is being requested. Fourth, due to site constraints the applicant is requesting a departure from the requirements regarding stacking spaces for the service window of the drive-through facility.The zoning ordinance 7 Findings of Fact Petition 56-14 March 2, 2015 requires that at least ten stacking spaces be provided that do not"interfere with the accessibility of approaches,driveways,aisles or stalls". While the site plan provides space on the Starbucks parcel that would accommodate as many as 16 stacked vehicles,only 7 spaces are completely clear of any parking area.Starbucks experience is that the peak number of vehicles stacked at their drive-through windows is 7-8. Notwithstanding, in the unlikely event that more than 8 vehicles use this drive- through facility at any one time, any negative impact will not spill over to the Meijer property. RECOMMENDATION DETAIL The Community Development Department recommends the approval of Petition 56-14, subject to the conditions.The Planning and Zoning Commission concurred with the Community Development Department and recommended the approval of Petition 56-14. On a motion to recommend approval, subject to the conditions outlined by the Community Development Department,the vote was four(4) yes, and two (2) no. 1. Substantial conformance to the application and supporting documents submitted as follows: a. Development Application dated received November 14, 2014. b. Meijer Letter of Authorization containing Owner's consent and disclosure prepared by Kurt Adams,Real Estate Manager,Meijer,dated November 12, 2014. c. Statement of Purpose and Conformance submitted by Justin Crable, Project Manager, Atwell LLC., dated revised January 20, 2015. d. Real Estate Option Contract between VAQ,LLC.,and Meijer Store Limited Partnership, dated October 29, 2014. 2. Substantial conformance the 1st Re-subdivision of Lot 1 of Woodbridge North Commercial Subdivision,prepared by Justin Crable,Project Manager,Atwell LLC., dated November 14,2014,with revision as required by the Community,Engineering, Water, Fire and Legal Departments. 3. Substantial conformance to Site Development Plans (Sheet C-01 thru C-07), prepared by Justin Crable,Project Manager,Atwell LLC.,dated November 14,2014 and last revised on February 25, 2015. 4. Substantial conformance to Building Exterior Elevations (Sheet A3-01) and Floor Plan(Sheet A2-01),prepared by B.Colburn,NORR Architects,dated November 6, 2014. 5. Substantial conformance to Proposed Photometric Plan(Sheet ES-02),prepared by R. Lacasse,NORR Architects, last revised date January 20, 2015. 8 Findings of Fact Petition 56-14 March 2, 2015 6. Substantial conformance to Starbucks Signage Standards Drawings and Drive Thru Signage, submitted by Justin Crable, Project Manager, Atwell LLC. 7. Conformance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 56-14 was adopted. s/Robert Siljestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/Dave Waden Dave Waden, Secretary Planning & Zoning Commission 9 ' ' 4 4 VO. , \V" 46•1111**VIII g_ Icy," c)• Spartan_Green.Dr S I ._ . . , . .. _ . Q.. - • a. cz,„, -_ . �I, . ...,, , ,,,_____7,,N. , � � 111111.1L �1 1111( G`� T Subject Property +fit; \-el Muirfield_Cir - - let ✓ Petition 56-14 �,�� A. 1 1 ,,,:,1; 1111,x, Auk .1 N. 40\C- 1 '."` 33s _College Green 41 �/�all Nei in tø Mil FoX 1/ a o , .l .� glove CL .•.® WI 17*. l---,�.�. . 141111 0 Malik• 1 IF U 1�� e s a bii 11�r. , . ... . . ,,-..., .....,, „ , , 4I , ,, , , iv ,„,,e, „,,w,Jim AS Eli t„.. v .y �� ♦ ∎ _ in o'er - 4 � / �_ E' V WA • _-_■ am wilr IL AN) millio i - - 1 - ' Nip ,4.. did ,,v, rcf_i L / rrl I2 _---- Bowes Rd rt ____ r , ,k RP 1 0 , _il. ,Q°. ,ak"Nantucket ="AM*t ' 11111r 4gball - • . It. --,- t _ Dr e pa ,, ,nn,� ...„ . �, ,. ..Delta Dr:�*.k ',.. +PI N I ririi A I It* -1- i i CV 'llTh ' EXHIBIT Aerial/Location Map N WE 5 Map prepared by City of Elgin 0 125 250 500 750 °Feet Department of Community Development 0 it C or co#09e GBrighton Ct CO V i n tii RC1 PCF i_ et ok t�1 e�� che�sea ci =MA v het Get `,I 5 , Subject Property �s�`s r Petition 56-14 isor A I 'p■V 1 i 1 ......._ .. Eli i II = ibm. - 1 mai �� II 1 1' �- Foxg/ove Ct RC1 Legend ' to OResidence Conservation 1 IIIW ti Q Residence Conservat on 2 C O Residence Conservation 3 O Ct Planned Residence Conservation O Single Family Residence 1 iii OSingle Family Residence 2 Q Planned Single Family Residence 2 la MINT IIITwo Family Residence 11.1 Multiple Family Residence ill -Planned Multiple Family Residence g Star Ct OResidence Business Planned Residential Business Carlsbad Ct -Neighborhood Business Planned Neighborhood Business Iii -Area Business III 1.1 Planned Area Business -Center City 1 . -Center City 2 ■ -Planned Center City -Office Research Industrial -Planned Office Research Industrial IIP -General Industrial 101 I.Planned General Industrial -CommercialIndustrial ■ ,/(�-'�� IN Planned Community Facility AZT -Community Facility . -Fox River Preservation Sgg -Planned Center City 2 ■ cmPlanned Single Family Residence 1 IIII Planned Two Family Residence Bowes Rd EXHIBITS Zoning Map " W+E S Map prepared by City of Elgin 0 80 160 320 480 640 1 IFeet Department of Community Development it — 0 V C 'i /ig i Q iii J College Green Dr L. is y Os 'o % � O __ a5t 1 et G t Subject Property ,.°` 815 S. Randall Rd. Petition 56-14 441iii Cr 0628127065 ea V ea ea fa I — / Cr Z Foxglove Ct 4 m c E Z 0 u 11(......mal"......... Shooting Star Ct t e Of n EXHBIIT C Parcel Map N A City of Elgin 0 62.5 125 250 375 500 Department of Community Development 1 'Feet SITE LOCATION EXHIBIT D 815 South Randall Road Petition 56 -14 j -MI I G . .nr... > -,G.. t1 � N., 1 ve t *L . r • Site Location k .. 1 r -• -� y. /. 'a .: .r s ' 311. , 1 . 1 0 A Aerial View SITE LOCATION EXHIBIT D 815 South Randall Road Petition 56-14 x c � ll ��. . ._. �i, � I` • , . .44,4 Yr . " }..... View of site looking East from Randall Road y -r t o .;r x ,..',,-.., � a A s i i - 1 1 , View of site looking Northeast from Randall Road