G45-99 •
Ordinance No. G45-99
AN ORDINANCE
AMENDING THE DEVELOPMENT PLAN
IN A PAB PLANNED AREA BUSINESS DISTRICT
(WOODBRIDGE NORTH)
WHEREAS, written application has been made to amend the
development plan in the Woodbridge North 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; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission.
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:
fe" The boundaries hereinafter laid out in the
' Zoning District Map ' , as amended, be and are hereby
altered by including in the amended PAB Planned Area
Business District, the following described property:
Those parts of the West Half of the Southwest
Quarter and the Southeast Quarter of the Southwest
Quarter of Section 21, together with that part of
the East Half of the Northwest Quarter of Section
28 , both in Township 41 North, Range 8 East of the
Third Principal Meridian, described as follows :
Beginning at the Southwest corner of the East Half
of the Northwest Quarter of Section 28 , aforesaid;
thence North 1 degree 42 minutes 3 seconds West
along the West line of the East half of the
Northwest Quarter of said Section 28, a distance of
2676 . 35 feet to a point on the South line of the
Southwest Quarter of Section 21, aforesaid; thence
88 degrees 31 minutes 36 seconds West along said
South line, a distance of 8 . 35 feet to a point on
the present centerline of county highway Route 34 ,
Randall Road, (F.A. S . Rte . 1110) as shown on plat of
dedication recorded as Document No. 830326 ; thence
North 1 degree 51 minutes 53 seconds West along said
centerline, a distance of 165 . 00 feet ; thence North
.,� 88 degrees 31 minutes 36 seconds East, a distance of
173 . 96 feet to a point of curvature; thence
southeasterly along an arc of a circle, convex to
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#r•► the Northeast, having a radius of 700 . 00 feet, the
chord thereof having a bearing of South 63 degrees
34 minutes 4 seconds East and a length of 655 . 22
feet, an arc-distance of 681 . 86 feet to a point of
tangency; thence South 35 degrees 39 minutes 45
seconds East, a distance of 158 . 66 feet to a point
of curvature; thence southeasterly along an arc of a
circle, convex to the Southwest, having a radius of
350 . 00 feet, the chord thereof having a bearing of
43 degrees 13 minutes 28 seconds East and a length
of 92 . 12 feet, an arc-distance of 92 . 39 feet ; thence
South 1 degree 51 minutes 53 seconds East parallel
with the centerline of Randall Road, aforesaid, a
distance of 2327 . 04 feet to a point on the South
line of the Northwest Quarter of Section 28,
aforesaid; thence South 88 degrees 2 minutes 5
seconds West along said South line, a distance of
899 . 32 feet to the place of beginning, in the City
of Elgin, Kane County, Illinois (COMMONLY KNOWN AS
801 SOUTH RANDALL ROAD) .
Section 2 . That the City Council of the City of Elgin
hereby grants the amendment to the development plan in the
Woodbridge North PAB Planned Area Business District at 801
South Randall Road in accordance with the following provisions :
eft A. Purpose and Intent. The purpose of this PAB
Planned Area Business District is to provide
commodities and services services 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
e. Chapter 19 . 07 , Zoning Districts, of the Elgin
Municipal Code, as amended.
e.. 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 . The enumerated land uses listed as permitted
uses under Section 19 . 35 .430 (A) Permitted Uses
in the AB Area Business District, and
2 . Motor Vehicle Repair Shops (SR) (753)
3 . Motor Vehicle Service Stations (SR) (554)
4 . Package Liquor Sales Establishments (SR) (5921)
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
ft yards, floor area, and building coverage shall be in
substantial conformance to the development plans and
building elevations contained in the Meijer Fresh
project booklet, dated February, 1999, and the
Woodbridge Commons project booklet, dated June 30,
1999 . The westerly point of access to this PAB
District from College Green Drive (future Spartan
Drive) shall be limited to right turn-in traffic
movements only (unless an intersection improvement
including a left turn-in traffic movement is
designed and meets sound traffic engineering
standards and practices) .
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.
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,
e., of the Elgin Municipal Code, as may be amended,
except as may otherwise be provided in this
section. In this PAB District, signs shall be in
Pibk substantial conformance with the sign elevation
drawings contained in the Meijer Fresh project
booklet, dated February, 1999, and the Woodbridge
Commons project booklet dated June 30, 1999 .
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; and shall be
processed as an amendment to this PAB District .
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
interpretation associated with the administration
and enforcement of the provision of this ordinance
may be appealed subject to the provisions of Chapter
19 . 75, Appeals, of the Elgin Municipal Code, as may
be amended.
Section 3 . That Ordinance No. G13-99, entitled "An
Ordinance Amending the Development Plan in a PAB Planned Area
Business District (Woodbridge North) " , passed March 10 , 1999,
be and is hereby repealed.
