G10-97 " Ordinance No. G10-97
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PAB PLANNED AREA BUSINESS DISTRICT
( 495 Airport Road)
WHEREAS, written application has been made to reclassify
said property in the PAB Planned Area Business District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS :
Section 1 . That Chapter 19 . 08, Section 19 . 08 . 020
entitled "Zoning District Map" of the Elgin Municipal Code, as
amended, be and the same is hereby further amended by adding
�* thereto the following paragraph:
[ The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by including in the PGI Planned General
Industrial District, the following described
property:
LOTS 156 , 157 , 158, 159 , 160, 161, 162 , AND 163
IN THE FIRST ADDITION TO THE FOX RIVER BUSINESS
CENTER, BEING A SUBDIVISION AND PART OF A
RESUBDIVISION OF PART OF SECTION 34 , TOWNSHIP 42
NORTH, AND SECTION 3, TOWNSHIP 41 NORTH, ALL IN
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING
SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
(COMMONLY KNOWN AS 495 AIRPORT ROAD) .
Section 2 . That the City Council of the City of Elgin
hereby adopts the Findings of Fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
reclassification in the PAB Planned Area Business District at
495 Airport Road in accordance with the following provisions :
A. Purpose and Intent. The purpose of this PAB Planned
Area Business District is to provide hotel, conference,
and restaurant facilities to the community and region. A
PAB zoning district is most similar to, but departs from
the standard requirements of the AB zoning district.
B. Supplementary Regulations . Any word or phrase contained
herein, followed by the symbol " (SR) " , shall be subject
to the definitions and the additional interpretive
requirements provided in Chapter 19 . 90, Supplementary
Regulations, of the Elgin Municipal Code, as amended.
The exclusion of such symbol shall not exempt such word
or phrase from the applicable supplementary regulation.
C. General Provisions . In this PAB zoning district, the
use and development of land and structures shall be
subject to the provisions of Chapter 19 . 05, General
Provisions, of the Elgin Municipal Code, as amended.
D. Zoning Districts - Generally. In this PAB zoning
district, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 07,
Zoning Districts, of the Elgin Municipal Code, as amended.
E. Land Use. In this PAB zoning district, the use and
development of land and structures shall be subject to
the provisions of Chapter 19 . 10 Land Use, of the Elgin
Municipal Code, as amended. The following enumerated
"land uses" (SR) shall be the only land uses allowed as a
"permitted use" (SR) in this PAB district:
1 . "Hotel/motel" [SR] ( 701)
f 2 . Drinking place (alcoholic beverages) ( 5813) .
3 . Eating place ( 5812 ) .
4 . Conference facility (UNCL)
5 . Accessory coin operated amusement establishment
( 7993) .
6 . Accessory physical fitness facility ( 7991) .
7 . Accessory swimming pool ( 7999 )
8 . Accessory "Loading facilities" [SR] , subject to the
provisions of Chapter 19 . 47 , Off Street Loading
(UNCL) .
9 . Accessory "parking lot" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45, Off Street Parking.
10 . "Accessory structures" [SR] (UNCL) , subject to the
provisions of Section 19 . 12 . 500, Accessory
Structures and Buildings .
esk 11 . "Accessory uses" [SR] (UNCL) to the permitted uses
allowed in the AB Area Business District, subject
to the provisions of Section 19 . 10 . 400, Component
Land Uses .
12 . "Contractors office and equipment areas" [SR] (UNCL) .
13 . "Commercial antennas and antenna structures mounted
on existing structures" [SR] (UNCL) .
14 . "Radio and television antennas" [SR] (UNCL) .
15 . "Satellite dish antennas" [SR] (UNCL) .
16 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals , vaults, pipes, mains , and valves" (SR)
(UNCL) .
17 . "Fences and walls" [SR] (UNCL) .
18 . "Refuse collection area" [SR] .
19 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 35 Signs .
20 . "Temporary uses" [SR] (UNCL) .
