Loading...
HomeMy WebLinkAboutG56-18Ordinance No. G56 -18 AN ORDINANCE AMENDING ORDINANCE NO. G9 -01 FOR A PORTION OF A PAB PLANNED AREA BUSINESS DISTRICT (351 -365 South Randall Road) WHEREAS, the territory herein described has been classified in the PAB Planned Area Business District, and is subject to the requirements of Ordinance No. G9 -01; and WHEREAS, written application has been made to amend Ordinance No. G9 -01 to allow additional permitted uses, and to allow certain conditional uses on Lot 2 and the portion of Lot 3 described herein of College Park Square Subdivision in the PAB Planned Ara Business District established by Ordinance No. G9 -01; and WHEREAS, the zoning lot with the building containing the premises at 351 -365 South Randall Road is legally described in Ordinance No. G9 -01 (the "Subject Property "); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on August 6, 2018 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their 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 articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PAB Planned Area Business District established by Ordinance No. G9 -01 pertains to the government and affairs of the city. 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 August 6, 2018, and the recommendations 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 the amendatory provisions of this ordinance shall apply to the portion of the Subject Property commonly known as 351 -365 South Randall Road, commonly identified by the Kane County Property Index Number 06 -21- 152 -002, and 06 -21- 152 -040, and legally described as follows: PARCEL ONE: LOT 2 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF PART THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THIRD PRINCIPAL MERIDIAN, THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL TWO: THAT PART OF LOT 3 IN COLLEGE PARK SQUARE, BEING A SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 3; THENCE SOUTH 00 DEGREES 00 MINUTES 30 SECONDS WEST ALONG THE EAST LINE OF SAID LOT 3 A DISTANCE OF 86.67 FEET; THENCE NORTH 82 DEGREES 13 MINUTES 49 SECONDS WEST A DISTANCE OF 314.37 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT 3 THAT IS 38.19 FEET SOUTHERLY, AS MEASURE ALONG SAID WESTERLY LINE, FROM THE NORTHWEST CORNER OF SAID LOT 3; THENCE NORTH 07 DEGREES 46 MINUTES 11 SECONDS EAST, ALONG SAID WEST LINE, A DISTANCE OF 38.19 FEET TO SAID NORTHWEST CORNER OF LOT 3; THENCE NORTH 88 DEGREES 46 MINUTES 41 SECONDS EAST, ALONG THE NORTHERLY LINE OF SAID LOT 3 A DISTANCE OF 306.41 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL THREE: RECIPROCAL EASEMENT IN, TO, OVER AND ACROSS THE LAND DESCRIBED IN OPERATION AND EASEMENT AGREEMENT BY AND BETWEEN ARON PARTNERSHIP I LLC AND ROBER ARCARO DATED FEBRUARY 28, 2003 AND RECORDED MARCH 12, 2003 AS DOCUMENT 2003K041275. (Commonly known as 351 -365 South Randall Road and hereinafter referred to as Lot 2 and the Subject Portion of Lot 3) Section 3. That Section 6. E. of Ordinance No. G9 -01, which regulates "Land Use" in the PAB Planned Area Business District of the Subject Property, is hereby amended with respect to Lot 2 and the Subject Portion of Lot 3 as described in Section 2 of this ordinance to read as follows: The Development of Lot 2 and the Subject Portion of Lot 3 in this PAB Planned Area Business District as described in Section 2 of this ordinance shall be limited to the following -2- enumerated "land uses" [SR] as the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PAB Planned Area Business District: Permitted Uses. Those land uses enumerated as permitted uses within the AB Area Business District, Section 19.40.430. A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time, except: 1. Second floor apartment dwellings. 2. Automotive renting and leasing without drivers. 3. Ballroom and dance hall operation. 4. Motion picture theaters. 5. Liquor stores. 6. Mobile home dealers. 7. Motor vehicle dealers 8. Outdoor eating and drinking facilities. 9. Used building materials. 10. Amateur radio antennas. 11. Radio and TV antennas. 12. Satellite dish antennas. 13. Drive thru facilities. Conditional Uses. The following land uses shall be the only land uses allowed as "conditional use" [SR] in this PAB Planned Area Business District: 1. Billiard and pool halls (7999) 2. Bingo parlors (7999) 3. Child daycare services (835) 4. Churches, convents, monasteries, and temples (8661) 5. Coin operated amusement establishments (7993) 6. Dance studios and schools (791) 7. Individual and family social services (829) 8. Membership organizations (86) 9. Membership sports and recreation clubs (7997) 10. Other schools and educational services (829) 11. Physical fitness facilities (7991) 12. Package liquor sales establishments [SR] (5921) 13. Courier services (4215) Section 4. That Section 6. C. of Ordinance No. G9 -01, which regulates "Site Design ", is hereby amended by relettering such section to Section 6.F. and by amending such section with respect to Lot 2 and the Subject Portion of Lot 3 as described in Section 2 of this ordinance by adding the following additional conditions: In this PAB Planned Area Business District, except as otherwise provided for herein, the development of Lot 2 and the Subject Portion of Lot 3 as described in Section 2 of this ordinance shall be subject to the following additional conditions: -3- 9. Substantial conformance to the Development Application submitted by LAD Properties, LLC, as applicant and property owner, received July 9, 2018, and supporting documents including: a. A letter from Scott G. Richmond, Esq. regarding 351 -365 Randall Road, Elgin, IL 60123, dated June 21, 2018; b. Undated list of Proposed Additional Permitted and Conditional Uses per Map Amendment, received July 17, 2018; c. Undated Statement of Purpose and Conformance, received June 21, 2018. