HomeMy WebLinkAboutG60-18 Ordinance No. G60-18
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE AB AREA :USINESS DISTRICT TO
PAB PLANNED AREA BUSINESS iI ISTRICT
(1023 North Randall Road)
WHEREAS, written application has been made to re.lassify certain property located at
1023 N. Randall Road from AB Area Business District to P' B Planned Area Business District;
and
WHEREAS, the zoning lot with the building containi g the premises at 1023 N. Randall
Road is legally described herein(the "Subject Property"); and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
Commission conducted a public hearing on September 10, 20 8 concerning said application; and
WHEREAS, the Community Development Departm-nt and the Planning and Zoning
Commission have submitted their Findings of Fact concernin_ said application; and
WHEREAS, the Community Development Departm-nt 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, Illi ois, has reviewed the findings and
recommendations of the Community Development Dep. ent and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and .. a home rule unit may exercise any
power and perform any function pertaining to its government : d affairs; and
WHEREAS, zoning, including, but not limited to, his ordinance granting a planned
development as a map amendment from AB Area Business Di strict to PAB Planned Area Business
District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE •ITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of algin hereby adopts the Findings of
Fact,dated September 10, 2018, and the recommendations m. .e by the Community Development
Department and the Planning and Zoning Commission, a co.y of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, S-ction 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code, as amend:d,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning Dis rict Map", as amended, be and are
hereby altered by including in the PAB Planned Ar.a Business District the following
described property:
Lots 568 thru 572 inclusive,(excepting therefrom the E:sterly 234.00 Feet of said Lots 569
thru 572 inclusive and the Southerly 39.06 Feet of th, Easterly 234.00 Feet of aforesaid
Lot 568) in Valley Creek, Unit No. 15, being a resubd. ision of parts of Lots 567 and 566
of Valley Creek,Unit No. 14,being a subdivision of p. of Section 9,Township 41 North,
Range 8, East of the Third Principal Meridian, situate. in the City of Elgin, Kane County,
Illinois.
(commonly known as 1023 N. Randall Road).
Section 3. That the City Council of the City of Elgin ereby grants the rezoning from AB
Area Business District to PAB Planned Area Business Distr.ct at 1023 N. Randall Road which
shall be designed, developed, and operated subject to the follo ing provisions:
A. Purpose and Intent. The purpose of the PAB •lanned Area Business District is to
provide commodities and services to several nes ghborhoods, and in some instances
to a communitywide or regional supporting po.ulation, subject to the provisions of
Chapter 19.60"Planned Developments"of the lgin Municipal Code, as amended.
A PAB zoning district is most similar to but departs from the standards
requirements of the AB zoning district.
B. Supplementary Regulations. Any word or p ase contained herein, followed by
the symbol"[SR]", shall be subject to the defin tions and the additional interpretive
requirements provided in Chapter 19.90"Suppl-mentary Regulations",of the Elgin
Municipal Code,as amended. The exclusion o such symbol shall not exempt such
word or phrase from the applicable supplemen .ry regulation.
C. General Provisions. In this PAB Planned • ea Business District, the use and
development of land and structures shall be s bject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Muni ipal Code, as amended.
D. Zoning Districts; Generally. In this PAB Pl. ed Area Business District,the use
and development of land and structures shall b- subject to the provisions of Chapter
19.07 "Zoning Districts", of the Elgin Munici..1 Code, as amended.
E. Location and Size of District. PAB Planne• Area Business Districts should be
located in substantial conformance to the offici:1 comprehensive plan. The amount
of land necessary to constitute a separate P• B Planned Area Business District
exclusive of rights of way, but including adjoi ing land or land directly opposite a
right of way shall not be less than two (2) acr•s. No departure from the required
minimum size of a planned industrial district s all be granted by the City Council.
