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G40-99 elk Ordinance No. G40-99 AN ORDINANCE RECLASSIFYING PROPERTY AT 310 NORTH MCLEAN BOULEVARD AND GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT FEATURING AN AUTOMOBILE PARTS AND ACCESSORIES DEALER WHEREAS, written application has been made to reclassify certain property located at 310 North McLean Boulevard from RC2 Residence Conservation District, CF Community Facility District and RB Residence Business District to RB Residence 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 a conditional use for a planned development featuring an automobile parts and accessories dealer be granted; 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, 1976, 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 excluding from the RC2 Residence Conservation District, CF Community Facility District and RB Residence Business District and including in the RB Residence Business District, the following described property: BEGINNING AT THE NORTHEAST CORNER OF LOT 6 OF BLOCK VIII OF COLUMBIA PARK ADDITION TO ELGIN ILLINOIS, BEING A SUBDIVISION LOCATED IN THE SOUTHWEST QUARTER OF SECTION 10 AND THE NORTHWEST QUARTER OF SECTION 15, BOTH LYING IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN THE PLAT OF WHICH IS RECORDED IN BOOK 12 OF PLATS, PAGE 26 IN THE RECORDER' S OFFICE OF KANE COUNTY, ILLINOIS; THENCE SOUTH 1 DEGREE 27 MINUTES 53 SECONDS WEST ALONG THE WEST RIGHT OF WAY OF MCLEAN BOULEVARD AS SHOWN UPON SAID PLAT, A DISTANCE OF low 250 . 09 FEET TO THE NORTHEAST CORNER OF LOT 11 OF SAID COLUMBIA PARK ADDITION; THENCE SOUTH 89 DEGREES 43 MINUTES 59 SECONDS WEST ALONG THE NORTH LINE OF eft LOT 11 AND LOT 16 , A DISTANCE OF 208 . 98 FEET TO THE EAST LINE OF THE WEST 90 FEET OF SAID BLOCK VIII, THENCE NORTH A DISTANCE OF 249 . 97 FEET TO A POINT ON THE SOUTH LINE OF SAID LOT 22 OF SAID COLUMBIA PARK ADDITION; THENCE NORTH 89 DEGREES 43 MINUTES 49 SECONDS EAST ALONG SOUTH LINE OF SAID LOT 22 AND THE SOUTH LINE OF LOT 5 OF SAID COLUMBIA PARK ADDITION, A DISTANCE OF 215 . 37 FEET TO THE POINT OF BEGINNING, CONTAINING 53 , 036 SQUARE FEET MORE OR LESS IN THE TOWNSHIP OF ELGIN, KANE COUNTY, ILLINOIS . " Section 2 . That the City Council of the City of Elgin hereby adopts the findings of fact made by the Planning and Development Commission granting a conditional use for a planned development featuring an automobile parts and accessories dealer, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions : 1 . The freestanding sign is to be a monument style. The freestanding sign is not to exceed a maximum of 40 square feet in surface area, nor 10 feet in height . 2 . A maximum of one flush mounted sign to be located on the east elevation. The flush mounted ''" sign is not to exceed 80 square feet . No additional flush mounted signs . No signs are to displayed within windows . 3 . The proposed building is to be constructed in substantial conformance to the Conceptual Exterior Elevation, dated June 10 , 1999 . 4 . Exterior construction materials to be earth toned masonry, and the refuse collection area shall be screened by a solid wall constructed of the same materials as the proposed building, both as represented at the public hearing. 5 . A six foot solid wood fence is to be constructed along the entire length of the westerly lot line with a gate for maintenance of the landscape yard. 6 . Lighting poles are to be a maximum of 20 feet in height with adequate cut offs to protect adjoining properties from any spill over of light . 7 . Substantial conformance to the Statement of Purpose and Conformance prepared by McClure tow Engineering Associates, Inc . , dated March 29, 1999, encompassing title survey, site plan, landscape plan, and building elevations . 8 . Compliance with all other applicable codes 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 from and after its passage in the manner provided by law. E. Schock, Mayor Presented: July 14 , 1999 Passed: July 14 , 1999 Vote : Yeas 5 Nays 1 Recorded: July 15 , 1999 Published: Attest : zi �-- "'" Dolonna Mecum, City Clerk eft April 21 , 1999 tow. FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 26-99 Requesting a Map Amendment from RC2 Residence Conservation District and CF Community Facility District to RB Residence Business District, and Requesting Conditional Use Approval for a Planned Development featuring an Automobile Parts and Accessories Dealer - Retail in the RB Residence Business District ; Property located at 310 North McLean Boulevard by Autozone, Inc . , as Applicant , and by Charles and Ella Mae Karsten, as Owners . GENERAL INFORMATION Requested Action: Map Amendment and Conditional Use for a Planned Development eft Current Zoning: RC2 Residence Conservation District CF Community Facility District RB Residence Business District Proposed Zoning: RB Residence Business District Intended Use Automobile Parts and Accessories Property Location: 310 North McLean Boulevard Applicant : Autozone, Inc . Owner: Charles and Ella Mae Karsten Planning Coordinator: Jerry Deering LIST OF EXHIBITS A. City Map (see attached) B. Zoning Map (see attached) C. Location Map (see attached) Exhibit A FINDINGS • OF FACT Planning and Development Commission Petition 26-99 April 21, 1999 D. Statement of Purpose and (see attached) Conformance prepared by McClure Engineering Associates, Inc . , dated March 29, 1999, encompassing site