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G69-03 r"` Ordinance No. G69-03 AN ORDINANCE GRANTING A MAP AMENDMENT FROM AB AREA BUSINESS DISTRICT TO PAB PLANNED AREA BUSINESS DISTRICT, TO PERMIT THE ESTABLISHMENT OF A BUILDING ADDITION (111 SOUTH RANDALL ROAD) WHEREAS, written application has been made for a map amendment from GI General Industrial District to PAB Planned Area Business District, in order to permit the establishment of a building addition to an existing facility; and WHEREAS, the Planning and Development Commission 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 Planning and Development Commission. 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 xx, 2003 , made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That Chapter 19 . 08, Section 19 . 08 . 020 entitled Zoning District map of the Elgin Municipal Code, as amended, be and the same I 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 PAB Planned Area Business District the following described property: PARCEL 1 ALL OF LOTS 1, 2 , AND 3 EXCEPT THE SOUTH 16 . 60 FEET, AS MEASURED AT RIGHT ANGLES OF RANDALL LAKES CROSSING, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/ OF SECTION 16, AND PART OF THE NORTHWEST % OF SECTION 21 , ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED NOBEMBER 23, 1994 AS DOCUMENT NO. 94K086086, BEING SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . PARCEL 2 EASMENT FOR INGRESS AND EGRESS FOR THE BENEFIT OF PARCEL ONE ON AND OVER CROSS HATCHED AREA DEPICTED ON THE PLAT OF SUBDIVISION OF RANDALL LAKE CROSSING RECORDED AS DOCUMENT 94K086086 AND EASEMENY FOR INGRESS AND EGRESS FOR BENEFIT OF PARCEL ONE AS CREATED BY AND DESCRIBED IN DECLARATION RECORDED JUNE 30, 1994 AS DOCUMENT 94K052813 (COMMONLY KNOWN AS 111 SOUTH RANDALL ROAD) . Section 3 . That the City Council of the City of Elgin hereby grants the rezoning from AB District to PAB District for the property commonly known as 111 South Randall Road, and legally described above, which shall be designed, developed, and operated subject to the following provisions : A. Purpose and Intent. The purpose of this PAB Planned Area Business District (PAB District) is to provide an alternate planned industrial environment for those industrial uses that do not require the location or environment of an AB zoning district . This PAB District is most similar to, but departs from the standard requirements of the AB zoning district . This PAB District is subject to the provisions of Chapter 19 . 60 , Planned Developments, of the Elgin Municipal Code (EMC) , as may be amended from time to time . B. Supplementary Regulations. Any word or phrase contained within this ordinance 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 EMC. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PAB District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 05, General Provisions, of the EMC, as may be amended from time to time . D. Zoning Districts Generally. In this PAB District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07, Zoning Districts of the EMC, as may be amended from time to time . E. Location and Size of Districts. Planned industrial districts should be located in substantial conformance to the e official comprehensive plan. The amount of land necessary to constitute a separate planned industrial 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 industrial district shall be granted by the City Council . F. Land Use. In this PAB District, the only land uses allowed shall be those land uses allowed in the AB General Industrial District, pursuant to Chapter 19 .35 . 230 Land Use, of the EMC, as may be amended from time to time . G. Site Design. In this PAB District, the site design regulations shall be as required in the AB General Industrial District, pursuant to Chapter 19 . 40 . 335 Site Design, of the EMC, as may be amended from time to time. The development of land and structures shall be in substantial conformance with the following: 1 . Substantial conformance to the Development Plan, prepared by Schroeder and Holt Architects, comprised of the Site Plan, Floor Plan, Elevations, and Preliminary Landscape Plan, dated March 24 , 2003 , with revisions per the Department of Code Administration as necessary. 2 . Substantial compliance with the Statement of Purpose and Conformance, prepared by Jeffrey Stowe of Schroeder and Holt Architects, dated March 13 , 2003 , and addenda dated May 13 , 2003 . 3 . No additional signage on any building face. 4 . Construction of masonry trash enclosure with materials to match existing building. 5 . Compliance with all other applicable codes and ordinances . H. Off-Street Parking. In this PAB District, off street parking shall be subject to the provisions of Chapter 19 .45 , Off Street Parking, of the EMC, as may be amended from time to time . I . Off-Street Loading. In this PAB District, off street loading shall be subject to the provisions of Chapter 19 . 47, Off Street Loading, of the EMC, as may be amended from time to time . e" J. Planned Developments. In this PAB District, signs shall be subject to the provisions of Chapter 19 . 50, Signs, of the EMC, as may be amended from time to time . K. Amendments . In this PAB District, text and map amendments shall be subject to the provisions of Chapter 19 . 60, Planned Developments, of the EMC, as may be amended from time to time . L. Variations. In this PAB District, no variation shall be granted pursuant to the provisions of Chapter 19 . 70, Variations, of the EMC, as may be amended from time to time. M. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19 . 