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F. Land Use. In this PAB Planned Area Busines. District, the use and development
of land and structures shall be subject to the orovisions of Chapter 19.10 "Land
Use", of the Elgin Municipal Code, as amende•. The following enumerated "land
uses" [SR] shall be the only land uses allow id as a "permitted use" [SR], as a
"conditional use" [SR], or as a "similar use' [SR] in this PAB Planned Area
District:
1. Permitted Uses. Those land uses enumerat-d as permitted uses within the AB
Area Business District,Section 19.35.430. • .,Land Use,of the Elgin Municipal
Code, as it may be amended from time to ti e.
2. Conditional Uses. Those land uses enume ated as conditional uses within the
AB Area Business District, Section 19.3'.430. B., Land Use, of the Elgin
Municipal Code, as it may be amended fro time to time.
3. Similar Uses. Those land uses enumerated as similar uses within the AB Area
Business District, Section 19.35.430. C., and Use, of the Elgin Municipal
Code, as it may be amended from time to ti e.
G. Site Design. In this PAB Planned Area Busine.s District,the use and development
of land and structures shall be subject to the provisions of Section 19.12, "Site
Design", of the Elgin Municipal Code, as am;nded, and Section 19.35.435 "Site
Design" for AB Area Business District, of the lgin Municipal Code, as amended,
except as provided within this section,and shal be in substantial conformance with
the following documents:
1. Substantial conformance to the Develop ent Application submitted by JAS
Development—Elgin, LLC, as applicant, a d Kane Holdings LLC, as property
owner, received March 23, 2018, and supporting documents including:
a. Undated Conditional Use Statement of 'urpose and Conformance,received
August 6, 2018;
b. Undated Operational Description from the Learning Experience, received
July 2, 2018;
c. Plat of Survey, prepared by Greengard, Inc., dated January 26`h, 2018;
d. Aerial and Site Plan Exhibit, prepare. by Greengard, Inc., dated July 3,
2018;
e. Landscape Plan, prepared by David R McCallum Associates, Inc., dated
March 20, 2018, last revised July 27, 2018;
f. Schematic Floor Plan, prepared by J. el Kizel Architects and Engineers,
Inc., dated July 27, 2018;
g. Schematic Building Elevations plan, p epared by Jarmel Kizel Architects
and Engineers, Inc., dated July 27, 201 ;
h. Site Details plan, prepared by Jarmel lizel Architects and Engineers, Inc.,
dated July 27, 2018;
i. Undated Main Entry Details plan, recei ed July 2, 2018;
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j. Undated Signage Details plan, prepar.d by Jarmel Kizel Architects and
Engineers, Inc., received July 2, 2018;
k. Two-page TLE Elgin Civil Set, prep. ed by Telser Lighting Associates,
dated July 27, 2018;
1. Plat of Easement Grant,prepared by Gr;engard,Inc.,dated August 2,2018;
m. Proposed Site Improvements for The L-arning Experience plans, prepared
by Greengard, Inc., dated March 23, 20 8, last revised August 2, 2018; and
n. Stormwater Management Report, Th; Learning Experience Elgin, IL,
prepared by Greengard, Inc., dated Ma 17, 2018.
In the event of any conflict between suc documents and the terms of this
ordinance or other applicable city ordinan es, the terms of this ordinance or
other applicable city ordinances shall super.ede and control.
2. Compliance with all applicable codes and • dinances.
H. Off Street Parking. In this PAB Planned Areal:usiness District,off-street parking
shall be subject to the provisions of Chapter 19. 5 "Off Street Parking",of the Elgin
Municipal Code, as amended.
Off Street Loading. In this PAB Planned Area Business District,off-street loading
shall be subject to the provisions of Chapter 9.47 "Off Street Loading", of the
Elgin Municipal Code, as amended.
J. Signs. In this PAB Planned Area Business D strict, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the :1gin Municipal Code, as amended,
with the following departure:
1. A maximum of three wall graphics are pe itted to be installed in substantial
compliance with the Undated Main Entry II etails plan, received July 2, 2018,
and Schematic Building Elevations plan, p epared by Jarmel Kizel Architects
and Engineers, Inc., dated July 27, 2018.