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 10. Compliance with all applicable codes and ordinances. Section 5. That except as amended herein, the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G9 -01. In the event of any conflict between this ordinance and Ordinance No. G9 -01, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. /J —David J. /Kaptat , Maror Presented: September 26, 2018 Passed: September 26, 2018 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: September 26, 2018 Published: September 28, 2018 A st Kimberly Dewis, Ci lerk EXHIBIT A August 6, 2018 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 23 -18 and 26 -18 an application by LAD Properties, LLC, as applicant and property owner, is (1) requesting approval of an amendment to the existing PAB Planned Area Business District, PCF Planned Community Facility District, and PMFR Planned Multiple Family District Ordinance No. G9 -01 to allow additional permitted and conditional uses, and (2) requesting a conditional use for an "other school and educational service ", all of which is necessary to establish Kumon Center, a facility providing after- school supplemental education for children at the property commonly referred to as 351 -365 South Randall Road. The subject property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 23 -18 and 26 -18 Property Location: 351 -365 S. Randall Road Requested Action: May Amendment to Planned Development, and Conditional Use Current Zoning: PAB Planned Area Business District Proposed Zoning: No chance. PAB Planned Area Business District Existing Use: Vacant commercial space within an existing retail shopping center Proposed Use: Other School and Educational Service ( Kumon Center) Applicant: LAD Properties, LLC Owner LAD Properties, LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinances BACKGROUND LAD Properties, LLC, as applicant and property owner, is (1) requesting approval of an amendment to the existing PAB Planned Area Business District, PCF Planned Community Facility District, and PMFR Planned Multiple Family District Ordinance No. G9 -01 to allow additional permitted and conditional uses, and (2) requesting a conditional use for an "other school and educational service ", all of which is necessary to establish Kumon Center, a facility providing after- school supplemental education for children at the property commonly referred to as 351 -365 South Randall Road. The subject property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. The 1.6 acre property is located on the east side of Randall Road south of South Street. The property is improved with a one - story, 14,894- square foot commercial building and 59 parking spaces. The multi- tenant shopping center includes six commercial spaces, three of which are currently occupied: World Finance, a financial company, is located at 357 S. Randall Road; Curves, a fitness and diet weight -loss facility is located at 359 S. Randall Road; and Team Rehabilitation, an outpatient medical office and physical therapy facility is located at 365 S. Randall Road. The property is part of the College Park Square Subdivision that was annexed in 1994. Ordinance No. G9 -01 established the current PAB Planned Area Business District planned development and regulations for the property. Ordinance No. G9 -01 allows certain permitted uses on the property, which largely match the uses typically allowed in the AB Area Business District, but no conditional uses are allowed. -2- Recommendation St Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 Figure 2: Existing planned development established by Ord. No. 09 -01 and the subjeet property. Proposal The applicant is proposing an amendment to the existing PAB Planned Area Business District to add two additional permitted uses and several conditional uses to the list of allowed uses on the property. In conjunction, the applicant seeks approval of a conditional use for an "other school and educational service" (Kumon Center) to occupy the commercial space at 361 S. Randall Road. The following are proposed additional uses to be allowed on the property: Additional Uses at 351 -365 S. Randall Rd. Permitted Use Conditional Use Ca -out restaurants X Drinking places X Billiard and pool halls 7999 X Bingo parlors (7999) X Child daycare services (835 ) X - 3 - Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 Churches, convents, monasteries, and temples (8661) X Coin operated amusement establishments 7993 X Dance studios and schools (791) X Individual and family social services (832 ) X Membership organizations (86) X Membership sorts and recreation clubs (7997) X Other schools and educational services (829) X Physical fitness facilities (7991) X Package liquor sales establishments [SR] (5921) X Courier services 4215) X All proposed uses are also allowed in the same manner (as either permitted or conditional use) on all other commercial properties in the city zoned AB Area Business District, including the surrounding commercial properties along Randall Road. Kumon Center In addition to