G67-03 Ordinance No. G67-03
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
TO PERMIT THE CONSTRUCTION OF A BANK
WITH A DRIVE THROUGH FACILITY IN THE
CC2 CENTER CITY DISTRICT AND
ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(250 Dundee Avenue)
WHEREAS, written application has been made for a conditional
use for a planned development which will permit the construction of
a bank with a drive through window in the CC2 Center City District
and the ARC Arterial Road Corridor Overlay District at 250 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.
eik 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 hereby
adopts the Findings of Fact, dated June 4 , 2003 , 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 for a planned development
which will allow for the construction of a bank with a drive
through window within the CC2 Center City District and the ARC
Arterial Road Corridor Overlay District at 250 Dundee Avenue and
legally described as follows :
PART OF LOTS 14 AND 18 IN J. P. KIMBALL JR. ' S SECOND
ADDITION TO ELGIN, AND PART OF SUB LOT B AND C OF E.W.
VINING' S SUBDIVISION OF LOTS 13 , 15, 16, AND 17 OF SAID
P.J. KIMBALL JR. ' S SECOND ADDITION TO ELGIN, DESCRIBED
AS FOLLOWS : COMMENCING AT THE NORTHWEST CORNER OF LOT 19
IN SAID P.J. KIMBALL JR. ' S SECOND ADDITION; THENCE SOUTH
0 DEGREES 09 MINUTES 41 SECONDS EAST ALONG THE WEST LINE
THEREOF AND THE WEST LINE OF SAID LOT 18 , A DISTANCE OF
75 . 70 FEET FOR THE POINT OF BEFINNING; THENCE NORTH 90
DEGREES 00 MINUTES 00 SECONDS EAST ALONG THE PRESENT
RIGHT OF WAY OF KIMBALL STREET, 10 . 0 FEET TO A JOB IN
SAID RIGHT OF WAY; THENCE NORTH 0 DEGREES 09 MINUTES 41
rm. SECONDS WEST ALONG SAID RIGHT OF WAY, 5 . 35 FEET TO A JOB
IN SAID RIGHT OF WAY; THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS EAST ALONG SAID RIGHT OF WAY 254 . 92 FEET;
THENCE SOUTH 34 DEGREES 04 MINUTES 16 SECONDS EAST 53 . 26
FEET TO THE WESTERLY RIGHT OF WAY LINE OF DUNDEE AVENUE
TO A POINT THAT IS 127 . 50 FEET DEED (128 . 0 FEET MEASURED)
SOUTHWESTERLY OF THE NORTHEAST CONRER OF SUB LOT 1 OF
SAID E.W. VINING' S ADDITION (AS MEASURED ALONG SAID
REIGHT OF WAY LINE) ; THENCE SOUTH 26 DEGREES 32 MINUTES
01SECONDS WEST ALONG SAID RIGHT OF WAY, 105 . 21 FEET TO A
POINT ON A LINE THAT IS 2 .42 FEET NORTH OF AND PARALLEL
TO THE SOUTH LINE OF SAID SUB LOT C; THENCE NORTH 89
DEGREES 03 MINUTES 40 SECONDS WEST ALONG SAID PARALLEL
LINE 115 . 39 FEET TOA POINT 2 . 42 FEET NORTH OF THE
SOUTHEAST CORNER OF SAID LOT 14 ; THENCE SOUTH 89 DEGREES
58 MINUTES 50 SECONDS WEST ALONG A LINE 2 .42 FEET NORTH
OF AND PARALLEL TO THE SOUTH LINE OF SAID LOT 14 , A
DISTANCE OF 132 . 0 FEET TO THE WEST LINE OF SAID LOT;
THENCE NORTH 0 DEGREES 09 MINUTES 41 SECONDS WEST ALONG
SAID WEST LINE OF LOT 14 AND ALONG THE WEST LINE OF
AFORESAID LOT 18, A DISTANCE OF 131 . 10 FEET TO THE POINT
OF BEGINNING, IN THE CITY OFELGIN, KANE COUNTY, ILLINOIS
(PROPERTY COMMONLY KNOWN AS 250 DUNDEE AVENUE) .
'` be and is hereby granted subject to the following conditions :
1 . Substantial conformance with the Statement of Purpose,
Conformance and Departures, prepared by Scott Richmond,
no date .