K. Nonconforming Uses and Structures. In his PAB Planned Area Business
District, nonconforming uses and structures s all be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Struc ures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PAB Planned Area Business District, text and map
amendments shall be subject to the provisions io f Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PAB Planne e Area Business District the use and
development of the land and structures shall be subject to the provisions of Chapter
19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A
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conditional use for a planned development may .e requested by the property owner
without requiring an amendment to this PAB z.ning district.
N. Conditional Uses. In this PAB Planned Area I:usiness District, conditional uses
shall be subject to the provisions of Chapter 19.45 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional us- may be requested by the property
owner without requiring an amendment to this AB zoning district.
0. Variations. In this PAB Planned Area Busines• District,variations shall be subject
to the provisions of Chapter 19.10.500"Autho 'zed Land Use Variations", Chapter
19.12.800 "Authorized Site Design Variations , and Chapter 19.70 "Variations",
of the Elgin Municipal Code, as amended. A variation may be requested by the
property owner without requiring an amendme t to this PAB zoning district.
P. Appeals. Any requirement, determination, o interpretation associated with the
administration and enforcement of the provisio s of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "App-als",of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and -ffect immediately after its passage
in the manner provided by law.
A, Ar
,.(pri ,,tor,,,,- ied," -
ID avi• J. .1"' n, 'ayor
Presented: October 24, 2018
Passed: October 24, 2018
Omnibus Vote: Yeas: 8 Nays: 0 •_ _ = 't
Recorded: October 24, 2018 f `'+'`
Published: October 26, 2018 .
Att s • . - A
Kimberly Deis. Ci Cler
5
EXHIBIT A
September 10,2018
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 Petitions 11-18 and 34-18 an
application by JAS Development-Elgin, LLC, as applicant, and Kane Holdings LLC, as property
owner, requesting approval of a planned development as a map amendment from AB Area
Business District to PAB Planned Area Business District with a departure from Section 19.50.080,
"Wall and Integral Roof Graphics", to allow three building graphics, and requesting a conditional
use for a "child daycare service", all of which is necessary to establish The Learning Experience,
a child daycare center at the property commonly referred to as 1023 N. Randall Road. The subject
property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 11-18 and 34-18
Property Location: 1023 N. Randall Road
Requested Action: Planned Development as a Map Amendment and
Conditional Use
Current Zoning: AB Planned Area Business District and
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PAB Planned Area Business District, and
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant undeveloped land
Proposed Use: Child Daycare Service
Applicant: JAS Development—Elgin, LLC
Owner Kane Holdings LLC
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
JAS Development-Elgin, LLC, as applicant, and Kane Holdings LLC, as property owner, are
requesting approval of a planned development as a map amendment from AB Area Business
District to PAB Planned Area Business District with a departure from Section 19.50.080, "Wall
and Integral Roof Graphics",to allow three building graphics, and requesting a conditional use for
a "child daycare service", all of which is necessary to establish The Learning Experience, a child
daycare center at the property commonly referred to as 1023 N.Randall Road.The subject property
is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District.
The 2.33 acre property is part of a larger shopping center located on the east side of Randall Road
between Fletcher Drive on the north and Royal Boulevard on the south.The multi-tenant and multi-
building shopping center is currently home to Russo Power Equipment, Bumble Bee Play Café,
Royal Liquor and Wine liquor store, and Carmina's restaurant, among others. An indoor practice
facility specializing in baseball and softball is currently proposed at 1005 N. Randall Road adjacent
to Russo Power Equipment. The subject property is currently vacant and unimproved green space
immediately south of Carmina's restaurant.
Proposal
The applicant is proposing to construct a new one-story 10,000 square foot daycare center building
(The Learning Experience) with accessory parking lot with 69 parking spaces. A state-required
5,000-square foot outdoor play area for children would be provided in rear(east) of the building,
which would be enclosed by a six-foot high, solid privacy fence. A surface stormwater detention
facility would be located on the north side of the building which will meet all stormwater ordinance
requirements.