the above mentioned amendment to Ordinance G9 -01 for additional permitted and conditional uses, the applicant is also requesting approval for a conditional use to allow an "other school and educational service" to establish Kumon Center at 361 S. Randall Road. The 1,630 - square foot commercial space is currently vacant. Kumon Center is a facility providing after - school education for children ages 3 -18. The Center specializes in math and reading programs and would offer class sessions on Mondays and Thursdays between 3:30 pm and 6:30 pm and on Saturdays 10:00 am to 12:00 pm. The facility is also open for general office hours on Tuesdays, Wednesdays, and Fridays from 10:00 am to 5:00 pm. During its peak class sessions approximately 25 students and up to 10 employees (center assistants) are present at the Center. Most students complete their assignments in approximately 30 minutes. Based on the proposed layout and facility operations, Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee, and one parking space per ten students in the classroom at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. The applicant is not proposing to make any significant changes to the commercial space to accommodate the proposed use. The applicant would install one service /mop sink and alarm system notification devices to meet the plumbing and life - safety code requirements. One exterior wall sign is proposed which meets the zoning ordinance requirements. The proposed Kumon Center has been in operation for the last 11 years in South Elgin. The applicant is looking to relocate the facility to 361 S. Randall Rd in Elgin to better serve its existing Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 customer base. The Community Development Department offers the following additional information: A. Property History. The subject property was subdivided and annexed to the city in 1994. Upon annexation, the property was zoned PAB Planned Area Business District by Ordinance No. G52 -94. Subsequently Ordinances No. G48 -95 and No. G16 -00 amended the regulations for the PAB Planned Area Business District. In 2001, Ordinance No. G9- 01 was adopted which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. The existing 14,894 - square foot building was constructed in 2000. B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No. G9 -01. The property to the north is improved with a one -story bank building home to First Federal Savings Bank. The property to the south is improved with a motor - vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple - Family Residence District and is also part of the same planned development established by Ordinance No. G9 -01. The property is improved with four multiple - family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand -along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto - oriented by nature but should also be enhanced to be pedestrian- friendly. D. Zoning District. The purpose and intent of this PAB zoning district is to provide a planned commercial environment, subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which 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 -5- Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto - oriented with surface parking lots in front of small and large one -story commercial buildings. Typical uses include fast -food, fast - casual, and sit -down restaurants, general retail stores, and motor - vehicles service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 23 -18 and 26 -18 on August 6, 2018. Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated August 6, 2018. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030, the standards for planned developments outlined within § 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR MAP AMENDMENTS AND 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, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6 -acre property is improved with a 14,894- square foot building and 59 accessory parking spaces. The existing parking on site meets the needs of the existing and proposed uses. The applicant is not proposing any site changes. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. 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 stormwater control facilities. M Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is served with municipal, sanitary and water services. The applicant is not proposing to make any changes to the existing water and sewer infrastructure at this time. The existing facilities can adequately serve the existing use and the proposed use on the property. 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. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street" [SR] system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. The subject property is suitable 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. The property has access to private Depaul Drive to the east, which connects to South Street. South Street has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing to make any changes to the current on -site or off -site vehicular improvements, which maintain congestion -free traffic circulation. The proposed Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee, and one parking space per ten students at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. 