G76-04 Ordinance No. G76-04
AN ORDINANCE
RECLASSIFYING PROPERTY FROM THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
TO PAB PLANNED AREA BUSINESS DISTRICT
(The Grove—2300-2450 North Randall Road)
WHEREAS, the property herein described is located within the City of Elgin; and
WHEREAS, written application has been made to reclassify said property from the PORI
Planned Office Research Industrial District to the PAB Planned Area Business District; and
WHEREAS, after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations 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 21, 2004, 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 19.07, Section 19.07.600 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 herein before 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 One: Lots 1 through 14,both inclusive, and Lots 84 through 97, both
inclusive, in Northwest Corporate Park Unit 1, in the City of Elgin, Kane County,
Illinois.
Parcel Two: Lots 102 through 115,both inclusive,and Lots 203 through 214,
both inclusive, in Northwest Corporate Park Unit 3, in the City of Elgin, Kane
County, Illinois.
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Parcel Three: Lots 84 through 97 and that part of Lot 98 described as
follows: beginning at the Southeast corner of Lot 98;thence North 00°5 P58"West,
along the East line of said Lot 98, for a distance of 65.00 feet; thence South
88°37'46" West, for a distance of 459.27 feet; thence North 01°22'14" West, for a
distance of 165.00 feet; thence South 88°37'46" West, for a distance of 65.00 feet;
thence North 52°06'44" West, for a distance of 96.86 feet; thence North 01°22'14"
West, for a distance of 70.00 feet; thence South 88°37'46" West, for a distance of
85.00 feet to the West line of said Lot 98; thence South 01°22'14" East, along said
West line, for a distance of 286.29 feet; thence South 43°37'46" West, along the
Northwesterly line of said Lot 98, for a distance of 45.57 feet to the right of way line
of Vantage Drive; thence Southeasterly along said right of way, said line being the
arc of a curve concave Southwesterly and having a radius of 60.50 feet,an arc length
of 47.52 feet and a chord bearing South 23°52'22"East and a chord distance of 46.30
feet to the NorthWest corner of said Lot 84; thence North 88°37'46" East, along the
North line of said Lots 84 through 97, for a distance of 698.20 feet to the point of
beginning and containing 13.011 acres, more or less, in NorthWest Corporate Park
Unit 1,being a subdivision of a portion of the Southeast quarter of Section 19,and a
portion of the North half of Section 30, all in Township 42 North, Range 8 East of
the Third Principal Meridian, according to the plat thereof recorded November 6,
1998 as Document No. 98K103162, in Kane County, Illinois."
Section 3. That the City Council of the City of Elgin hereby classifies the subject property in
the PAB Planned Area Business District in accordance with the following provisions:
A. Purpose and Intent. The purpose of the PAB 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 Chapter 19.60.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, 1976, 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, 1976, 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 Chapter 19.07, Zoning
Districts of the Elgin Municipal Code, 1976, as amended.
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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, 1976, as amended. The following enumerated "land uses" [SR]
shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional
use" [SR] in this PAB zoning district:
1. Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in the AB Area Business District:
a. Residences Division:
"Upper floor apartment dwellings" [SR] (UNCL).
b. Municipal Services Division:
c. Offices Division:
"Offices" [SR] (UNCL).
d. Finance, Insurance, and Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance,insurance,and real estate(H), subject to the provision that a
maximum of one bank shall be permitted within the subdivision.
e. Services Division:
Advertising (731).
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Billiard parlors (7999).
Dry cleaning without plant on premises (7215).
Commercial,economic,sociological and educational research(8732).
Commercial, physical, and biological research(8731).
Computer programming,data processing and other computer-related
services (737).
Computer rental and leasing(7377).
Consumer credit reporting agencies, mercantile reporting agencies,
and adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering,accounting,research,management and related services
(87).
Funeral service (726).
Home health care services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Legal services (811).
Libraries (823).
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Mailing, reproduction, commercial art and photography, and
stenographic services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Membership organizations (86).