-2 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
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Figure 2:Proposed Landscape Plan
The proposed site layout would seamlessly connect to the surrounding properties and parking
areas. The property would not have a direct access to Randall Road. The access to the site would
be provided via the existing shopping center drive-aisles which provide access to Fletcher Drive
to the north and Royal Boulevard to the south. A direct parking lot connection would also be
provided to the Carmina's restaurant to the north. The applicant would also install the beginning
of a new western internal shopping center drive-aisle with street lights, street trees, and public
sidewalks. Staff anticipates future outlots would be established along this western shopping center
drive-aisle.
- 3 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
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Figure 3.Shopping Center layout
The exterior of the proposed building would almost exclusively be constructed with red brick. A
small portion of hardie-board siding in the gable on the front elevation would highlight the main
building entrance. Extensive landscaping, street lights, and pedestrian connections would be
provided throughout the site, all of which meets the city requirements. The applicant would also
install a new monument graphic and wall graphics facing Randall Road.
The daycare center would be open 6:30 am-6:30 pm Monday-Friday with occasional events on
the weekends. The facility would have 24 employees during peak time with capacity for 185
children. The proposed daycare center is required to have a total of 26 parking spaces(one parking
space per employee during the peak shift demand, plus one parking space per ten seats in the
classroom with largest capacity). With a total of 69 parking spaces proposed on site (46 new
parking spaces and 23 existing parking spaces) the property will meet the parking requirement. In
addition, all properties within the shopping center share a cross-access and cross-parking
agreement.As such,after the construction of the daycare center a total of 836 parking spaces would
be required for all uses within the shopping center. With the addition of 46 new parking spaces on
the daycare center site, the entire shopping center will have a total of 1,227 parking spaces which
will continue to meet the parking requirement.
During drop-off/pick up times,all parents/guardians are expected to temporarily park their vehicles
as they are required to sign-in to drop-off and pick-up their children. The peak parking demand
- 4 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
occurs between 7:30 am—8:30 am and 4:30 pm- 5:30 pm when up to 86 children are expected to
be dropped off and picked up. With an average of five minutes for each drop-off and eight minutes
for each pick-up,the proposed parking facilities can adequately meet the daycare center needs.
Service of alcohol in proximity of the proposed daycare center
The Learning Experience is a daycare center, not a school. As such,the distance requirements that
may be imposed by the Illinois Liquor Control Act,235 ILCS 5/1-1 et seq., (the"Act") and/or the
zoning ordinance upon an establishment with, or seeking to obtain, a liquor license do not apply.
The Act generally provides, in pertinent part,that"[n]o license shall be issued for the sale at retail
of any alcoholic liquor within 100 feet of any church, school other than an institution of higher
learning, hospital, home for aged or indigent persons or for veterans, their spouses or children or
any military or naval station."That being said,the State recently adopted an amendment to the Act
which allows local liquor control commissions to grant exceptions to this distance requirement if
the commission is given that authority by local rule or ordinance (see Public Act 100-0663). City
Council is currently considering such an ordinance. The zoning ordinance distance requirements
only apply to liquor stores seeking to locate within 100 feet of a church, school other than an
institution of higher learning, hospital, home for aged or indigent persons or for veterans, their
spouses or children or any military or naval station.An amendment to this provision within Chapter
19.90 may also be necessary, depending upon the intent of City Council.
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the city in 1978.Upon annexation,
the property was zoned B-3 Service Business District. In 1992 it was rezoned to AB Area
Business District as part of the comprehensive amendment to the zoning ordinance. In
2001, the property became part of the ARC Arterial Road Corridor Overlay District.
The property was subdivided in 1996 as part of Valley Creek Subdivision but has never
been developed.