2 . Substantial conformance to the Stacking Plan, Site Plan,
and Landscape Plan, prepared by Merhar & Associates -
Architects, and dated May 15, 2003 .
3 . Substantial conformance with the Exterior Building
Elevations and Site Section, prepared by Larson & Darby
Group, and dated May 15, 2003 .
4 . Substantial conformance with the sign elevation, dated
July 2 , 2003 .
5 . The drive through window shall only be permitted in
conjunction with the operation of a bank.
6 . Substantial conformance with the proposed lighting
standard, dated July 2 , 2003 .
7 . The proposed plans shall be supplemented with details for
decorative garbage cans, bike racks, and park benches .
Additionally, two pedestrian connections shall be
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provided within the site . One connection shall be
provided to Kimball Street, and one connection shall be
provided to Center Street . Such connections shall be
constructed with brick pavers .
8 . The easterly parking area and drive aisle shall be
redesigned so as to minimize impervious surfaces to the
greatest extent possible .
9 . The proposed exterior building materials shall be
primarily masonry with cast stone accents .
10 . Compliance with all 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 immediately after its passage in the manner provided by law.
Ed hoc , Mayor
Presented: July 9, 2003
Passed: July 9, 2003
Omnibus Vote : Yeas : 5 Nays : 0
Recorded: July 10, 2003
Published:
Attest :
Dolonna Mecum, City Clerk
June 4, 2003
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 28-03 Requesting a Conditional Use for a Planned Development to Permit
a Bank with a Drive Through Facility in the CC2 Center City District and the ARC Arterial Road
Corridor District; Property Located at 250 Dundee Avenue by Amcore Bank, as Applicant,and Z
Investments, L.L.C., as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC2 Center City District
ARC Arterial Road Corridor District
Existing Use: Vacant
rProposed Use: Bank with a Drive Through Facility
Property Location: 250 Dundee Avenue
Applicant: Amcore Bank
Owner: Z Investments, L.L.C.
Staff Coordinator: Lauren Pruss,Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
eh.* Petition 28-03 June 4, 2003
G. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Amcore Bank, requesting a conditional use for a planned
development to permit a bank with a drive through facility. The subject property is located at 250
Dundee Avenue(reference Exhibits A, B, C,D, and E).
The applicant is proposing to build a bank with a drive through facility. The building will contain
5,272 square feet of floor area and will be constructed primarily of masonry materials. The bank will
have two drive through lanes and one lane for an automatic teller machine(reference Exhibits F,G,
and H).
While the applicant is requesting planned development approval because the property is located
within the ARC Arterial Road Corridor District, they are also requesting a number of departures
from the regulations of the CC2 Center City District to permit the site to be developed as proposed.
Additionally, drive through facilities require conditional use approval in the CC2 Center City
District.
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 28-03 on June 4, 2003. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors spoke at the
public hearing. Written correspondence has been submitted. The Community Development Group
submitted a Conditional Use Review dated May 22, 2003.
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for a conditional use for a planned development:
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use for a planned development, with respect to its size, shape and any existing
improvements.
Findings: The subject property is suitable for the proposed planned development with
respect to the site characteristics standard.
The subject property is an irregularly shaped parcel containing 37,026 square feet of land.
The property is undeveloped and has relatively flat topography.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-03 June 4, 2003
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the availability of adequate water,
sanitary treatment and stormwater control facilities.
Findings: The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The subject property is served with municipal water,sanitary sewer,and storm water control
facilities.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 proposed planned development with
respect to the traffic and parking standard.
The subject property is located at the southwest corner of the intersection of Dundee Avenue
and Kimball Street. Both Dundee Avenue and Kimball Street are arterial streets serving the
r"k east side of Elgin. Center Street is located along the westerly side of the property. Center
Street is a local street serving the west portion of the center city and the near northeast side.
One point of access to the site from Center Street is being proposed. Off street parking will
be provided in conformance with the zoning ordinance.
D. Zoning History Standard.The suitability of the subject property for the proposed planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings: The subject property may be suitable for the intended conditional use for a
planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district. The subject property was zoned as
follows for the years listed:
1927: E Commercial
1950: D Commercial
1960: E Commercial
1962: B-3 Service Business District
1992: B-3 Service Business District
Present: CC2 Center City District
ARC Arterial Road Corridor Overlay District
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Findings of Fact Zoning and Subdivision Hearing Board
^ Petition 28-03 June 4,2003
E. Surrounding Land Use and Zoning Standard.The suitability of the subject property for
the intended conditional use for a planned development with respect to consistency and
compatibility with surrounding land use and zoning.