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 -7- Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 in its current zoning district. Findings. The 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 existing multi- tenant building is currently only 50% occupied. With similar type of commercial development, visibility and access to Randall Road, the frequent vacancy could most likely at least partially be attributed to the limited number of uses that are allowed on the property. The applicant's proposal would expand the list of permitted uses and establish several conditional uses that could be allowed on the property similar to all other surrounding commercial property zoned AB Area Business District. The proposed uses are consistent with the general trend of commercial development along Randall Road and can adequately be accommodated on the subject property in the future. 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 property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No. G9 -01. The property to the north is improved with a one -story bank building home to First Federal Savings Bank. The property to the south is improved with a motor - vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple - Family Residence District and is also part of the same planned development established by Ordinance No. G9 -01. The property is improved with four multiple - family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. The proposal would not have any negative effect on the surrounding land uses or zoning districts. 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 suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The proposed additional permitted and conditional uses on the property are Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 consistent with other uses along Randall Road corridor. Over the last 20 years, Randall Road has developed into City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto - oriented with surface parking lots in front of small and large one -story commercial buildings. Typical uses include fast -food, fast - casual, and sit -down restaurants, general retail stores, and motor - vehicles service stations and repair shops. G. Zoning / 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. Findings. The property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose and intent of this PAB zoning district is to provide a planned commercial environment, subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which 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 CC Center City District. 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 conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand -along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto - oriented by nature but should also be enhanced to be pedestrian- friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65. 010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is requesting approval of a map amendment to the existing planned development. J. 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 preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The applicant is proposing to add additional permitted and conditional uses in the PAB District. All proposed uses are expected to locate within the existing multi -tenant shopping center building. As such, the proposal does not have any impact on the existing limited natural features of the already developed property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the 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 properties. All proposed permitted and conditional uses are compatible with other uses already allowed in this PAB District. All proposed uses are currently allowed on other surrounding properties zoned AB Area Business District, which operate without any negative effects on each other. With any potential use proposed to be established on the property in the future, the parking demand would be evaluated, and uses would only be approved if the future parking demand can be met with the existing parking facilities on site. The use and development on the property will continue to operate with no negative impact on the surrounding properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to -10- Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6 -acre property is improved with a 14,894- square foot building and 59 accessory parking spaces. The proposed Kumon Center would occupy an existing 1,630- square foot commercial space which is currently vacant. The applicant is not proposing any site changes. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the subject commercial space are currently served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The applicant would install one mop /service sink to meet the plumbing code requirements. The existing facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use 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 provision of safe and efficient on -site and off -site vehicular circulation designed to minimize traffic congestion. The property has access to private Depaul Drive to the east, which connects to South Street. South Street has a signalized intersection with Randall Road. The property also has cross - access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing to make any changes to the current on -site or off -site vehicular improvements, which maintain congestion -free traffic circulation. The proposed Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee, and one parking space per student at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. -I1- Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing any exterior changes to the building except for new signage, which will meet zoning ordinance requirements. The hours of operation of the proposed Kumon Center are comparable to other commercial uses on site and will not have any negative effect on the surrounding uses. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions23 -18 and 26 -18, subject to the following conditions: Substantial conformance to the Development Application submitted by LAD Properties, LLC, as applicant and property owner, received July 9, 2018, and supporting documents including: a. A letter from Scott G. Richmond, Esq. regarding 351 -365 Randall Road, Elgin, IL 60123, dated June 21, 2018; b. Undated list of Proposed Additional Permitted and Conditional Uses per Map Amendment, received July 17, 2018; c. Undated Statement of Purpose and Conformance, received June 21, 2018; d. Undated Conditional Use Statement of Purpose and Conformance, received June 21, 2018; e. A letter from Amy Cho, owner and instructor of Kumon Center, dated June 18, 2018; f ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, hie., dated January 14, 2003; g. Undated Kumon Center of Elgin -West 361 S Randall Road plan, received June 21, 2018; h. Undated Kumon Center of Elgin Proposed Layout 361 S Randall Road plan, received June 21, 2018; and -12- Recommendation & Findings of Fact Petition 23 -18 and 26 -18 August 6, 2018 A sign plan for Kumon South Elgin Channel Letters, prepared by Signarama, dated May 30, 2018. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. Compliance with all applicable codes and ordinances. The vote of the Planning & Zoning Commission on the motion to recommend approval of Petitions 23 -18 and 26 -18 subject to the conditions outlined above, was six (6) yes, zero (0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/ Robert Siliestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission -13- w� P � 1 - Subject Property Petition 23 -18 & 26 -18 A 011111111111L ft 4w em - 7=T South St 07 Pill J Q. U T`- a 1!� i Y r � r t EXHIBIT A Map prepared by City of Elgin Department of Community Development Aerial /Location Map N W�E 5 0 30 60 120 190 240 SFR2 Subject Property Petition 23 -18 & 26 -18 Legend ORCi Residence Consevation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 PRC Planned Residence Conservation O SFR7 Single Family Residence 1 O PSFRt Planned Single Family Residence 1 O SFR2 Single Family Residence, 2 O PSFR2 Planned Single Family Residences 2 OTRF Two Family Residence OPTRF Planned Two Family Reactance O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence ORB Residence Business OPRB Planned Residential Business - NB Neighborhood Business - PNB Planned Neighborhood Business - AS Area Business - PAB Planned Area Business - CC1 Center City 1 - CC2 Center City 2 - PCC Planned Center City - ORI Office Reseamh Industrial - PORI Planned Office Research Industrial - GI General Industrial - PGI Planned General ndustrial -CI Commercial Industrial -CF Community Facility - PCF Planned Community Facility EXHIBIT B Map prepared by City of Elgin Department of Community Development Zoning Map 0 n 0 0 ..I PMFR N W+ S 0 60 120 240 360 480 South St Subject Property 351 -365 S. Randall Rd. i Petition 23 -18 & 26 -18 I o` 7T Q 0 a a c J 0621152002 0621152040 EXHBIIT C Parcel Map N A City of Elgin o 15 ao so 90 tzo Department of Community Development Feet r aj w Jd15 , `J r- r w.. i �1 J!>1 dill x 1, EXHIBIT D SITE LOCATION 351 -365 S. Randall Road Petition 23 -18 & 26 -18 I151t161 1156 =158 115/715/ ?.PLANNED .'DEVELOPMENT - ESTABLISHED BY MORE) No G9 -01 Dsn'�Sn ]JSo s] ]JSo a i r • ��JhlOa .�.Ny IIS st, i Ik lld — JSS J55 2150 • i' D4 Ir 't i I 1 YfUIC� J,SSISi � JIB .fir -i '= x J 367 r 1355 � • tS1 41, Area & Zoning Map EXHIBIT D SITE LOCATION 351 -365 S. Randall Road Petition 23 -18 & 26 -18 Bird's Eye View Looking North MEW- „4 i �. . -a ci: "t6 -c -ti Bird's Eye View Looking East f � 7 EXHIBIT D SITE LOCATION 351 -365 S. Randall Road Petition 23 -18 & 26 -18 73 351 -365 S. Randall Rd multi- tenant shopping center J EXHIBIT D SITE LOCATION 351 -365 S. Randall Road Petition 23 -18 & 26 -18 First Federal Savings Bank north of subject property Tuffy Auto Service south of subject property Recommendation & Findings of Fact Petition 23-18 and 26-18 August 6, 2018 X •-MIT 7lfn,.�..y x251 rrsf xxlOM0 ' , as� rsx - t� , I -, _.ANNED :aon n �� xw t EVELOPMENT ESTABLISHED BY Me; ORD No G9-01 50-u St r ���� ����� rm xzxss rx ♦ , � r ' u is _ .Ft titN211 ` 215S 1 Figure 2:Existing planned development established by Ord. No. G9-01 and the subject property. Proposal The applicant is proposing an amendment to the existing PAB Planned Area Business District to add two additional permitted uses and several conditional uses to the list of allowed uses on the property. In conjunction,the applicant seeks approval of a conditional use for an"other school and educational service" (Kumon Center)to occupy the commercial space at 361 S. Randall Road. The following are proposed additional uses to be allowed on the property: Additional Uses at 351-365 S. Randall Rd. Permitted Use Conditional Use Carry-out restaurants X Drinking laces X Billiard and pool halls 7999 X Bingo parlors (7999) X Child daycare services (835) X -3 - Recommendation & Findings of Fact Petition 23-18 and 26-18 August 6, 2018 Churches, convents,monasteries, and temples X (8661) Coin operated