B. Surrounding Land Use and Zoning. The subject property is part of a larger shopping
center located on the east side of Randall Road between Fletcher Drive on the north and
Royal Boulevard on the south. The subject outlot is located immediately south of
Carmina's Restaurant and west of the multi-tenant shopping center building home to
Bumblebee Play Café, Royal Liquor and Wine liquor store, and Phoenix Athletics fitness
facility. Russo Power Equipment (formerly a Walmart store) and one multi-tenant retail
building are located directly to the south along Royal Boulevard.
The property further to the east is zoned AB Area Business District and is improved with
three multi-tenant office buildings primarily occupied with medical offices.
The property to the south across Royal Boulevard is zoned AB Area Business District and
ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial
- 5 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
building(Home Depot) and accessory parking.
The properties to the north across Fletcher Drive are zoned PRC Planned Residence
Conservation District and are improved with Millcreek Townhomes residential
development.
The property to the west across Randall Road is zoned PCF Planned Community Facility
District and ARC Arterial Road Corridor Overlay District, and is improved with an
institutional building and accessory parking and open space areas home to Harvest Bible
Chapel and Harvest Christian Academy.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan and Design Guidelines. 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
Districts and the CC 1 Center City District.
E. Trend of Development. The subject property is located along N. Randall Road
commercial corridor. Over the last 20 years, Randall Road has developed into one of the
City's primary commercial retail corridors with wide range of retail and service uses
serving city residents. The subject property is located within an established multi-tenant
shopping center that was developed in the mid-1990s. Most recent development within the
shopping center includes the renovation of the former Walmart store for Russo Power
Equipment,a 10,000-square foot physical fitness facility(Phoenix Athletics),and a 22,000-
square foot cafe/restaurant with indoor play equipment for children (Bumblebee Play
Café). Other existing commercial tenants include Carmina's Restaurant and Banquets,
Royal Cleaners,and Royal Liquor and Wine retail stores.A 15,000-square foot multi-sport
indoor training facility specializing in baseball and softball is currently proposed to occupy
the vacant commercial space immediately north of Russo. The shopping center can
accommodate additional potential outlot buildings closest to Randall Road.
- 6 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 11-18 and 34-18 on September 10, 2018. Testimony was
presented at the public hearing in support of and against the application. The Community
Development Department submitted a Planned Development Amendment Review and Written
Findings& Recommendation to the Planning & Zoning Commission dated September 10, 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
For consideration by the Planning & Zoning Commission, the Community Development
Department offers the below findings regarding the application against the standards for a map
amendment outlined within § 19.55.030, and a planned development outlined in § 19.60.040:
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 2.33-acre property is part of a larger multi-tenant and multi-
building shopping center, but is currently unimproved open green space. There are no
significant natural features including topography, watercourses, vegetation, and existing
improvements that would have a negative impact on the proposed development. The
proposed development would seamlessly connect to the surrounding properties and parking
lots.
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.
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 development would connect to the existing municipal, sanitary and water services
located on the interior of the shopping center. The existing facilities can adequately serve
the existing uses and the proposed use on the property.
- 7 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
The applicant will construct a new surface stormwater detention facility to meet the
stormwater ordinance requirements. The proposed development will not have any negative
impact on the existing water, sanitary sewer, and storm water control facilities in the area.
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.
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 proposed development will not have a new direct access
to Randall Road. 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
property would gain access through other surrounding properties to the main shopping
center access drive-aisles with access driveways to Fletcher Drive on the north and Royal
Boulevard to the south. All surrounding properties part of the shopping center enjoy cross
access and cross parking agreements. The existing driveways can adequately serve the
existing uses on the property and the proposed daycare center facility.
The proposed daycare center is required to have a total of 26 parking spaces (one parking
space for each of the 24 employees during the peak shift demand, plus one parking space
per ten seats in the classroom with the largest capacity). With a total of 69 parking spaces
proposed on site(46 new parking spaces and 23 existing parking spaces)the property will
meet the parking requirement. After the construction of the daycare center a total of 836
parking spaces would be required for all uses within the shopping center. With the addition
of 46 new parking spaces on the daycare center site, the entire shopping center will have a
total of 1,227 parking spaces which will continue to meet the parking requirement.