75, Appeals, of the EMC, as may be amended from time to time. Section 4 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. eft E Schock, Mayor Presented: July 23 , 2003 Passed: July 23 , 2003 Omnibus Vote : Yeas : 6 Nays : 0 Recorded: July 24, 2003 Attest : -ifiihia—A4,11 - Dolonna Mecum, City Clerk FILE Copy June 16, 2003 FINDINGS OF FACT Community Development Group City of Elgin,Illinois SUBJECT Consideration of Petition 25-03 Requesting a Map Amendment from AB Area Business District to Planned Area Business District to Permit the Construction of an Addition to the Existing Theater Building in the ARC Arterial Road Corridor District, Property Located at 111 South Randall Road; by Marcus Theatre Corporation as Applicant, and B & G Realty as Owner. BACKGROUND Requested Action: Map Amendment Current Zoning: AB Area Business District Proposed Zoning: PAB Planned Area Business District Intended Use: Building Addition to Existing Multi-screen Theater Property Location: 111 South Randall Road Applicant: Marcus Theatre Corporation Owner: B & G Realty Staff Coordinator: Jennifer Becker, 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. Photographs of Site (see attached) l F. Statement of Purpose and Conformance (see attached) Exhibit A Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 G. Site Development Plan (see attached) H. Draft Planned Development Ordinance (see attached) BACKGROUND An application has been filed by Marcus Theatre Corporation requesting a rezoning from AB Area Business District to PAB Planned Area Business District. The subject property is located at 111 South Randall Road (reference Exhibits A, B, C, D, and E). The applicant proposes to construct an 11,000 square foot, 506 theater seat Ultra-screen addition to the existing 14 screen theater building. The proposed addition will be located at the southern edge of the existing building. The exterior masonry building materials for the new addition will match the existing building. The existing theater building was originally constructed in the AB Area Business District. While the subject property is still zoned AB Area Business District, the subject property is also now located within an ARC Arterial Road Corridor District. Within an ARC District, any building addition containing greater than 1,000 square feet in floor area must obtain City Council approval. Consequently, a map amendment from AB Area Business District to PAB Planned Area Business District is being requested for this property(reference Exhibits F, G and H). FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 25-03 on June 2, 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 received. The Community Development Group submitted a Planned Development Review, dated May 28, 2003. The Community Development Group has made the following findings concerning the standards for planned developments: 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,watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to the site characteristics standard. The subject property is a regularly shaped parcel containing 380,425 square feet (8.7 acres). The subject property is improved with a 43,000 square foot, one story multi- screen theater building containing 1,889 seats, and a 696 stall parking lot. The subject property is relatively flat and without any significant natural features. 2 Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 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 storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The subject property is served by municipal water and sanitary sewer services. Storm water is controlled in accordance with all applicable codes and ordinances. 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 suitable for the intended zoning district with respect to the traffic and parking standard. The subject property is located on the east side of Randall Road. Randall Road is a major arterial road which serves the far western portion of the City. Access to the property is via Weld Road to the north, and a private service drive located immediately west of the property. The existing site contains 696 off-street parking spaces, and conforms to the requirements of the off-street parking ordinance. The proposed building addition will be constructed over a portion of the existing parking lot. The remaining area will be reconfigured, resulting in 641 spaces after the addition is constructed. This is in conformance to the off-street parking requirements of one stall for every four seats and one additional stall per employee. 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 is suitable for the intended zoning district with respect to the existing development on the subject property, and in the area immediately surrounding the subject property. The subject property has been zoned as follows for the years listed: 1927: Out of City 1950: Out of City 1960: Out of City 1961: Out of City 1962: Out of City 1992: B-3 Service Business District Present: AB Area Business District 3 Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 The subject property was annexed in 1974 and zoned B-3 Service Business District. The site was rezoned to AB Area Business District in 1992 as part of a comprehensive amendment to the zoning ordinance. 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 suitable for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. The properties to the immediate west and south are zoned AB Area Business District and are developed with restaurants,retail businesses and service businesses. The property to the north is zoned CF and contains the right-of-way for U.S. Route 20 and Weld Road. The properties east of and adjacent to the subject property are located within unincorporated Kane County and are developed with single family residences. b„ 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 suitable for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend within the area. The subject property is located at the northeastern corner of a major AB Area Business District center. The property fronting along Randall Road south of U.S. Route 20 has developed with a mix of retail and service businesses designed to serve a large market area. The scale of development in this area is generally toward large retailers and service business which attract customers from a wide area. This concentration of retail and service businesses also serves a majority of the City's west side neighborhoods. The subject property was initially constructed as a much smaller facility with fewer screens, but, as demand has grown, two additional building additions have been constructed on site. G. Planned Development Districts Standard. The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. The purpose and intent of the Planned Area Business District is to provide an alternate retail and service business environment for those industrial uses that do not require the location or environment of an Area Business zoning district. A PAB zoning district is 4 Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 most similar to,but departs from,the standard requirements of the AB zoning district. In general, the purpose and intent of the provision for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: A. 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. B. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. C. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. 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 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 is suitable for the intended planned zoning district with respect to conformance to the provision for the purpose and intent. The proposed map amendment for a planned development is in substantial conformance with the purpose and intent of the planned development and arterial road corridor provisions. The proposed planned development will be subject to a specific site plan and petitioner's statement. The development plan is in general conformance to the site design standards in the AB district, and the proposed exterior building materials and design will match the existing building. 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. Findings. The subject property is suitable for the intended zoning district with respect to the Comprehensive Plan Standard. The subject property is located in an area which is designated as an area/village center. This designation contains mixed retail and service businesses which are located to serve a major portion of the City. 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. 5 Findings of Fact Planning and Development Commission Petition 25-03 June 16,2003 Findings. The subject property is suitable for the intended zoning district with respect to the Natural Preservation Standard. The subject property contains no significant natural features. The applicant proposes no changes to the subject property. J. Internal Land Use Standard. The suitability of the subject property for the area business zoning classification 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 subject property is suitable for the proposed zoning district with respect to the internal land use standard. No evidence has been submitted or found that the proposed 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 zoning ordinance. For the purposes of this section, the most similar zoning district is the AB Area Business District. The applicant is requesting the following departures from the standard requirements of the AB District: Section 19.50.050 (B.1, 2) Maximum Number and Maximum Surface Area. The applicant is requesting a departure in the number of wall signs and total allowable sign surface area on the west building face. The existing and proposed signage is as follows: Building Allowable Wall Existing Wall Signs Proposed Wall Signs Elevation Signs (to remain) North 2 signs and a total of 120 sq. ft. None None South 2 signs and a total of 80 sq. ft. None None East 2 signs and a total of 80 sq. ft. None None West 2 signs and a total of 480 sq. ft. A 2 wall signs totaling A 1 wall sign containing 410 sq. ft. 233 sq. ft. A 1 roof mounted sign A 15 poster cases containing 158 sq. ft. totaling 130 sq. ft. A 3 poster cases totaling 26 sq.ft. If the additional signage is added to the west building face the new total will be 957 square feet. This is greater than the 480 square feet allowed for the west building face, and is also greater 6 Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 rik than the total allowed for all building elevations (760 square feet). However, the poster cases contain 156 square feet of signage that is not visible from the right of way. Given that the three other building faces have no existing or proposed signage, it is reasonable to transfer the allowable signage area to the west building face in this instance. Additionally, the subject property is located a significant distance from Randall Road, and is lacking direct visibility and access to Randall Road for advertising purposes. Finally, the proposed building addition will be set back from the existing building face, reducing the impact of the new signs along the west building face. SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES The Community Development Group has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Positive Attributes. The Ultra-screen addition to the existing theater complex represents a new use not found elsewhere in the area. This unique entertainment use will draw customers not only from Elgin,but from the surrounding area. 2. Trend of Development Standard. The subject property is located at the northeastern corner of a major AB Area Business District center. The property fronting along Randall Road south of U.S. Route 20 has developed with a mix of retail and service businesses designed to serve a large market area. The scale of development in this area is generally toward large retailers and service business which attract customers from a wide area. This concentration of retail and service businesses also serves a majority of the City's west side neighborhoods. The subject property was initially constructed as a much smaller facility with fewer screens, but, as demand has grown, two additional building additions have been constructed on site. 3. Internal Land Use. No evidence has been submitted or found that the proposed development will be located, designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. 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. 7 Findings of Fact Planning and Development Commission Petition 25-03 June 16, 2003 li RECOMMENDATION The Planning and Development Commission hereby recommends the approval of Petition 25-03. On a motion to recommend approval, subject to the following conditions, the vote was five (5) yes and zero (0)no: 1. Substantial conformance to the Development Plan, prepared by Schroeder and Holt Architects, comprised of the Site Plan, Floor Plan, Elevations, and Preliminary Landscape Plan, dated March 24, 2003, with revisions per the Department of Code Administration as necessary. 2. Substantial compliance with the Statement of Purpose and Conformance,prepared by Jeffrey Stowe of Schroeder and Holt Architects, dated March 13, 2003, and addenda dated May 13, 2003. 3. No additional signage on any building face. 4. Construction of masonry trash enclosure with materials to match existing building. r. 5. Property is to be maintained in accordance with property maintenance codes and shall be free from trash and debris. Additionally, either landscaping, fencing or a combination thereof shall be provided along the east property line. 6. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval was adopted. (t)/J / E i ' VA George Wo ', Chainn a. Planning Development Commission r'en Pruss, Secretary Lp Planning and Development Commission 8