amusement establishments 7993) X Dance studios and schools(791) X Individual and family social services (832) X Membership organizations 86 X Membershipsports and recreation clubs (7997) X Other schools and educational services(829) X Physical fitness facilities(7991) X Package liquor sales establishments [SR] (5921) X Courier services(4215) X All proposed uses are also allowed in the same manner(as either permitted or conditional use)on all other commercial properties in the city zoned AB Area Business District, including the surrounding commercial properties along Randall Road. Kumon Center In addition to the above mentioned amendment to Ordinance G9-01 for additional permitted and conditional uses,the applicant is also requesting approval for a conditional use to allow an "other school and educational service" to establish Kumon Center at 361 S. Randall Road. The 1,630- square foot commercial space is currently vacant. Kumon Center is a facility providing after-school education for children ages 3-18. The Center specializes in math and reading programs and would offer class sessions on Mondays and Thursdays between 3:30 pm and 6:30 pm and on Saturdays 10:00 am to 12:00 pm. The facility is also open for general office hours on Tuesdays, Wednesdays, and Fridays from 10:00 am to 5:00 pm. During its peak class sessions approximately 25 students and up to 10 employees (center assistants) are present at the Center. Most students complete their assignments in approximately 30 minutes. Based on the proposed layout and facility operations, Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee, and one parking space per ten students in the classroom at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. The applicant is not proposing to make any significant changes to the commercial space to accommodate the proposed use. The applicant would install one service/mop sink and alarm system notification devices to meet the plumbing and life-safety code requirements. One exterior wall sign is proposed which meets the zoning ordinance requirements. The proposed Kumon Center has been in operation for the last 11 years in South Elgin. The applicant is looking to relocate the facility to 361 S. Randall Rd in Elgin to better serve its existing -4 - Recommendation &Findings of Fact Petition 23-18 and 26-18 August 6, 2018 customer base. The Community Development Department offers the following additional information: A. Property History. The subject property was subdivided and annexed to the city in 1994. Upon annexation, the property was zoned PAB Planned Area Business District by Ordinance No. G52-94. Subsequently Ordinances No. G48-95 and No. G16-00 amended the regulations for the PAB Planned Area Business District. In 2001, Ordinance No. G9- 01 was adopted which repealed all previous ordinances and established the current regulations for the PAB Planned Area Business District and the subject property. The existing 14,894-square foot building was constructed in 2000. B. Surrounding Land Use and Zoning. The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No. G9-01. The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor-vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District.The purpose and intent of this PAB zoning district is to provide a planned commercial environment,subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which 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 - 5 - Recommendation & Findings of Fact Petition 23-18 and 26-18 August 6, 2018 Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities.Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast- casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 23-18 and 26-18 on August 6,2018.Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated August 6, 2018. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined within § 19.55.030,the standards for planned developments outlined within§ 19.60.040, and standards for conditional uses outlined within§ 19.65.030: STANDARDS FOR MAP AMENDMENTS AND 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, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6-acre property is improved with a 14,894-square foot building and 59 accessory parking spaces. The existing parking on site meets the needs of the existing and proposed uses. The applicant is not proposing any site changes. There are no significant natural features including topography,watercourses,vegetation,and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject propertyfor the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. -6 - Recommendation& Findings of Fact Petition 23-18 and 26-18 August 6, 2018 Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is served with municipal, sanitary and water services. The applicant is not proposing to make any changes to the existing water and sewer infrastructure at this time. The existing facilities can adequately serve the existing use and the proposed use on the property. 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. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. The subject property is suitable 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. The property has access to private Depaul Drive to the east,which connects to South Street. South Street has a signalized intersection with Randall Road. The property also has cross access easement rights with the commercial property to the south,which is currently home to Tuffy Auto Service Center. The applicant is not proposing to make any changes to the current on-site or off-site vehicular improvements, which maintain congestion-free traffic circulation. The proposed Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee,and one parking space per ten students at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. D. Zoning History Standard. The suitability of the subject propertyfor the intended zoning district with respect to the length of time the property has remained undeveloped or unused - 7 - Recommendation& Findings of Fact Petition 23-18 and 26-18 August 6,2018 in its current zoning district. Findings.The 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 existing multi-tenant building is currently only 50% occupied. With similar type of commercial development, visibility and access to Randall Road, the frequent vacancy could most likely at least partially be attributed to the limited number of uses that are allowed on the property. The applicant's proposal would expand the list of permitted uses and establish several conditional uses that could be allowed on the property similar to all other surrounding commercial property zoned AB Area Business District. The proposed uses are consistent with the general trend of commercial development along Randall Road and can adequately be accommodated on the subject property in the future. E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning.The properties to the north and south are also zoned PAB Planned Area Business District established by Ordinance No.G9-01.The property to the north is improved with a one-story bank building home to First Federal Savings Bank. The property to the south is improved with a motor- vehicle repair shop home to Tuffy Auto Service Center. The property to the east is zoned PMFR Planned Multiple-Family Residence District and is also part of the same planned development established by Ordinance No. G9-01. The property is improved with four multiple-family buildings with a total of 40 residential units. The properties to the west across S. Randall Road are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with commercial service uses Shell gas station and convenience center, and Merlin 200,000 Miles motor vehicle repair shop. The proposal would not have any negative effect on the surrounding land uses or zoning districts. F. Trend of Development Standard. The suitability of the subject propertyfor 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 suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The proposed additional permitted and conditional uses on the property are - 8 - Recommendation& Findings of Fact Petition 23-18 and 26-18 August 6,2018 consistent with other uses along Randall Road corridor. Over the last 20 years, Randall Road has developed into City's primary commercial retail corridor with wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast-casual, and sit-down restaurants, general retail stores, and motor-vehicles service stations and repair shops. G. Zoning/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. Findings. The property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent and the location and size of the zoning district. The purpose and intent of this PAB zoning district is to provide a planned commercial environment,subject to the provisions of Chapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of which 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 CCI Center City District. 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 conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject propertyfor the intended conditional use for a planned development with respect -9- Recommendation& Findings of Fact Petition 23-18 and 26-18 August 6,2018 to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is requesting approval of a map amendment to the existing planned development. J. 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 preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The applicant is proposing to add additional permitted and conditional uses in the PAB District.All proposed uses are expected to locate within the existing multi-tenant shopping center building. As such, the proposal does not have any impact on the existing limited natural features of the already developed property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the 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 properties. All proposed permitted and conditional uses are compatible with other uses already allowed in this PAB District. All proposed uses are currently allowed on other surrounding properties zoned AB Area Business District, which operate without any negative effects on each other. With any potential use proposed to be established on the property in the future, the parking demand would be evaluated, and uses would only be approved if the future parking demand can be met with the existing parking facilities on site. The use and development on the property will continue to operate with no negative impact on the surrounding properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to - 10- Recommendation& Findings of Fact Petition 23-18 and 26-18 August 6, 2018 its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.6-acre property is improved with a 14,894-square foot building and 59 accessory parking spaces. The proposed Kumon Center would occupy an existing 1,630-square foot commercial space which is currently vacant. The applicant is not proposing any site changes. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the subject commercial space are currently served by municipal water, sanitary sewer,and storm water systems.The applicant is not proposing any changes to the existing sewer and water utilities. The applicant would install one mop/service sink to meet the plumbing code requirements. The existing facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use 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 provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has access to private Depaul Drive to the east, which connects to South Street. South Street has a signalized intersection with Randall Road. The property also has cross-access easement rights with the commercial property to the south, which is currently home to Tuffy Auto Service Center. The applicant is not proposing to make any changes to the current on-site or off-site vehicular improvements, which maintain congestion-free traffic circulation. The proposed Kumon Center is required to provide a total of 15 parking spaces (one parking space per employee, and one parking space per student at maximum capacity). With the proposed use and other existing uses within the shopping center, a total of 44 parking spaces are required. With 59 parking spaces on site, the property would continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. - 11 - Recommendation & Findings of Fact Petition 23-18 and 26-18 August 6, 2018 Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing any exterior changes to the building except for new signage, which will meet zoning ordinance requirements. The hours of operation of the proposed Kumon Center are comparable to other commercial uses on site and will not have any negative effect on the surrounding uses. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions23-18 and 26-18,subject to the following conditions: 1. Substantial conformance to the Development Application submitted by LAD Properties, LLC, as applicant and property owner, received July 9, 2018, and supporting documents including: a. A letter from Scott G. Richmond, Esq. regarding 351-365 Randall Road, Elgin, IL 60123, dated June 21, 2018; b. Undated list of Proposed Additional Permitted and Conditional Uses per Map Amendment, received July 17, 2018; c. Undated Statement of Purpose and Conformance, received June 21, 2018; d. Undated Conditional Use Statement of Purpose and Conformance, received June 21, 2018; e. A letter from Amy Cho, owner and instructor of Kumon Center, dated June 18, 2018; f. ALTA/ACSM Land Title Survey, prepared by Landmark Engineering Group, Inc., dated January 14, 2003; g. Undated Kumon Center of Elgin-West 361 S Randall Road plan, received June 21, 2018; h. Undated Kumon Center of Elgin Proposed Layout 361 S Randall Road plan, received June 21, 2018; and - 12 - Recommendation & Findings of Fact Petition 23-18 and 26-18 August 6, 2018 i. A sign plan for Kumon South Elgin Channel Letters, prepared by Signarama, dated May 30, 2018. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 23-18 and 26-18 subject to the conditions outlined above,was six(6)yes,zero(0)no, and zero(0) abstentions. All members were present. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 13 - 5 J i G Subject Property u. Petition 23-18 & 26-18 r South St All 16, P r R . EXHIBIT Aerial/Location Map W+ s 0 30 60 120 180 240 Map prepared by City of Elgin Feet Department of Community Development we/d Rd c sc t SFR2 i Subject Property Petition 23-18 & 26-18 MFR South St Legend ORC1 Residence Conservation 1 G QRC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 - PMFR RC1 O PSFR1 Planned Single Family Residence 1 FAB i OSFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence Q MFR Multiple Family Residence OPMFR Planned Multiple Family Residence ORB Residence Business PCF QPRB Planned Residential Business -NB Neighborhood Business -PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City 2 CF' -ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility EXHIBIT B Zoning Map " W+E S Ma prepared b Cit of Elgin 0 60 120 240 360 480 Department of by Development Feet South St Subject Property 351 -365 S. Randall Rd. Petition 23-18 & 26-18 0 o a a c 0621152002 0621152040 EXHBIIT C Parcel Map N A City of Elgin o 15 30 so so azo Department of Community Development Feet EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petition 23-18 & 26-18 t .. ] 33 2362 33601360 3 • •235b 235c2354 2351 2752 Z t5ui t5p t ..�i 33wna4:s6::383 n PLANNED so7stsoso 2]s' 33u rsso s ,: 88 � 3roA° � , R, DEVELOPMENT 3 ESTABLISHED BY W ORD No G9-01 t IIIIIIIIIIIIIIIN , s� Sao• i, �� ■m/ E ' SUBJECT r PROPS i y •�:_ F ± 1 �� - 4 's • I i 1350 .. , "��Il x ]4017 �. S• 345 334]83357 380 350 � 359 i 367 , z - 3363 4tqr 400 ' {•" I 400 '400 400 ; 1 w 1. Area & Zoning Map EXHIBIT D SITE LOCATION 351--365 S. Randall Road Petition 23-18 & 26-18 SUBJECT PROPERTY w. r#F L rel � ` r r .rte I Bird's Eye Vie vv Looking North Ug JECT aF - PROPERTY i j �i "W 01. :. o, _amm00 _ d 4 ', JII� ti t• .. .ti AWBird's Eye View Looking East EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petition 23-18 & 26-18 U U ' KUMON CENTER LOCATION 351-365 S. Randall Rd multi-tenant shopping center EXHIBIT D SITE LOCATION 351-365 S. Randall Road Petition 23-18 & 26-18 F First Federal Savings Bank north of subject property Jill Tuffy Auto Service south of subject property