- 8 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
During drop-off/pick up times, all parents/guardians are expected to temporarily park their
vehicles as they are required to sign-in when they drop-off and pick-up the children. The
peak parking demand occurs between 7:30 am—8:30 am and 4:30 pm - 5:30 pm when up
to 86 children are expected to be dropped off/picked up. With an average of five minutes
for each drop-off and eight minutes for each pick-up, the proposed parking facility can
adequately meet the daycare center needs during its peak times.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings.The property is suitable for the intended zoning district with respect to the length
of time the property has remained undeveloped or unused in its current zoning district. The
subject property was annexed to the city in 1978. Upon annexation,the property was zoned
B-3 Service Business District.The property was zoned AB Area Business District in 1992.
In 1996, the property was subdivided as part of Valley Creek Subdivision. The property
remains vacant green space that has never been developed.
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 subject property
is part of a larger shopping center located on the east side of Randall Road between Fletcher
Drive on the north and Royal Boulevard on the south. The subject outlot is located
immediately south of Carmina's Restaurant and west of the multi-tenant shopping center
building home to Bumblebee Play Café, Royal Liquor and Wine liquor store, and Phoenix
Athletics fitness facility. Russo Power Equipment building (formerly occupied by a
Walmart store) and one multi-tenant retail building are located directly to the south along
Royal Boulevard.
The property further to the east is zoned AB Area Business District and is improved with
three multi-tenant office buildings primarily occupied with medical offices.
The property to the south across Royal Boulevard is zoned AB Area Business District and
ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial
building(Home Depot) and accessory parking.
The properties to the north across Fletcher Drive are zoned PRC Planned Residence
Conservation District and are improved with Millcreek Townhomes residential
development.
- 9 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
The property to the west across Randall Road is zoned PCF Planned Community Facility
District and ARC Arterial Road Corridor Overlay District. It is improved .with an
institutional building and accessory parking and open space areas home to Harvest Bible
Chapel and Harvest Christian Academy.
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 subject property is located along Randall Road commercial corridor. Over
the last 20 years, Randall Road has developed into one of the City's primary commercial
retail corridors with a wide range of retail and service uses serving city residents. The
subject property is located within an established multi-tenant shopping center that was
developed in the mid-1990s. Most recent development within the shopping center includes
the renovation of the former Walmart store for Russo Power Equipment, a 10,000-square
foot physical fitness facility(Phoenix Athletics), and a 22,000-square foot cafe/restaurant
with indoor play equipment for children (Bumblebee Play Café). Other existing
commercial tenants include Carmina's Restaurant and Banquets,Royal Cleaners and Royal
Liquor and Wine retail stores. A 15,000-square foot multi-sport indoor training facility
specializing in baseball and softball is currently proposed to occupy the vacant commercial
space immediately north of Russo. The shopping center can accommodate additional
potential outlot buildings closest to Randall Road.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned 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 CC1 Center City District.
- 10 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
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
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
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 planned
development as a map amendment.
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 property is currently vacant green space with
no significant natural features. No significant natural features including topography,
watercourses, or wetlands exist on the property. The applicant will create a new surface
stormwater detention facility to meet the stormwater ordinance requirements. The
applicant will install 47 new shade, ornamental, or evergreen trees and approximately 225
shrubs throughout the site.
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,
- 11 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
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. The proposed child daycare center is an allowable conditional use in the AB
Area Business District. The proposed hours of operations of the daycare center are similar
to the typical business hours of the surrounding uses.
Although the shopping center currently has a significant surplus of parking, the applicant
will add 46 new parking spaces to the shopping center site. All properties within the
shopping center enjoy cross-access and cross-parking agreements and operate without any
negative impact on each other. The use and development of the shopping center will
continue to operate with no negative impact on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
1. Section 19.50.080,"Wall and Integral Roof Graphics".The applicant is proposing three
wall/building graphics -- one main wall graphic above the entrance and graphics (block
numbers and letters) on the two front columns of the building. Per the zoning ordinance,
two wall/building graphics are allowed.