Membership sports and recreation clubs (7997).
Miscellaneous equipment rental and leasing (735).
Miscellaneous personal services not elsewhere classified (7299).
Motion picture distribution and allied services (782).
Motion picture production and allied services (781).
Motion picture theaters (7832).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy(803).
Offices and clinics of other health practitioners (804).
Other schools and educational services (829).
Photofinishing laboratories (7384).
Photographic studios, portrait (722).
Physical fitness facilities (7991).
Pool parlors (7999).
' Professional sports operators and promoters (7941).
Reupholstery and furniture repair(764).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Videotape rental (784).
Vocational schools (824).
Watch, clock and jewelry repair(763).
f. Retail Trade Division:
Apparel and accessory stores (56).
Automatic merchandising machine operators (5962).
Building materials, hardware, and garden supply(52).
Carryout restaurants (5812).
Catalog and mail-order houses (5961).
Convenience food stores, operated on a twenty four(24) hour basis
(5411), and operated solely accessory to a motor vehicle service
station.
Direct selling establishments (5963).
Drinking places (alcoholic beverages) (5813).
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Drugstores and proprietary stores (591).
Eating places (5812).
Florists (5992).
Food stores (54).
General merchandise stores (53).
Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified (5999).
Miscellaneous shopping goods stores (594).
"Motor vehicle service stations"[SR](554),limited to a maximum of
one such use for the entire subdivision.
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
Tobacco stores (5993).
g. Agricultural Division:
Dog grooming(0752).
Landscape counseling and planning(0781).
Veterinary services for household pets (0742).
h. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
Manufacturing Division:
Commercial printing occupying less than five thousand (5,000)
square feet of gross floor area(2752).
j. Transportation, Communication And Utilities Division:
Arrangement of passenger transportation (472).
Branch United States post offices (4311).
Cable and other pay television services (484).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Intercity and rural bus transportation operators' offices (413).
"Loading facilities" [SR], exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of Chapter
19.47 of this Title(UNCL).
Local and suburban passenger transportation operators'offices(411).
Packing and crating (4783).
"Radio and television antennas" [SR] (UNCL).
Railroad operators'offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
Telegraph and other message communications (482).
Telephone communications (481).
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"Treatment, transmission and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
k. Miscellaneous Uses Division:
"Accessory structures" [SR] (UNCL)to the permitted uses allowed in
the AB Area Business District, subject to the provisions of Section
19.12.500 of this Title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Drive-through facilities" [SR], subject to the provisions of Chapter
19.45 of this Title, specifically limited to one drive thru facility
associated with an economically valued fast food restaurant such as
McDonald's, Wendy's, Burger King, Taco Bell, Arby's, Dunkin
Donuts, etc., for the entire subdivision. Drive through facilities for
mid-valued fast food restaurants such as Starbuck's or Portillo's,and
other non-restaurant land uses shall not be limited.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively"accessory" [SR]to a
permitted use allowed in this PAB Area Business District,subject to
the provisions of Chapter 19.47 of this Title.
"Outdoor display areas" [SR] (UNCL).
"Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in this PAB Area Business District, subject to
the provisions of Chapter 19.45 of this Title.
"Parking structures" [SR] (UNCL),exclusively"accessory" [SR]to a
permitted use allowed in this PAB Area Business District, subject to
the provisions of Chapter 19.45 of this Title.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 of
this Title.
"Temporary uses" [SR] (UNCL).
2. Conditional Uses: The following enumerated land uses shall be the only land
uses allowed as a conditional use in the AB Area Business District:
a. Municipal Services Division:
"Municipal facilities" [SR] on a zoning lot [SR] containing less than
two (2) acres of land.
b. Public Administration Division:
Public administration(J)on a zoning lot containing less than two(2)
acres of land.
c. Services Division:
Arenas, sports fields, and stadiums (UNCL).
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"Car washes" [SR] (7542), exclusively accessory to a motor vehicle
service station.
Child daycare services (835).
Coin-operated amusement establishments (7993).