Section 4 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are
hereby repealed.
Section 5 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
� s I
d Schock, Mayor
e. Presented: July 28 , 1999
Passed: July 28 , 1999
Vote : Yeas 5 Nays 0
Recorded: July 29, 1999
Published:
Attest :
Dolonna Mecum, City Clerk
July 6, 1999
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 33-99 Requesting Approval of an
Amendment to a PAB Planned Area Business District, and a
Preliminary Plat of Subdivision; Property Located at 801 South
Randall Road; by Menards, Inc. , Mid America, FSB, The Crown
Group, Inc. , Wendy' s Old Fashioned Hamburgers of New York,
Inc. , and Halle Enterprises, L.L.C. , as Applicants, and
American National Bank and Trust Company of Chicago, Trust No.
109526-04, as Owner.
GENERAL INFORMATION
Requested Action: Development Approval
Current Zoning: PAB Planned Area Business District
Proposed Zoning: PAB Planned Area Business District
Intended Use: Retail and Commercial Service
Property Location: 801 South Randall Road
Applicant : Menards, Inc. , Mid America, FSB,
The Crown Group, Inc. , Wendy' s Old
Fashioned Hamburgers of New York, Inc.
and Halle Enterprises, L.L.C.
Owner: American National Bank and Trust Company ,
of Chicago, Trust No. 109526-04
Planning Coordinator: Tom Armstrong
LIST OF EXHIBITS
A. Location Map (see attached) .
B. Zoning Map (see attached) .
` C. Petitioner' s Statements, Development Plans (see enclosed) .
and Preliminary Plat of Woodbridge Commons
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 99/PET33 . 99
Exhibit A
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BACKGROUND
An application has been filed by Menards, Inc . , Mid America,
FSB, The Crown Group, Inc. , Wendy' s Old Fashioned Hamburgers,
and Halle Enterprises, Inc. requesting approval of an amendment
to a PAB Planned Area Business District, and a preliminary plat
of subdivision. The subject property is located at 801 South
Randall Road (reference Exhibits A and B) .
The subject property comprises the south half of the 49 acre
Woodbridge Commons commercial site. The north half of the
commercial site will be developed with a 215, 661 Meijers store
and a convenience store/gas station.
The property is proposed to be subdivided into six lots . The
applicants propose to develop the subject property with a
160, 380 square foot Menards store, a bank, a multi-tenant
building anchored by Blockbusters, a Wendy' s restaurant, and a
Discount Tire store. One outlot will remain to be developed
(reference Exhibit C) .
FINDINGS
elk After due notice, as required by law, the Planning and
Development Commission held a public hearing to consider
Petition 3-99 on June 7 and June 21, 1999 . The applicant
testified at the hearing and presented documentary evidence in
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support of the petition. Neighboring property owners appeared
at the hearing and testified. No written correspondence has
been received. The Planning Department has submitted a
Development Review, dated June 2, 1999 and a Memorandum, dated
June 21, 1999 .
The Planning and Development Commission has made the following
findings concerning the proposed development :
A. Site Characteristics Standard. The suitability of the
subject property for the proposed development with respect
to its size, shape, and any existing improvements .
Finding. The subject property is comprised of the
southerly 22 . 834 acres of the 49 acre commercial site. A
City of Elgin water tower is located at the north end of
the larger commercial site. A detention/wetland area is
located at the south end of the property. There are no
other improvements on the property.
B. Sewer and Water. The suitability of the subject property
for the proposed development with respect to the
availability of adequate water, sanitary treatment, and
stormwater control facilities.
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 99/PET33 .99
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►. Finding. The subject property is to be served through
existing municipal sanitary sewer and water systems .
Stormwater detention is provided at the south end of the
property. A small detention area is proposed in the
northwest portion of the property.
C. Traffic and Parking. The suitability of the subject
property for the proposed development with respect to the
provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic
congestion.
Finding. The commercial site is boundecL by Randall Road,
Bowes Road, and College Green Drive. Randall Road
functions as a north/south regional "farte rial . Bowes Road
functions as an arterial street . College Green functions
as a collector street .
Access to the subject property will be via a right turn-in,
right turn-out approach on Randall Road, a full movement
approach and a right turn-in, right turn-out approach on
Bowes Road, and across the Meijers development site to
College Green Drive.
Approximately 1, 500 parking spaces are required in support
of the proposed uses, including Meijer. The proposed
development plan for the 49 acre commercial site features a
total of 1, 615 parking spaces .
D. Zoning History. The suitability of the subject property
for the proposed development with respect to the length of
time the property has remained undeveloped or unused in its
current zoning district .
Finding. The subject property has remained undeveloped
since it was annexed and zoned 13-3 Service Business
District with a special use for a commercial planned
development, in 1989. The property was reclassified to PAB
Planned Area Business District in 1992 . Development of a
215, 661 square foot Meijer store was approved in 1999.
