G25-06 Ordinance No. G25-06
AN ORDINANCE
RECLASSIFYING TERRITORY FROM THE
PRC PLANNED RESIDENCE CONSERVATION DISTRICT
AND THE PCF PLANNED COMMUNITY FACILITY DISTRICT
TO PAB PLANNED AREA BUSINESS DISTRICT
(Spartan Green Subdivision - 601 South Randall Road)
WHEREAS,written application has been made to reclassify certain property located at 601
South Randall Road from PRC Planned Residence Conservation District and PCF Planned
Community Facility District to 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 October 3, 2005, 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:
OF THAT PART OF THE SOUTH HALF OF SECTION 21,TOWNSHIP 41
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED
AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 21; THENCE SOUTH 88 DEGREES 16 MINUTES 35 SECONDS
WEST,ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 21, A DISTANCE OF 474.18
FEET; THENCE NORTH 58 DEGREES 14 MINUTES 37 SECONDS WEST, A
DISTANCE OF 235.77 FEET;THENCE NORTH 32 DEGREES 44 MINUTES 49
SECONDS WEST, A DISTANCE OF 162.03 FEET; THENCE NORTH 09
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DEGREES 02 MINUTES 18 SECONDS WEST, A DISTANCE OF 360.85 FEET
TO THE INTERSECTION WITH A LINE THAT IS 30.00 FEET,AS MEASURED
PERPENDICULAR, SOUTHERLY OF AND PARALLEL WITH THE
NORTHERLY LINE OF PROPERTY PREVIOUSLY OWNED BY THE STATE
OF ILLINOIS BY DOCUMENT NO.498148 FOR THE POINT OF BEGINNING;
THENCE SOUTH 09 DEGREES 02 MINUTES 18 SECONDS EAST, A
DISTANCE OF 360.85 FEET; THENCE SOUTH 32 DEGREES 44 MINUTES 49
SECONDS EAST, A DISTANCE OF 162.03 FEET; THENCE SOUTH 58
DEGREES 14 MINUTES 37 SECONDS EAST, A DISTANCE OF 235.77 FEET
TO THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 21; THENCE NORTH 88
DEGREES 16 MINUTES 35 SECONDS EAST,ALONG SAID NORTH LINE,A
DISTANCE OF 474.18 FEET TO THE SOUTHEAST CORNER OF THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 21;THENCE SOUTH 00 DEGREES 54 MINUTES 53 SECONDS EAST
ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 21,A DISTANCE OF 7.94 FEET
TO THE NORTHWESTERLY LINE OF SPARTAN DRIVE AS DEDICATED;
THENCE SOUTHWESTERLY ALONG THE NORTHWESTERLY LINE OF
SAID SPARTAN DRIVE,BEING ALONG A CURVE TO THE LEFT HAVING A
RADIUS OF 635.00 FEET AND A CHORD BEARING OF SOUTH 62 DEGREES
39 MINUTES 27 SECONDS WEST, AN ARC DISTANCE OF 227.84 FEET;
THENCE CONTINUING ALONG THE NORTHWESTERLY LINE OF SAID
SPARTAN DRIVE SOUTH 52 DEGREES 22 MINUTES 43 SECONDS WEST,
TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 828.27
FEET; THENCE CONTINUING ALONG THE NORTHWESTERLY LINE OF
SAID SPARTAN DRIVE,BEING ALONG A CURVE TO THE LEFT HAVING A
RADIUS OF 478.26 FEET AND A CHORD BEARING OF SOUTH 33 DEGREES
44 MINUTES 28 SECONDS WEST, AN ARC DISTANCE OF 311.14 FEET TO
THE NORTH LINE OF PLAT OF SURVEY PREPARED FOR WESTFIELD
HOMES OF ILLINOIS, INC., ORDER NO. 95066500, I AND IIA, BY SHEETS
SURVEYING SERVICES, INC., DATED OCTOBER 19, 1995 AND REVISED
OCTOBER 31, 1995 THENCE SOUTH 88 DEGREES 08 MINUTES 07 SECONDS
WEST ALONG THE NORTH LINE OF SAID PLAT, A DISTANCE OF 252.34
FEET TO THE EASTERLY RIGHT OF WAY OF RANDALL ROAD AS
DEDICATED BY DOCUMENT NO.91K33285;THENCE NORTH 01 DEGREES
51 MINUTES 53 SECONDS WEST ALONG SAID EASTERLY RIGHT OF WAY
LINE, A DISTANCE OF 256.15 FEET; THENCE NORTHERLY ALONG SAID
EASTERLY RIGHT OF WAY LINE,BEING ALONG A CURVE TO THE LEFT
HAVING A RADIUS OF 1612.88 FEET AND BEING TANGENT TO THE LAST
DESCRIBED COURSE, AN ARC DISTANCE OF 806.59 FEET; THENCE
NORTH 30 DEGREES 31 MINUTES 05 SECONDS WEST TANGENT TO THE
LAST DESCRIBED CURVE AND ALONG SAID EASTERLY RIGHT OF WAY
LINE, A DISTANCE OF 831.64 FEET; THENCE SOUTH 57 DEGREES 39
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MINUTES 33 SECONDS EAST, A DISTANCE OF 59.19 FEET; THENCE
SOUTH 76 DEGREES 25 MINUTES 46 SECONDS EAST, A DISTANCE OF