Dance halls (7911).
Discotheques (7911).
"Home child daycare services" [SR] (8351).
Massage parlors (7299).
Organization hotels and lodging houses,on membership basis(704).
Personnel supply services (736).
d. Retail Trade Division:
Drive-in restaurants (5812).
Firearms sales (5941), exclusively accessory to a sporting goods
store.
"Motor vehicle service stations" [SR] (554), when such use already
occupies a separate "zoning lot"within the subdivision.
"Package liquor sales establishments" [SR] (5921).
e. Transportation, Communication, And Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
Courier services (4215).
rib* Pipelines, except natural gas (461).
Public warehousing and storage (422).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad tracks (401).
"Treatment, transmission, and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators" [SR]
(UNCL).
Water transportation (44).
f. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL)to the conditional uses allowed
in the AB Area Business District,subject to the provisions of Section
19.12.500 of this Title.
"Accessory uses" [SR](UNCL)to the conditional uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Drive-through facilities" [SR], subject to the provisions of Chapter
19.45 of this Title, when such land use exceeds a total of one drive
thru facility associated with an economically valued fast food
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restaurant such as McDonald's, Wendy's, Burger King, Taco Bell,
Subway, Arby's, Dunkin Donuts, etc., for the entire subdivision.
"Master signage plan" [SR], subject to the provisions of Chapter
19.50 of this Title.
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45 of this Title.
"Parking structures" [SR] (UNCL), subject to the provisions of
Chapter 19.45 of this Title.
"Planned developments"[SR](UNCL)on a zoning lot containing less
than two(2)acres of land, subject to the provisions of Chapter 19.55
of this Title.
3. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the AB Area
Business District or in a less restrictive zoning district,pursuant to subsection
19.10.400H of this Title:
a. Services Division:
Amusement and recreational services not elsewhere classified(7999).
Automotive services (7549).
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified
(809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified(899).
Social services not elsewhere classified (839).
b. Wholesale Trade Division:
Miscellaneous durable goods (509).
Miscellaneous nondurable goods (519).
c. Transportation, Communication, And Utilities Division:
Transportation services not elsewhere classified (4789).
F. Site Design. In this AB zoning district,except as otherwise provided for herein,the
use and development of land and structures shall subject to the provisions of Section
19.12, Site Design, of the Elgin Municipal Code, as amended. In this PAB Zoning
District, the site design regulations shall be as follows:
1. Zoning Lots; Generally: In the AB Zoning District, "zoning lots" [SR]shall
be subject to the provisions of Section 19.12.300 of this Title.
2. Lot Area: In the AB Zoning District, there shall be no minimum required
"zoning lot area" [SR] .
3. Lot Width: In the AB Zoning District,there shall be no minimum required
"lot width" [SR] for a zoning lot.
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4. Setbacks; Generally: In the AB Zoning District, "setbacks" [SR] shall be
subject to the provisions of Section 19.12.400 of this Title.
5. Setbacks by Lot Line: In the AB Zoning District, the minimum required
"building" [SR] "setbacks" [SR] and "vehicle use area setbacks" [SR] for a
zoning lot shall be as follows:
a. Building Setbacks:
i. Street Setback: The minimum required building setback from
a "street lot line" [SR] shall be as follows:
Randall Road: 50 feet.
Technology Drive and Northwest Parkway: 40 feet.
Vantage Drive: 25 feet.
Bushwood Drive: 10 feet.
ii. Interior Setback: The minimum required building setback
from an "interior lot line" [SR] shall be six (6) feet.
b. Vehicle Use Area Setbacks:
i. Street Setback: The minimum required vehicle use area
setback from a"street lot line" [SR] shall be as follows:
Randall Road: 50 feet.
Technology Drive and Northwest Parkway: 20 feet.
Vantage Drive: 10 feet.
Bushwood Drive: 10 feet.
ii. Interior Setback: For zoning lots with a with a vehicle use
area,the minimum required vehicle use area setback from an
interior lot line shall be six (6) feet.
