G53-97 Ordinance No. G53-97
em.
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A COMMERCIAL
PLANNED DEVELOPMENT FOR A GAS STATION AND
CONVENIENCE STORE
( 1156 Dundee Avenue)
WHEREAS, written application has been made for an AB Area
Business District conditional use for a commercial planned
development for a gas station and convenience store at
1156 Dundee Avenue; and
WHEREAS, the Zoning and Subdivision Hearing Board
conducted a public hearing after due notice by publication and
has submitted its findings of fact and recommended approval;
and
WHEREAS, the City Council of the City of Elgin concurs in
the findings and recommendation of the Zoning and Subdivision
Hearing Board.
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
/r► hereby adopts the findings of fact made by the Zoning and
Subdivision Hearing Board, a copy of which is attached hereto
and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use a commercial planned
development for a gas station and convenience store at
1156 Dundee Avenue and legally described as follows :
LOT 5 AND 6 AND THE SOUTH 36 . 46 FEET OF LOT 4 ,
BLOCK 1 , RIVERSIDE PARK ADDITION, IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance with the Site
Development Plan prepared by Marathon Oil Company,
including Sheets C-1 through C-6 , Si-1, and LS-1 last
revised October 2 , 1997 ; and Sheet PH-1 last revised
October 3, 1997 .
2 . Bulk petroleum deliveries and refuse pick-up
are to be restricted to between the hours of
6 : 00 a.m. to 10 : 00 p.m.
3 . The west wall of the building is to be
constructed of face brick to match an existing
detached garage, located behind the building.
4 . Compliance with all other applicable codes
eft. and ordinances .
Section 3 . That the conditional use granted herein shall
expire if not established within one year from the date of
passage of this ordinance.
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
•
//
Kevin Kelly, Mayor
Presented: November 5, 1997
Passed: November 5, 1997
Omnibus Vote : Yeas 7 Nays 0
Recorded: November 6 , 1997
Published:
Attest :
Do1onna Mecum, Ci y Clerk
October 1, 1997
CONDITIONAL USE
FINDINGS AND RECOMMENDATION
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 44-97 Requesting Conditional Use
Approval for a Commercial Planned Development (Speedway Gas
Station and Convenience Store) ; Property Located at 1156 Dundee
Avenue; Marathon Oil Company, as Applicant and Owner.
CONSIDERATIONS
A petition has been filed by Marathon Oil Company requesting an
AB Area Business District conditional use for a commercial
planned development. The subject property is located at 1156
rook Dundee Avenue.
The applicant is seeking zoning approval to redevelop the
subject property with the following component land uses : a motor
vehicle service station and convenience store.
FINDINGS
After due notice as required by law, the Zoning and Subdivision
Hearing Board held a public hearing to consider Petition 44-97
on August 20 and September 17 , 1997 . The applicant testified at
the hearing and presented documentary evidence regarding the
conditional use request. The Planning Department submitted a
Conditional Use Review, dated August 14, 1997 and a Memorandum,
dated September 10, 1997 , which describes revisions to the
original development plans .
The Zoning and Subdivision Hearing Board has made the following
findings concerning the subject property:
A. Site Characteristics. The subject property contains
approximately 33, 106 square feet. The property is improved
with a motor vehicle service station and a vacant commercial
structure.
B. Sewer and Water. The property is served with municipal
sewer and water systems .
Exhibit A
F&R44 .97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 97/PET44 . 97
C. Traffic and Parking. The subject property has street
frontage on Dundee Avenue and River Bluff Road. Dundee
Avenue functions as an arterial street. River Bluff Road
functions as a local street.
The required number of parking spaces to support the
redevelopment project is nine (9 ) . The development plan
features thirteen ( 13) parking spaces and a storage rack for
bicycles .
D. Zoning History/Zoning Status. The subject property was
zoned as follows during the years listed:
1928 "E" Commercial
1950 "A" Residence
1960 "D" Commercial
1961 "D" Commercial
1962 B-3 Service Business District
1992 B-3 Service Business District
Present AB Area Business District
The subject property is a conforming zoning lot. The
development plan departs from certain site design standards
(transition building setback, transition landscape yard,
vehicle use area setback) in the AB District and from
certain sign standards .
E. Surrounding Land Use and Zoning. The subject property is
located within a strip commercial area zoned AB Area
Business District. The commercial strip is developed with a
variety of business uses .
The area located to the west of the subject property is
zoned RC2 Residence Conservation District. The area is
developed with single family residences .
F. Trend of Development. The subject property is located in a
commercial strip pattern of development, which developed
prior to the adoption of contemporary zoning standards .
G. Comprehensive Plan. The subject property is designated
"transportation corridor" by the Official Comprehensive Plan
for Elgin.
H. Planned Development Departures. The applicant is requesting
the following departures from the site design standards and
the sign ordinance:
Transition Building Setback
Required Proposed Departure
50 Ft. (West PL) 12 Ft. 38 Ft.
F&R44 .97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 97/PET44 .97
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Transition Landscape Setback
Required Proposed Departure
25 Ft. (West PL) 12 Ft. 13 Ft.
Vehicle Use Area Street Setback
Required Proposed Departure
20 Ft. for first 132 Ft. 8 . 28 Ft. 11 . 72 Ft.
east of West PL
Signs
Freestanding Signs : The subject property qualifies for one
freestanding sign. The Speedway "logos" and "signs" on the
dispeners and conopy shrouds are considered additional
freestanding signs (reference detail drawings on Sheet Si-1
of Development Plan) .
Access
The maximum width of a driveway approach at the curbline
along a street is 45 feet. The proposed drive approaches
are 60 feet wide (Dundee Avenue) and 65 feet wide (River
Bluff Road) .
RECOMMENDATION
On a motion to recommend approval of Petition 44-97 subject to
the following conditions, the vote was five (5) yes and zero (0)
no:
1 . Substantial conformance with the revised development plan
for Speedway/Starvin' Marvin, including the following plan
sheets :
- Site Geometric Plan (DWG. NO. C-2) , revised 08/26/97 .
- Site Signage Plan (DWG. NO. Si-1) , revised 08/26/97 .
- Site Landscape Plan (DWG. NO. LS-1) , revised 09/09/97,
revised to replace the arborvitae hedge along the west
property line with crabapple trees, to replace two
existing, deteriorating shade trees with a new shade tree,
and to indicate fences or gates to block access to the
rear of the building. The fences or gates are to be
constructed of materials to match an existing fence
located along the west property line, behind the building.
2 . Submission of a site photometric plan indicating illuminance
in horizontal footcandles, and listing specifications for
all site lighting. Perimeter pole-mounted light fixtures
shall have a forward throw distribution pattern with a sharp
F&R44 . 97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 97/PET44 . 97
backside cutoff to eliminate stray light at the ro ert
P P Y
lines . Horizontal footcandles shall measure 0 . 00 within 10
feet of the west property line, except for an area
illuminated with can lights mounted under the soffit along
the west building line. Luminaire mounting height shall not
exceed 14 feet.
3 . Bulk petroleum deliveries and refuse pick-up are to be
restricted to between the hours of 6 :00 a.m. and 10 : 00 p.m.
4 . The west wall of the building is to be constructed of
face brick to match an existing detached garage, located
behind the building.
5 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend approval of Petition 44-97
was adopted.
Ralph Tiberi, Chairm n
Zoning and Subdivision Hearing Board
Tom Armstrong, Secret
Zoning and Subdivision Hearing Board
r
F&R44 .97/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 97/PET44 . 97