Findings: The subject property is suitable for the proposed planned development with
respect to the surrounding land use and zoning standard.
The subject property is located at the far northeasterly edge of the center city. The areas
located to the south, east, and west are zoned CC2 Center City District. With exception to
the property located immediately east, which is undeveloped, the area is developed with a
mix of commercial uses.
The area to the north of the property is zoned CF Community Facility District and is
developed with a park which serves as an entryway feature into the downtown.
F. Trend of Development Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to its consistency with an existing
pattern of development or an identifiable trend of development in the area.
rok Findings:The subject property may be suitable for the proposed planned development with
respect to the trend of development standard.
The subject property is located on the edge of the downtown in an area that has experienced
some redevelopment within the last few years, including the Centre of Elgin, and the new
Gail Borden Public Library. The properties directly north and south of the site are
developed with buildings located at the street lot line. Other properties within the vicinity of
the site are not necessarily developed at the lot line,but most have incorporated urban design
principles within the site plan. While the proposed site plan is a typical suburban design with
large building setbacks and with the vehicle use areas located between the building and the
street,the applicant has agreed to provide several features within the design to help enhance
the urban character of the plan. These features include an urban style building, pedestrian
links within the site,and a 2 foot knee wall with landscaping located along the northerly and
easterly property lines.
G. Zoning District Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 CC2 Center City District is to facilitate the implementation of the official
comprehensive plan for the center city,as focused on a distinctive subarea of the city with a
common urban fabric. The CC2 zoning district provides for a concentration of finance,
EI!/6" service, retail, civic, office, and cultural uses, in addition to complementary uses such as
hotels, entertainment and housing. The development standards are intended to encourage a
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-03 June 4, 2003
mix of activity in the area while providing for quality development that maintains a sense of
history, human scale and pedestrian-oriented character. The development standards are
intended to promote a transition between the more intense development in the CC1 zoning
district and the residential neighborhoods surrounding the center city.
Findings.The subject property may be suitable for the intended conditional use for a planned
development with respect to conformance to the provisions for the purpose and intent, and
the location and size of a zoning district.
The proposed bank and drive through facility are in substantial conformance with the
purpose and intent of the CC2 district. However, the applicant is requesting several
departures of the CC2 district regulations to develop the site as proposed,including building
setbacks, building coverage, and façade width. The CC2 site design regulations were
designed with the intent to encourage the use of urban design principles for development
located in the center city. The applicant has designed the site in a manner that does not
conform to the site design requirements, but has included several elements within the
development plan which will help to enhance the urban character of the site. The most
noteworthy of these improvements is the provision of a 2 foot masonry seat wall located
along the site's northerly and easterly property lines. The seat wall will include heavy
landscape plantings which will help to conceal the drive through facility, and the accessory
vehicle use areas.
H. Conditional Use for a Planned Development Standard. The suitability of the subject
property for the intended conditional use for a planned development with respect to
conformance 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. The purpose and
intent of the provisions for planned developments is to accommodate unique development
situations. 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 design, function, operation,
and traffic are imposed on the planned development.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the City of Elgin
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-03 June 4,2003
Comprehensive Plan. The ARC zoning district is a zoning overlay district,and accordingly,
a property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
Findings: The subject property may be suitable for the intended conditional use for a
planned development with respect to conformance to the purpose and intent of a conditional
use for a planned development.
The proposed planned development is in substantial conformance with the purpose and intent
of the planned development and arterial road corridor provisions. The building is designed in
an urban style,with pedestrian links within the site, and a 2 foot seat wall with landscaping
located along the northerly and easterly property lines. In addition, the applicant has
provided a substantial landscape plan which will further add to the building's appeal.
Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to conformance to the goals,
objectives, and policies of the official comprehensive plan.
Findings:The subject property may be suitable for the proposed planned development with
regard to the comprehensive plan standard.
The Riverfront/Center City Plan designates the property as "Commercial Transition
District." This designation recommends that development should complement the goals and
character of the Center City and adjoining neighborhoods, and should include good urban
design principles. In particular, the Riverfront/Center City Plan recommends that
development at this intersection "should set the tone for development standards for the
district as well as demonstrate the character for downtown development."