F. Site Design. In this PAB zoning district, the use and
development of land and structures shall be subject to
the provisions of Chapter 19 . 12 , Site Design, of the
Elgin Municipal Code, as amended, except as may be
otherwise provided in this section. In this PAB zoning
district, site design for a zoning lot, lot area, lot
width, setbacks, accessory structures and buildings,
yards , landscape yards, floor area, and building coverage
shall be in substantial conformance to the following:
1 . Statement of Purpose, Departures and Conformance
submitted by the Great Lakes Hospitality
Corporation, dated January 24 , 1997
2 . Site Plan and Building Elevation for Holiday Inn and
Suites (Sheets Si, Al, & A2 ) prepared by Design II
Architects Limited, dated January 24 , 1997
3 . Section 19 . 12 . 700 Landscaping. of the Elgin Zoning
Ordinance for vehicle use area landscape yards and
substantial conformance to the Landscape Plan for
Holiday Inn and Suites prepared by Sam Miller and
Son Landscape Company, dated January 25, 1997 for
interior landscape yards .
IIl 4 . All other applicable codes and ordinances .
G. Off Street Parking. In this PAB zoning district, off
street parking shall be subject to the provisions of
Chapter 19 . 45, Off Street Parking, of the Elgin Municipal
Code, as may be amended with the following exception.
The required number of parking stalls shall be as
follows :
Hotel = 245 (one per room)
Conference = 60 (one per five seats)
Restaurant = 93 (one per 75 sf of floor area)
Employee = 40 (one per employee--peak
demand)
Total = 438
H. Off Street Loading. In this PAB zoning district, off
street loading shall be subject to the provisions of
Chapter 19 . 47, Off Street Loading, of the Elgin Municipal
Code, as may be amended.
I . Signs . In this PAB zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs, of the
Elgin Municipal Code, as may be amended, except as
follows :
tom In addition to the existing development sign (Fox River
Business Center sign on Tollgate Road) , a maximum of 4
freestanding signs shall be allowed in this PAB zoning
district, 1 sign at 180 square feet in surface area and
15 feet in height (Bennigans sign on State Street) , 1
sign at 140 square feet in surface area and 13 feet in
height (Bennigans Sign on Airport Road) , 1 sign at 300
square feet in surface area and 25 feet in height
(relocated existing Venture sign on State Street) , and 1
existing sign at 299 square feet in surface area and 19 .5
feet in height (Fox River Shopping Center sign on State
Street) . The signs are summarized in the following table:
SIGN SURFACE AREA HEIGHT
Venture Sign 300 25 . 0
Fox River S/C 299 19 . 5
Bennigans #1 180 15 . 0
Bennigans #2 140 13 . 0
There is a development sign on the subject property,
identifying the Fox River Business Center. Such signs
are regulated separately from other allowable
freestanding signs that may be located on a property.
eft
A maximum of 6 wall signs shall be allowed in this PAB
zoning district, as summarized in the following table:
BUILDING SURFACE AREA SURFACE AREA
FACE ALLOWED PROPOSED
South 80 276
Holiday Inn
East 80 114
Holiday Inn
North 120 114
Holiday Inn
West 80 15
Bennigans
Southwest 120 358
Holiday Inn
Southwest 0 15
Bennigans
eft J. Nonconforming Uses and Structures . In this PAB zoning
district, nonconforming uses and structures shall be
subject to the provisions of Chapter 19 . 52, Nonconforming
Uses and Structures, of the Elgin Municipal Code, as may
be amended.
K . Planned Developments . This PAB zoning district shall be
subject to the provisions of Chapter 19 . 60, Planned
Developments , of the Elgin Municipal Code, as may be
amended.
L. Conditional Uses . In this PAB zoning district,
conditional uses shall be subject to the provisions of
Chapter 19 . 65 Conditional Uses, of the Elgin Municipal
Code, as may be amended.
M. Variations . Any of the requirements of this ordinance
may be varied, subject to the provisions of Section
19 . 70, Variations, of the Elgin Municipal Code, as may be
amended. A variation may be requested by an individual
property owner for a zoning lot without requiring an
amendment to this PAB zoning district and without
necessitating that all other property owners authorize
such an application.
N. Appeals . Any requirement, determination, or
rift interpretation associated with the administration and
enforcement of the provision of this ordinance may be
eappealed subject to the provisions of Chapter 19 . 75,
Appeals , of the Elgin Municipal Code, as may be amended.