6. Accessory Structures and Buildings:In the AB Zoning District,"accessory
structures and buildings" [SR] shall be subject to the provisions of Section
19.12.500 of this Title.
7. Yards; Generally: In the AB Zoning District, a "street yard" [SR], a "side
yard" [SR], a "rear yard" [SR], or a "transition yard" [SR] established by a
required building setback or by the actual location of a building shall be
subject to the provisions of Section 19.12.600 of this Title.
8. Landscape Yards: In the AB Zoning District, landscape yards shall be as
follows:
a. Vehicle Use Area Landscape Yards: The yards established by vehicle
use area setbacks shall be used as "vehicle use area landscape yards"
[SR] with the exception of access driveways as provided in Sections
19.45.110 and 19.45.120 of this Title. Vehicle use area landscape
yards shall be subject to the provisions of Section 19.12.700 of the
zoning ordinance.
b. Interior Landscape Yards: "Interior landscape yards" [SR] shall be
installed on a zoning lot featuring a "vehicle use area" [SR], which
exceeds five thousand (5,000) square feet in area, subject to the
provisions of Section 19.12.700 of this Title. Additionally, all
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buildings shall have a minimum 10 foot foundation landscape yard
surrounding all sides of the building excluding outside seating areas,
in front of a loading door or a man door, and where there are widows
located at grade. The foundation landscape yard shall be fully
landscaped with a combination of shrubs and perennials.
9. Floor Area: In this PAB zoning district, the maximum "floor area" for a
zoning lot shall not exceed 60% of the total zoning lot area.
10. Building Coverage: In this PAB zoning district, the maximum "building
coverage" [SR] for a zoning lot shall not exceed 40%of the total zoning lot
area.
11. Floor Area For Upper Floor Apartment Dwellings: In this PAB zoning
district, the gross floor area of an "upper floor apartment" [SR] "dwelling
unit" [SR] shall be a minimum of six hundred (600) square feet, plus an
additional two hundred fifty(250) square feet for each bedroom, except that
studio and efficiency units shall be a minimum of six hundred (600) square
feet.
G. Architectural Design. In this PAB zoning district,all buildings shall be designed in
substantial conformance to the following regulations:
1. Building Materials. A minimum of eighty percent of each building facade
shall be constructed of brick, stone,wood, stucco, or cement fiber board. A
maximum of twenty percent of each building facade may be constructed of
Exterior Insulation Finishing System, decorative concrete block,
premanufactured concrete panels, or other synthetic materials such as
aluminum or vinyl siding products.
2. Architecture. Each building façade shall contain a minimum of six
architectural features including, but not limited to, window sills, lintels,
fabric awnings, columns, stone watercourses, offsets, cornices, capstones,
parapets, or alternating brick design.
3. Windows and entryways. Windows and entryways shall be emphasized by
utilizing awnings or other dominant architectural features. These features
should be further highlighted through the use of stone window sills and
lintels and alternate brick design such as soldier courses.
4. All refuse enclosures shall be constructed fully of masonry materials
matching the principal building and shall be affixed structurally as part of the
primary building wall systems.
5. Outdoor eating and drinking areas shall be enclosed by a minimum 3 foot
wrought iron or aluminum open fencing. Solid masonry walls will also be
permitted. The use of stone or masonry columns within the fence design is
encouraged.
6. Departures. Departures to the above design guidelines may be granted
through Chapter 19.65,Conditional Uses,of the Elgin Municipal Code, 1976,
as amended. An application for conditional use may be filed by an individual
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property owner without necessitating that all other property owners in the
development authorize such application.
H. Off-street Parking. Except as otherwise provided within this section,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 amended. The minimum number
of required off street parking stalls shall be in conformance with the provisions of
Chapter 19.45, except as follows:
Sit-down restaurants: 1 stall for every 100 square feet of floor area.
Carry-out restaurants: 1 stall for every 85 square feet of floor area.
Drinking places: 1 stall for every 75 square feet of floor area.
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,
1976, as amended.