Staff finds the proposed departure from the sign ordinance is appropriate to establish a unique
identity for the proposed use along N. Randall Road.The two building graphics that constitute two
front columns with numbers and letters serve to identify the facility as a place for childcare. With
the main wall graphic above the entrance, the total surface area of all three wall/building graphics
is 73.32 square feet, which is still less than the maximum permitted wall sign surface area of 80
square feet. In addition, the only other proposed graphic is a 45-square foot monument graphic
along Randall Road,which is significantly less than the maximum permitted monument sign of 80
sq. ft.
- 12 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
RIDGE VENT---, { INTERHa I r to To offset any negative impact of the
a � 1ED81:,,'. ?SSF
SIDING-,— additional wall graphic, the proposed
development would include 47 new trees and
225 new shrubs. The applicant would also
- install the beginning of a new, western
: internal shopping center drive-aisle with
._ street lights, street trees and public sidewalks
that will enable development of additional
a
. . outlots in the shopping center in the future.
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Figure 4.Proposed wall/building graphics
STANDARDS FOR CONDITIONAL USE
For consideration by the Planning & Zoning Commission, the Community Development
Department offers the following findings regarding this application against the standards for
conditional uses outlined within § 19.65.030:
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
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 2.33-acre property is part of a larger multi-tenant and multi-
building shopping center, but is currently unimproved open green space. There are no
significant natural features including topography, watercourses, vegetation, and existing
improvements that would have a negative impact on the proposed development. The
proposed development would seamlessly connect to the surrounding properties and parking
lots.
B. Sewer and Water Standard. The suitability of the .Fubject 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.
- 13 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
The development would connect to the existing municipal, sanitary and water services
located on the interior of the shopping center. The existing facilities can adequately serve
the existing uses on the property and the proposed use.
The applicant will construct a new surface stormwater detention facility to meet the
stormwater ordinance requirements.The proposed development will not have any negative
impact on the existing water, sanitary sewer, and storm water control facilities in the area.
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 proposed development will not have a new direct access
to Randall Road. The applicant is not proposing to make any changes to the current
shopping center access driveways and internal drive-aisles, which maintain congestion-
free traffic circulation. The property would gain access through other surrounding
properties to the main shopping center access drive-aisle with access driveways to Fletcher
Drive on the north and Royal Boulevard to the south. All surrounding properties part of the
shopping center enjoy cross access and cross parking agreements. The existing driveways
. can adequately serve the existing uses on the property and the proposed daycare center
facility.
The proposed daycare center is required to have a total of 26 parking spaces (one parking
space for each of the 24 employees during the peak shift demand, plus one parking space
per ten seats in the classroom with the largest capacity): With a total of 69 parking spaces
proposed on site(46 new parking spaces and 23 existing parking spaces)the property will
meet the parking requirement. After the construction of the daycare center, a total of 836
parking spaces would be required for all uses within the shopping center.With the addition
of 46 new parking spaces on the daycare center site,the entire shopping center would have
a total of 1,227 parking spaces which will 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.