J. Natural Preservation Standard. The suitability of the subject property for the intended
conditional use for a 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 proposed planned development with regard
to the natural preservation standard.
The subject property currently has three mature trees which are in fair condition. The trees
will have to be removed to develop the site as proposed. However,the proposed landscape
plan includes the planting of many trees which will enhance the development of the site
greater than if the trees were preserved.
K. Internal Land Use Standard. The suitability of the subject property for the intended
conditional use for a planned development with respect to the land uses permitted within the
development being located, designed, and operated so as to exercise no undue detrimental
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Findings of Fact Zoning and Subdivision Hearing Board
r" Petition 28-03 June 4, 2003
influence on each other or on surrounding property.
Findings:The subject property is suitable for the proposed planned development with regard
to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the
following departures from the standard requirements of the CC2 Center City District:
1. 19.35.735(D)Setbacks; Generally. In the CC2 Center City District,no building setbacks
from a street lot line shall be permitted except as approved within a planned development.
The applicant is proposing a building setback ranging from 92 feet to 115 feet from Dundee
Avenue, a building setback of 35 feet from Kimball Street,and a building setback of 89 feet
from Center Street.
2. 19.35.735(D)Facade Width. In the CC2 Center City District,the street-facing façade of a
building shall cover a minimum sixty percent of the lot width. The applicant is proposing a
minimum facade width ratio of 35 percent on Kimball Street.
3. 19.35.735 (I) Building Height. In the CC2 Center City District, the minimum building
height is 20 feet. The applicant is proposing a minimum building height of 18 feet.
4. 19.35.735(J)Minimum Building Coverage. In the CC2 Center City District,the minimum
allowable building coverage is 50 percent of the lot area. The applicant is proposing a
minimum building coverage of 14 percent.
5. 19.35.735(M)Ground Level Storefront;Transparency. In the CC2 Center City District,
ground level store fronts shall include transparent glazing covering a minimum of 60 percent
of the storefront facade. The applicant is proposing 8 percent transparency.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-03 June 4, 2003
A. Summary of Findings.
1. Planned Development. The proposed planned development is in substantial
conformance with the purpose and intent of the planned development and arterial
road corridor provisions. The building is designed in an urban style,with pedestrian
links within the site, and a 2 foot seat wall with landscaping located along the
northerly and easterly property lines. In addition, the applicant has provided a
substantial landscape plan which will further add to the building's appeal.
2. Comprehensive Plan. The Riverfront/Center City Plan designates the property as
"Commercial Transition District." This designation recommends that development
should complement the goals and character of the Center City and adjoining
neighborhoods, and should include good urban design principles. In particular,the
Riverfront/Center City Plan recommends that development at this intersection
"should set the tone for development standards for the district as well as demonstrate
the character for downtown development."
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 28-03. On a
motion to recommend approval of the conditional use,subject to the following conditions,the vote
was six (6)yes and zero (0)no:
1. Substantial conformance with the Statement of Purpose, Conformance and
Departures, prepared by Scott Richmond, no date.
2. Substantial conformance to the Stacking Plan, Site Plan, and Landscape Plan,
prepared by Merhar &Associates -Architects, and dated May 15, 2003.
3. Substantial conformance with the Exterior Building Elevations and Site Section,
prepared by Larson &Darby Group, and dated May 15, 2003.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-03 June 4, 2003
4. The applicant shall submit an elevation for the proposed freestanding sign. The
design of such sign shall include a masonry base to match the exterior building
materials.
5. The drive through window shall only be permitted in conjunction with the operation
of a bank. •
6. The applicant shall submit a lighting plan which details the proposed lighting design.
All lighting fixtures located on site shall be decorative in nature and shall
complement the existing street lighting located on Kimball Street.
7. The proposed plans shall be supplemented with details for decorative garbage cans,
bike racks,and park benches. Additionally,the pedestrian connections within the site
shall all be designed with brick pavers.
8. The easterly parking area and drive aisle shall be redesigned so as to minimize
impervious surfaces to the greatest extent possible.
9. The proposed exterior building materials shall be primarily masonry with cast stone
accents.
rik
10. Compliance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 28-03 was adopted.
Wekt/ (LA ■
Robert Lan.1: , Chi' an
Zoning and Subdivision Hearing Board
a_LIAW ALA eg,A
a ren Pruss, Secretary
Zoning and Subdivision Hearing Board
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