J. Signs. In this PAB zoning district,signs shall be subject to the provisions of Chapter
19.50, Signs, of the Elgin Municipal Code, 1976, as amended, except as follows.
1. All signs shall include foundation landscape plantings including shrubs and
perennials.
2. All signs may be double faced and may include ground mounted and backlit
lighting.
3. Substantial conformance to the Proposed Signage Program, prepared by
Interstate Partners, and dated July 7, 2004.
4. Substantial conformance to the Representative Sign Elevations,submitted by
Interstate Partners, and dated August 11, 2004.
5. Supplementary Conditions for Signs:
a. Development Sign. One "development sign" shall be permitted on
Lot 88 as identified on the Site Development Plan for The Grove,
prepared by Cowhey, Gudmundson,Leder,Ltd.,with a final revision
date of June 14, 2004. The development sign will be double sided.
The sign shall be constructed of architectural precast panel with
lannon stone pillars. The sign copy shall be engraved. The sign shall
be designed in substantial conformance to the Development Sign
Design and the Development Sign Pillars, prepared by Interstate
Partners, and dated June 14, 2004.
b. Freestanding Multiple-Tenant Signs. The sign design shall be in
substantial conformance to the Development Sign Design and the
Development Sign Pillars,prepared by Interstate Partners, and dated
June 14, 2004, except that such signs shall permit the advertisement
of various tenants within the subdivision, utilizing specific
trademarks and logos of such tenants.
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c.. Freestanding Sign for Motor Vehicle Service Station. The sign may
include an electronic message board utilized solely to advertise
gasoline pricing, and designed in substantial conformance to the
Example Sign for Motor Vehicle Service Station. Additionally, the
sign shall contain lannon stone as exhibited in the Development Sign
Pillars exhibit, prepared by Interstate Partners, and dated June 14,
2004.
d. Freestanding Signs along Randall Road. Such signs shall also
include a minimum 18 inch base constructed of lannon stone.
e. Freestanding Directional Signs. Such signs shall include a lannon
stone base. The sign copy shall be back-lit. Such signs shall permit
the advertisement of various tenants within the subdivision,utilizing
specific trademarks and logos of such tenants.
f. Flushmount wall signs. Flushmount wall signs shall be subject to the
standard provisions of Chapter 19.50, Signs, of the Elgin Municipal
Code.
g. Departures to the above sign guidelines may be granted through
Chapter 19.65,Conditional Uses,of the Elgin Municipal Code, 1976,
as amended. An application for conditional use may be filed by an
individual property owner without necessitating that all other property
owners in the development authorize such application.
rik K. Planned Developments. In this PAB zoning district,the use and development of the
land and structures shall be subject to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended.
L. Conditional Uses. In this PAB zoning district,application for conditional uses shall
be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
Municipal Code, 1976,as amended. An application for conditional use may be filed
by an individual property owner without necessitating that all other property owners
in the development authorize such application.
M. Variations. In this PAB zoning district,application for variation shall be subject to
the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code, 1976, as
amended. An application for variation may be filed by an individual property owner
without necessitating that all other property owners in the development authorize
such application.
N. 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 Elgin Municipal Code,
1976, as amended.
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Section 4. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
Ed Schock, Mayor
Presented: August 25, 2004
Passed: August 25, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: August 26, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
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June 21,2004
FINDINGS OF FACT
• Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 38-04 Requesting a Map.Amendment from PORI Planned Office Research
Industrial District to PAB Planned Area Business District,and Requesting Preliminary Plat and Final
Plat Approval for a Commercial Subdivision to be Known as The Grove;Property Located at 2300-
2450 North Randall Road,by Mark Ebascher as Applicant, and Wispark, L.L.C. as Owner..
BACKGROUND
Requested Action: Map Amendment
Current Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
Proposed Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor District
Intended Use: Retail/Commercial Center
Property Location: 2300-2450 North Randall Road
Applicant: Mark Ebascher
Owner: Wispark, L.L.C.