plan, landscape plan, and building elevations . BACKGROUND An application had been filed by Autozone, Inc . requesting a map amendment from RC2 Residence Conservation District and CF Community Facility District to RB Residence Business District, and requesting conditional use approval for a planned development featuring an automobile parts and accessories dealer - retail in the RB Residence Business District . The subject property is located at 310 North McLean Boulevard reference Exhibits A, B, and C) . The westerly 60 feet of the subject property is zoned RC2 and CF. The applicants want the entire property to be zoned RB for the purpose of establishing an automobile parts and accessories dealer as a conditional use for a planned development . rUnder the planned development provisions, the applicant is requesting departures from certain standard requirements of the zoning ordinance, including maximum lot width, maximum building coverage, and required alignment of access drives on opposite sides of an arterial street (reference Exhibit D) . FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 26-99 on April 19, 1999 . 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 and Conditional Use Review, dated April 12, 1999 . The Planning and Development Commission has made the following findings concerning the requested map amendment and conditional use for a planned development : eft Page 2 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21, 1999 elk A. Site Characteristics . 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 a regularly shaped parcel containing approximately 1 . 2 acres of land. The property is improved with a single family dwelling and several mature trees . B. Sewer and Water. 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 served with municipal water, wastewater collection, and stormwater control facilities . C. Traffic and Parking. The suitability of the subject property for the intended zoning district with respect to e the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. 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 . 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 located on North McLean Boulevard. North McLean Boulevard is an arterial street, serving the west side of Elgin. The applicant is proposing a 42 foot access driveway offset with the access drive that serves Kimball Middle School . The minimum require offset is 150 feet . The applicant is proposing 31 off street parking stalls which exceeds the minimum required number by 9 stalls . The minimum number of required off street parking stalls is Page 3 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP . 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21, 1999 rb. r 22 . Off street parking is to be constructed in conformance to the parking lot ordinance . D. Zoning History. 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 R-2 Single Family Residence District 1992 R-2 Single Family Residence District 0 Limited Office District Present RC2 Residence Conservation District CF Community Facility District RB Residence Business District E. Surrounding Land use and Zoning. 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 majority of the subject property is located within a RB district straddling North McLean Boulevard and extending from south of Lawrence Avenue on the south to approximately Demmond Street on the north. The Islamic Community Center, zoned CF Community Facility District, is located immediately west of the subject Property. There are single family dwellings located to the northwest and to the southwest of the subject property. This area is zoned RC2 Residence Conservation District . F. Trend of Development. 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 an area of the city that was originally platted and developed as residential within the county. As traffic volumes Page 4 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP.AM/3230MAP. 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21 , 1999 increased on North McLean Boulevard, the residential character of the adjoining properties became compromised. In order to recognize the impact of increased traffic volumes and to limit the establishment of nonresidential land uses, the city established the limited office district in 1978 . Because the design standards of the office district were viewed as being too permissive, the . City established the RB Residence Business District in 1992 . The result has been primarily the establishment of office uses within a limited scale of development . G. Zoning Districts. 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 . The purpose of the RB Residence Business District is to conserve the residential character of certain properties located within "transportation corridor" as designated by the official comprehensive plan by providing various use alternatives, but with site design regulations in keeping with a residential environment . A RB Residence Business District should be located in substantial conformance with the official comprehensive plan and may be located in areas adjoining arterial streets or in other areas deemed unsuitable for other zoning classifications . The amount of land necessary to constitute a separate RB zoning 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, unless such land adjoins, any nonresidential zoning district, which has frontage on the same street . Findings. The requested map amendment is in substantial conformance to the purposes and locational requirements for the RB Residence Business District in that the majority of the subject property is located within a "transportation corridor" as defined by the official comprehensive plan and in that the majority of the subject property is already zoned in the RB district . While the subject property has been held in single ownership for many years, the property was inadvertently placed in three different classifications by the comprehensive amendment to the zoning ordinance in 1992 . elk Page 5 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP .AM/3230MAP . 