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 proposal represents a desirable infill development that will continue
to revitalize an aging shopping center. The proposed development will seamlessly connect
to the surrounding properties and will increase the number of available parking spaces
within the shopping center.The applicant would also establish the beginning of the western
- 14 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10,2018
internal shopping center drive-aisle with street lights, street trees, and public sidewalks
which has the potential to attract additional outlots along Randall Road. The proposed
daycare center will complement surrounding service uses such as Bumble Bee Play Café,
Phoenix Athletics fitness facility, and the proposed indoor training facility for baseball and
softball (It Starts with the Turf), and it will not exercise any undue detrimental impact on
the 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 Petitions 11-18 and 34-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by JAS Development
— Elgin, LLC, as applicant, and Kane Holdings LLC, as property owner, received March
23, 2018, and supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance, received August 6,
2018;
b. Undated Operational Description from the Learning Experience,received July 2,2018;
c. Plat of Survey,prepared by Greengard, Inc., dated January 26th, 2018;
d. Aerial and Site Plan Exhibit, prepared by Greengard, Inc., dated July 3, 2018;
e. Landscape Plan, prepared by David R. McCallum Associates, Inc., dated March 20,
2018, last revised July 27, 2018;
f. Schematic Floor Plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated
July 27, 2018;
g. Schematic Building Elevations plan, prepared by Jarmel Kizel Architects and
Engineers, Inc., dated July 27, 2018;
h. Site Details plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July
27, 2018;
i. Undated Main Entry Details plan, received July 2, 2018;
j. Undated Signage Details plan,prepared by Jarmel Kizel Architects and Engineers,Inc.,
received July 2, 2018;
k. Two-page TLE Elgin Civil Set, prepared by Telser Lighting Associates,dated July 27,
- 15 -
Recommendation & Findings of Fact
Petition 11-18 and 34-18
September 10, 2018
2018;
1. Plat of Easement Grant, prepared by Greengard, Inc., dated August 2, 2018;
m. Proposed Site Improvements for The Learning Experience plans, prepared by
Greengard, Inc., dated March 23, 2018, last revised August 2, 2018; and
n. Stormwater Management Report, The Learning Experience Elgin, IL, prepared by
Greengard, Inc., dated May 17, 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. A maximum of three wall graphics are permitted to be installed in substantial compliance
with the Undated Main Entry Details plan, received July 2, 2018, and Schematic Building
Elevations'plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27,
2018.
3. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
11-18 and 34-18, 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
- 16 -
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EXHIBIT Aerial/Location M N
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Map prepared by City of Elgin 0 110 220 440 660 880
Department of Community Development
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Petition 11 -18
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QRC2 Residence Conservation 2 �'�'
DRC3 Residence Conservation 3lio - -.
QPRC Planned Residence Conservation I _ ,.
OSFRt Single Family Residence 1 I - ----
O PSFR1 Planned Single Family Residence 1
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QSFR2 Single Family Residence 2 -_
O PSFR2 Planned Single Family Residence 2 ` PAB
A B
OTRF Two Family Residence
OPTRF Planned Two Family Residence
OMFR Multiple Family Residence
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Q PMFR Planned Multiple Family Residence
QRB Residence Business ' B
QPRB Planned Residential Business D
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
11.1 ORI Office Research Industrial • ,__
®PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industrial
-CI Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility
EXHIBIT B Zoning Map N
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Map prepared by City of Elgin 0 60 120 240 360 480
Department of Community Development Feet
F/etcher Dr
Subject Property
1023 N. Randall Rd.
ma Petition 11 -18
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EXHBIIT C Parcel Map N
City of Elgin 0 20 40 80 120 160
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1023 N. Randall R ad
Petition 11-18 and 4-18
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EXHIBIT D
SITE LOCATION
1023 N. Randall Road
Petition 11-18 and 34-18
i - t t+..w - _
diL
Subject property, future location of proposed daycare
center
Randall Road frontage of the su eject property 2
EXHIBIT D
SITE LOCATION
1023 N. Randall Road
Petition 11-18 and 34-18
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Randall Road frontage of the parkin lot adjacent to the
south
EXHIBIT D
SITE LOCATION
1023 N. Randall Road
Petition 11-18 and 34-18
Location of the proposed It Starts with the Turf indoor
practice facility '
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Building previously occupied by Walmart, now Russo 4
Power Equipment
EXHIBIT D
SITE LOCATION
1023 N. Randall Road
Petition 11-18 and 34-18
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Bumblebee Play Cafe at 1015 N. Randall Rd
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Phoenix Athletics at 1029 N. Randall Rd 5