Staff Coordinator: Lauren Pruss, Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
r D. Aerial Map (see attached)
E. Site Photos (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 38-04 June 21, 2004
F. Draft PAB Ordinance (see attached)
G. Related Coorespondence (see attached)
H. Statement of Purpose and Conformance (see attached)
BACKGROUND
An application has been filed by Mark Ebascher requesting a map amendment from PORI Planned
Office Research Industrial District to PAB Planned Area Business District. The property is located
at 2300-2450 North Randall Road (reference Exhibits A, B, C, D, and E).
The applicant proposes to resubdivide the property and establish a commercial business center for
retail land uses, specifically geared towards shopping and restaurant land uses. The proposed
commercial center will be subject to a specific set of architectural and site design regulations
intending to promote an upscale retail experience, as referenced within the draft zoning ordinance
(reference Exhibits F and G).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 38-04 on June 21, 2004. The applicant testified at the public
hearing and presented evidence in support of the application. No objectors were present. The
Community Development Group submitted a Map Amendment Review, dated June 11, 2004.
The Planning and Development Commission 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 approximately 30 acres of land.
The property is currently undeveloped.
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.
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Findings of Fact Planning and Development Commission
Petition 38-04 June 21, 2004
The property will be served by'municipal sanitary sewer, storm sewer, and water services.
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 maybe suitable for the intended zoning district with respect
to the traffic and parking standard.
The subject property is located along North Randall Road between Northwest Parkway and
Technology Drive,and also just north and south of those same streets. North Randall Road
is a regional arterial road serving Kane and McHenry Counties. Northwest Parkway and
Technology Drive are local roads serving the Northwest Corporate Park subdivision.
Off street parking will be provided in conformance with the Off Street Parking Ordinance.
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.
flubk Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927: Out of City
1950: Out of City
1960: Out of City
1962: Out of City
1992: M-2 General Manufacturing District
Present: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor District
The subject property was annexed and zoned M-2 District in 1991 as part of a larger
subdivision known as the Northwest Corporate Park. The property was later rezoned PORI
Planned Office Research Industrial District. The subject property has remained vacant since
its annexation.
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.
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Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility,with surrounding land use and zoning.
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Findings of Fact Planning and Development Commission
Petition 38-04 June 21, 2004
The areas to the north,south and west of the subject property are zoned PORI Planned Office
Research Industrial District. These areas are currently developing with light industrial uses.
The area to the east of the subject property is located within the Village of Sleepy Hollow,
and is developed and zoned for residential use.
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 within an area developing with industrial land uses.
G. Zoning District Standard. 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 PAB Planned Area Business District is to provide commodities and
services to several neighborhoods, and in some instances to a communitywide or regional
supporting population,subject to the provisions of chapter 19.60 of the zoning ordinance. A
PAB zoning district is 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:
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. A creative approach to the use of land and related improvements resulting in
better design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PAB
Planned Area Business District.
The applicant proposes to develop the subject property in substantial conformance to a set of
specific design guidelines. These regulations will ensure high quality architecture,building
materials, landscaping, and site design representative of"life style"retail centers.
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Findings of Fact Planning and Development Commission
Petition 38-04 June 21,2004
H. Comprehensive Plan Standard. 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 subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Office, Research and Light Manufacturing,"by the
1983 Comprehensive Plan. The proposed planned development is in conformance with this
designation.
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.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
Other than a few existing mature trees,there are no natural features present on the property.
The developer intends to preserve those trees that are in good condition where possible.
elk J. Internal Land Use Standard. 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.
Findings. The subject property is suitable for the intended planned development with
respect 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 AB Area Business District:
1. 19.35.435 (I.)—Floor Area. In the AB District,the maximum allowable floor area ranges
from 50-60% of the total lot area. The applicant is proposing a 60% floor area ratio.
2. • 19.35.435 (J.)—Building Coverage. In the AB District,the maximum allowable building
coverage ranges from 30-40% of the total lot area. The applicant is proposing a 30%
building coverage ratio.