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21 , 1999 H. Conditional Use for a Planned Development. The suitability • of the subject property for the intended conditional use for a planned development with respect to the provisions for the purpose and intent of planned developments . 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. For planned developments as a conditional use, the planned development should demonstrate the following characteristics : 1 . An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public, that would not be possible under the strict application of the other chapters of this title . 2 . The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located. 3 . Extraordinary conditions or limitations governing site r design, function, operation, and traffic impact are imposed on the planned development . Findings. The proposed planned development is in substantial conformance to the purposes of the planned development provisions because of the conditions to be imposed on the proposed automobile parts and accessories dealer. I. Comprehensive Plan. 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 "transportation corridor" . J. Natural Preservation. 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. Page 6 FINDINGS/PZTEXT/3000DV. SV/3200PD .PC/3230MP .AM/3230MAP . 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21, 1999 eift Findings . The applicant proposes to protect and maintain several of the most significant existing trees and shrubs on the subject property, as well as the existing hedge row along the westerly property line . PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the zoning ordinance . The applicant is requesting departures from the following sections of the zoning ordinance : A. Maximum Lot Width (19 .35 .235 C. ) The maximum lot width in the RB district is 145 feet . The applicant is proposing a lot width of 250 . Accordingly, the applicant is requesting a departure of 105 foot (72%) . B. Maximum Building Coverage (19 .35 .235 J. 4 . ) Assuming the maximum lot width of 145 feet, the subject property is entitled to 5, 319 square feet of building coverage . The applicant is proposing 5, 499 square feet (a departure of 180 sq ft) with a future expansion to a maximum of 7 , 131 square feet . Accordingly, the applicant is requesting a departure of 1, 812 square feet (34%) . C. Offset Access Driveways (19 .45 . 110 C. 1. ) . Access driveways to be located on opposite sides of an arterial street are to be aligned as to form an intersection, or such driveways are to be offset a minimum of 150 feet . The applicant is requesting an offset of 42 feet . D. Maximum Surface Area of a Freestanding Sign. The maximum surface area for a freestanding in the RB Residence Business District is 40 square feet . The applicant is requesting 60 square feet . RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 26-99 . On a motion to recommend the approval of Petition 26-99, subject to the following conditions, the vote was six (6) yes and zero (0) no: Page 7 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP .AM/3230MAP . 99/PET26 . 99 FINDINGS OF FACT Planning and Development Commission Petition 26-99 April 21, 1999 1 . The freestanding sign is to be a monument style . The freestanding sign is not to exceed a maximum of 60 square feet in surface area, nor 6 feet in height . 2 . A maximum of one flush mounted sign to be located on the east elevation. The flush mounted sign is not to exceed 80 square feet . No additional flush mounted signs . No signs are to displayed within windows . 3 . Exterior construction materials to be earth toned masonry, and the refuse collection area shall be screened by a solid wall constructed of the same materials as the proposed building, both as represented at the public hearing. 4 . A six foot solid wood fence is to be constructed along the entire length of the westerly lot line with a gate for maintenance of the landscape yard. 5 . Lighting poles are to be a maximum of 20 feet in height with adequate cut offs to protect adjoining properties from any spill over of light . eft 6 . Substantial conformance to the Statement of Purpose and Conformance prepared by McClure Engineering Associates, Inc . , dated December 21, 1998 , encompassing title 4L: survey, site plan, landscape plan, and building elevations . 7 . Compliance with all other applicable codes and ordinances . Therefore, the motion to recommend the approval of Petition 26-99 was adopted. C v . . 11NOLNYtil Ge 4- M. ',olff, Chairman Planning and Development Commission ) .,ALt11/4.A.01;.7) Je Deering, Secretary Planning and Development Commission Page 8 FINDINGS/PZTEXT/3000DV. SV/3200PD. PC/3230MP .AM/3230MAP. 99/PET26 . 99