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
Kevin Kelly, Mayor
Presented: March 12 , 1997
Passed: March 12, 1997
Omnibus Vote: Yeas 7 Nays 0
Recorded: March 13, 1997
Published:
Attest:
W./PK-1/%4Z_ 41,1:44.*
Dolonna Mecum, City Clerk
eft
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February 17, 1997
tek FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 08-97 Requesting A Map Amendment from
AB Area Business District to PAB Planned Area Business District;
Property located at 495 Airport Road by the Great Lakes
Hospitality Corporation, as Applicants, and by Elgin Airport
Property Limited, as Owners .
BACKGROUND
An application has been filed by the Great Lakes Hospitality
Corporation, requesting a rezoning from AB Area Business District
to PAB Planned Area Business District. The subject property is
located at 495 Airport Road.
The applicant proposes to construct an eight story 245 room
eimik Holiday Inn Hotel and Suites, featuring a conference center and
restaurant.
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 08-97 on February 17, 1997 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted a Map Amendment Review, dated January 29 , 1997 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment:
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 .
few
FINDINGS OF FACT Planning and Development Commission
Petition 08-97 February 17, 1997
Findings. The subject property is an irregularly shaped,
undeveloped parcel containing 5 . 33 acres of land. The
property has three street frontages . With the exception
of two existing freestanding signs, the property is
undeveloped. The property has no significant natural
features .
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 can be served with
municipal water, wastewater collection, and stormwater
control facilities .
C. Traffic and Parking Standard. The suitability of the
subject property for the intended zoning district with
respect to the provision of safe and efficient on site
and off site vehicular circulation designed to minimize
traffic congestion.
Findings. The subject property is located on State Route
O.` 31 (North State Street) , Tollgate Road, and Airport Road.
State Route 31 is an arterial street. Tollgate Road is a
major collector Street, and Airport Road is a local
street. Vehicular Access to the subject property is to
be limited to Airport Road.
The parking lot ordinance requires 475 off street parking
stalls for the intended uses of the subject property.
The applicant proposes to provide 426 off street parking
stalls .
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 subject property was zoned in the
following classifications for the years indicated:
1927 Out of City
1950 Out of City
1962 Out of City
1992 B-3 Service Business District
Present AB Area Business District
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FINDINGS OF FACT Planning and Development Commission
Petition 08-97 February 17, 1997
elk
The subject property was annexed and zoned in 1984 . The
property is a conforming zoning lot. The existing
billboard sign and the existing venture sign are
nonconforming with respect to height and surface area.
E. Surrounding Land use and Zoning Standard. The
suitability of the subject property for the intended
zoning district with respect to consistency and
compatibility with surrounding land use and zoning.
Findings. The subject property is located within the Fox
River Business Center, zoned AB Area Business District
and GI General Industrial District. The subject property
is zoned AB.
The Fox River Business Center shopping center is located
east of the subject property, zoned AB.
A restaurant is located north of the subject property and
motels are located to the south and southeast, all zoned
AB Area Business District.
Two churches , are located on the west side of North State
� Street, zoned CF Community Facility District.
f 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 located within a
developing business, and office, research, and industrial
area.
G. Zoning Districts 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 provisions for the purpose and intent, and
the location and size of a PAB zoning district are as
follows:
The purpose of the PAB Planned Area Business District is
to provide commodities and services to several
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FINDINGS OF FACT Planning and Development Commission
Petition 08-97 February 17, 1997
neighborhoods, and in some instances to a community wide
or regional supporting population, subject to the
provisions of Chapter 19 . 60, Planned Developments . A PAB
zoning district is most similar to, but departs from the
standard requirements of the AB zoning district.
Planned business districts should be located in
substantial conformance to the official comprehensive
plan. The amount of land necessary to constitute a
separate planned business district exclusive of rights of
way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres .
No departure from the required minimum size of a planned
business district shall be granted by the City Council .
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 Official Comprehensive Plan of 1983
designated the subject property as "area business
center" .
I. Natural Preservation Standard. The suitability of the
subject property for the intended planned development
with respect to the preservation of all significant
natural features including topography, watercourses,
wetlands, and vegetation.
Findings. The subject property has no significant
natural features .
J. Internal Land Use Standard. The suitability of the
subject •property for the intended planned development
with respect to the land uses permitted within the
development being located, designed, and operated so as
to exercise no undue detrimental influence on each other
or on surrounding property.
Findings. The proposed hotel features 245 rooms, a
conference center; a restaurant and bar; an indoor pool,
whirlpool, and recreation area; a game room; an exercise
and fitness center; and a guest business center and
lobby.