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Findings of Fact Planning and Development Commission
Petition 38-04 June 21, 2004
3. 19.50 — Freestanding Signs. In the AB District, a maximum of one sixty square foot
freestanding sign is permitted for every principal building. The applicant may have more
signs than permitted by code. Additionally,the applicant is proposing a common theme for
the signs to include a stone base or pillars. The applicant is proposing the following
departures to the sign ordinance:
a. Development Sign. One"development sign"is proposed on Lot 88. The sign would
contain 240 square feet in surface area with a maximum height of 14 feet.
Development signs are permitted to contain 80 square feet in surface are with a
maximum height of 10 feet.
b. Freestanding Multiple-Tenant Signs. A maximum of two multiple tenant monument
style signs are proposed. One sign would be located south of Technology Drive,and
one sign would be located north of Northwest Parkway. The applicant proposes a
maximum of 10 feet in height and 16 feet in width,or 160 square feet of surface area.
Such signs would also permit the advertisement of various tenants within the
subdivision, utilizing specific trademarks and logos of such tenants. The zoning
ordinance permits one sign per building at a maximum of 60 square feet in surface
area.
c. Freestanding Sign for Motor Vehicle Service Station. One freestanding monument
style sign is proposed for a motor vehicle service station located south of Technology
Drive. The sign would not exceed 10 feet in height and 80 square feet in surface
area. The sign would include an electronic message board utilized solely to advertise
gasoline pricing. A maximum 60 square foot sign is permitted by the zoning
ordinance.
d. Freestanding Signs along Randall Road. In addition to the Development Sign, six
additional monument style signs are proposed along Randall Road. Such signs would
not exceed 10 feet in height and 80 square feet in surface area. The zoning
ordinance permits such signs to contain a maximum of 60 square feet of surface area.
e. Freestanding Directional Signs. Up to eight freestanding directional signs are
proposed. Such signs would not exceed 5.5 feet in height and 30 square feet in
surface area, and would also include a lannon stone base. The sign copy will be
back-lit. Such signs would also permit the advertisement of various tenants within
the subdivision,utilizing specific trademarks and logos of such tenants. The zoning
ordinance permits a maximum 8 square feet of surface area for directional signs.
Additionally, such signs are not permitted to include advertising material.
4. 19.12.400 (D)-Setbacks from a Private Drive. In the AB District, a minimum 20 foot
building setback is required. The applicant is proposing to provide a 10 foot building setback
from a private drive.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
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Findings of Fact Planning and Development Commission •
Petition 38-04 June 21,2004
r
A. Summary of Findings.
Positive Attributes. The proposed retail center will provide a unique shopping and dining
experience not currently available within the Elgin area. The applicant proposes to develop
the subject property in substantial conformance to a set of specific design guidelines. These
regulations will ensure high quality architecture, building materials, landscaping, and site
design representative of"lifestyle"retail centers such as Geneva Commons.
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
rik, The Planning and Development Commission hereby recommends the approval of Petition 38-04.On
a motion to recommend approval,subject to the following conditions,the vote was seven(7)yes and
zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance,submitted by
Interstate Partners, and dated June 15, 2004.
2. Substantial conformance to the Site Development Plan, prepared by Cowhey,
Gudmonson, Leder, Ltd, and dated June 14, 2004.
3. Substantial conformance to the Preliminary Engineering Plan,prepared by Cowhey,
Gudmonson, Leder, Ltd, and dated June 14, June 2, 2004.
4. Substantial conformance to the Development Sign Design, Freestanding Multiple
Tenant Sign, Directional Signage, and Example for Motor Vehicle Service Station
Sign plans, submitted by Interstate Partners, and dated June 14, 2004.
5. Substantial conformance to the Design Details,submitted by Interstate Partners,and
dated June 14, 2004.
6. All landscape yards shall be irrigated.
r7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 34-04 was adopted.
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Findings of Fact Planning and Development Commission
Petition 38-04 June 21, 2004
George Wolff, Chairman
Zoning and Subdivision Hearing Board
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
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