E. Surrounding Land Use and Zoning. The suitability of the
subject property for the proposed development with respect
to consistency and compatibility with surrounding land use
and zoning.
Finding. The area located to the north of the subject
property is zoned PAB Planned Area Business District. The
area is proposed to be developed with a retail store
(Meijer) .
e,,, The area located to the east of the subject property is
zoned PMFR Planned Multiple Family Residence District . The
area is developed with townhomes (Sierra Ridge) .
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 99/PET33 .99
emk The area located to the south of the subject property is
zoned AB Area Business District . The westerly portion of )
•the area is developed with a bank. The remainder of the
commercial area is undeveloped.
The incorporated areas located to the west of the subject
property are zoned RC1 Residence Conservation District and
SFR2 Single Family Residence District . These areas are
developed with single family residences (Woodbridge North
and Columbine) . The unincorporated areas located to the
west of the subject property are developed with a single
family residence, a church, and a veterinary clinic.
F. Trend of Development. The suitability of the subject
property for the proposed development with respect to its
consistency with an existing pattern of development or an
identifiable trend of development in the area.
Finding. The subject property is part of a planned
development (Woodbridge North) , which was approved in
1989 . The approved plan contemplated developing the
commercial site with a shopping center containing
approximately 392, 000 square feet of leasable area and
seven additional outlots .
plik 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 .
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 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 .
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP.99/PET33 . 99
(rk
H. Comprehensive Plan. The suitability of the subject
property for the planned development with respect to
conformance to the goals, objectives, and policies of the
official comprehensive plan.
Finding. The subject property is designated "area/village
center" by the Elgin Comprehensive Plan.
I. 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.
Finding. The wetland area located at the southeast corner
of the subject property has been mitigated to accept
stormwater from the subdivision pursuant to plans reviewed
and approved by the Army Corps of Engineers.
J. Internal Land Use. The suitability of the subject property
for the intended planned development with respect to the
land uses permitted within the development being located,
designed, and operated so as to exercise no undue
detrimental influence on each other or on surrounding
property.
Finding. The commercial uses contemplated on the subject
property are consistent with the goals and objectives for
land use and development in an area/village center, which
is intended to serve the surrounding neighborhoods and a
larger regional supporting population.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from
the normal standards, regulations, requirements, and procedures
of the Elgin Municipal Code. The applicant is requesting
departures from the following sections of the zoning ordinance
regulating development in the AB Area Business District and
from the annexation agreement standards:
19.12 .400 Setbacks. The zoning ordinance requires a minimum 20
foot building setback from all driveways and private streets.
The proposed development plan proposes building setbacks
ranging between 10 and 19 feet. The proposed setbacks
generally conform with the setbacks approved with the original
planned development .
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP.99/PET33 .99
rk 2 . Confirmation of Kane County Division of Transportation
approval of proposed access and roadway improvements along
Bowes Road and Randall Road prior to City Council approval .
George M. Wolff, Chairman
Planning and Development Commission
Tom Armstrong, Secretary
Planning and Development Commission
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 99/PET33 . 99
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LEGEND
4
RESIDENCE DISTRICTS BUSINESS DISTRICTS BANISIBISLIMEBICID
SFR1 SINGLE FAMILY RESIDENCE 1 FIB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
NB NEIOHBORHOOD BUSINESS 01 GENERAL INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 CI COMMERCIAL INDUSTRIAL
TFR TWO FAMILY FAMILY RE CE AS AREA CENTER CITY 1S PORI PLANNED OFFICE RESEARCH INDUSTRIAL ' '•'•
MFR MULTIPLE FAMILY RESIDENCE CCrtt CENTER CRY 2 PGI PLANNED GENERAL INDUSTRIAL d_.\
PeFRI PLANNED SNGLE FAMILY RESIDENCE 1 cam._
PSFR2 PLANNED 8NGLE FAMILY RESIDENCE 2 PN8 PLANNED BUSINESS CONSERVATION DISTRICTS � �'
PTFR PLANNED TWO MULTIPLE FAMILY RESIDENCE PAB IRA NEB AREA BUSINESS
POOR PLANNED MULTIPLE FAMILY RESIDENCE FCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1 -\`-.;;• ...'
COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2 / '-�
RC3 RESIDENCE CONSERVATION 3
PRO PLANNED RESIDENCE CONSERVATION EBESESVADDIVIMBICIS
CF COMMUNITY FACILITY Hp HISTORIC PIE9ERVATDN 200 0 • d00 — B00 •
• PCF PiJWNEDOOMMUNRYFACILITY FRP Fr�ICRIVEaPRESERVATION .�■....�.scALEIN T Exhibit B
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