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FINDINGS OF FACT Planning and Development Commission
Petition 08-97 February 17, 1997
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the zoning ordinance. For the purposes of this section, the most
similar zoning district is the AB Area Business District. The
applicant is requesting departures from the following sections of
the zoning ordinance:
A. 19.35.435 I. Floor Area. The subject property is allowed a
maximum of 117,769 square feet of floor area. The proposed
hotel facility is to have 163,273 square feet of floor area,
representing a 39 percent departure.
B. 19 .50.090 Size, Number, Location, and Type of Signs.
A. Freestanding Signs. The subject property is allowed a
maximum of 10 freestanding signs, each at 80 square feet in
surface area (4 along State Street, 3 along Tollgate Road,
and 3 along Airport Road) . The maximum allowable surface
area of 800 square feet ( 10 x 80 = 800) may combined into a
lesser number of signs provided that no single freestanding
sign exceeds 240 square feet in surface area. As an example,
r the subject property could have 3 freestanding signs at 240
square feet and 1 at 80 square feet ( 3 x 2.40 = 720 . 720 + 80
= 800) . No sign may exceed 15 feet in height.
The applicants have proposed 4 freestanding signs, 1
sign at 180 square feet in surface area and 15 feet in
height (Bennigans sign on State Street) , 1 sign at 140
square feet in surface area and 13 feet in height (Bennigans
Sign on Airport Road) , 1 sign at 1,050 square feet in
surface area and 42 feet in height (Venture sign on State
Street) , and 1 existing sign at 299 square feet in surface
area and 19 .5 feet in height (Fox River Shopping Center sign
on State Street) . The signs are summarized in the following
table:
SIGN SURFACE AREA HEIGHT
Venture Sign 1, 050 42 . 0
Fox River S/C 299 19 .5
Bennigans #1 180 15 . 0
Bennigans #2 140 13 . 0
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FINDINGS OF FACT Planning and 'Development Commission
Petition 08-97 . February 17, 1997
tow There is a development identification sign on the subject
property, identifying the Fox River Business Center. Such
signs are regulated separately from other allowable
freestanding signs that may be located on a property.
C. 19 .50.090 Size, Number, Location, and Type of Signs.
B. Wall Signs. The subject property is allowed a maximum of
2 wall signs for each building face. The maximum surface
area is a function of the width of the building face and
distance from a public right of way.
The applicants have proposed 6 wall signs as summarized
in the following table:
BUILDING SURFACE AREA SURFACE AREA
FACE ALLOWED PROPOSED
South 80 276
Holiday Inn
East 80 114
Holiday Inn
North 120 114
Holiday Inn
West 80 15
Bennigans
Southwest 120 358
Holiday Inn
Southwest 0 15
Bennigans
D. 19.45.070 Required Number of Parking Stalls. The parking
lot ordinance requires 475 off street parking stalls for the
intended uses of the subject property. The applicant
proposes to provide 426 off street parking stalls .
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 08-97 . On a motion to recommend the approval of
Petition 08-97 , subject to the following conditions, the vote was
seven (7) yes and zero (0) no:
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-- FINDINGS OF FACT Planning and Development Commission
Petition 08-97 February 17, 1997
1 . Substantial conformance to the Statement of Purpose,
Departures and Conformance submitted by the Great Lakes
Hospitality Corporation, dated January 24, 1997 . The
Venture feestanding sign and the the additional
freestanding sign should conform to the height and
surface area limitations of the sign ordinance, as
closely as possible.
2 . Substantial conformance to the Site Plan and Building
Elevation for Holiday Inn and Suites (Sheets Si, Al, &
A2 ) prepared by Design II Architects Limited, dated
January 24, 1997
3 . Substantial conformance to Section 19 . 12 .700
Landscaping. of the Elgin Zoning Ordinance for vehicle
use area landscape yards and substantial conformance to
the Landscape Plan for Holiday Inn and Suites prepared
by Sam Miller and Son Landscape Company, dated January
25, 1997 for interior landscape yards .
4 . Compliance with all other applicable codes and
ordinances .
fek Therefore, the motion to recommend the approval of Petition 08-97
was adopted.
.Eric M. Johnson, Chairman Pro Tem
Planning and Development Commission
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Jer 46-er; ' , Secretary
Planning a • Development Commission
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