65.67 FEET;THENCE NORTH 86 DEGREES 45 MINUTES 57 SECONDS EAST,
A DISTANCE OF 48.94 FEET;THENCE NORTH 73 DEGREES 29 MINUTES 33
SECONDS EAST, A DISTANCE OF 41.89 FEET; THENCE SOUTH 79
DEGREES 59 MINUTES 57 SECONDS EAST, A DISTANCE OF 150.99 FEET;
THENCE SOUTH 66 DEGREES 32 MINUTES 05 SECONDS EAST, A
DISTANCE OF 196.17 FEET; THENCE SOUTH 75 DEGREES 28 MINUTES 11
SECONDS EAST, A DISTANCE OF 63.96 FEET TO THE EAST LINE OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 21,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN; THENCE SOUTH 00 DEGREE 56 MINUTES 00 SECONDS EAST
ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF SAID
SOUTHWEST QUARTER, A DISTANCE OF 121.57 FEET TO THE
INTERSECTION WITH A LINE THAT IS 30.00 FEET, AS MEASURED
PERPENDICULAR, SOUTHERLY OF AND PARALLEL WITH THE
NORTHERLY LINE OF PROPERTY PREVIOUSLY OWNED BY THE STATE
OF ILLINOIS BY DOCUMENT NO.498148;THENCE NORTH 88 DEGREES 01
MINUTES 35 SECONDS EAST ALONG SAID PARALLEL LINE,A DISTANCE
OF 518.58 FEET TO THE POINT OF BEGINNING. BEING SITUATED IN THE
CITY OF ELGIN,KANE COUNTY,ILLINOIS AND CONTAINING 28.42 ACRES
MORE OR LESS.
Section 3. That the City Council of the City of Elgin hereby classifies the subject property in
this PAB Planned Area Business District in accordance with the following provisions:
A. Purpose and Intent. The purpose of this PAB Area Business District is to provide
commodities and services to several neighborhood areas, 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
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Districts of the Elgin Municipal Code, 1976, as amended.
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 this PAB Planned Area Business District:
a. Offices Division:
Offices [SR] (UNCL).
b. Finance, Insurance, and Real Estate Division:
Development sales offices [SR] (UNCL).
Finance,insurance,and real estate(H),subject to the provision that a
maximum total of one bank shall be permitted within the subdivision.
c. Services Division:
Advertising(731).
Barbershops (724).
Beauty shops (723).
Dry cleaning without plant on premises (7215).
Computer rental and leasing(7377).
Mailing, reproduction, commercial art and photography, and
stenographic services (733).
Motion picture theaters (7832).
Photographic studios,portrait (722).
Security systems services (7382).
Watch, clock and jewelry repair(763).
d. Retail Trade Division:
Apparel and accessory stores (56).
Building materials, hardware, and garden supply(52).
Drinking places (alcoholic beverages) (5813).
Drugstores and proprietary stores (591).
Eating places (5812), but not including fast food/quick service
restaurants including, by way of example, but not limited to,
McDonalds, Burger King, Wendy's, White Castle, Taco Bell,
Subway,Kentucky Fried Chicken,Pizza Hut,A&W, and Long John
Silvers. Such prohibited high volume/fast food/quick service
restaurants shall not be deemed to include lower volume mid-value
fast food restaurants including, but not limited to Portillos or
Starbucks.
Florists (5992).
Food stores (54).
General merchandise stores (53).
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AMIN
Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified, limited to
architectural supplies-retail, art dealers-retail, artist supply and
material stores-retail, baby carriages-retail, candle shops-retail, pet
stores-retail,pet shops-retail,picture frames,ready-made-retail, and
telephone stores-retail (5999).
Miscellaneous shopping goods stores (594).
News dealers (5994).
Optical goods stores (5995).
Outdoor eating and drinking facilities [SR] (UNCL).
e. Agricultural Division:
Dog grooming(0752).
Veterinary services for household pets (0742).
f. Construction Division:
Contractor's office and equipment areas [SR] (UNCL).
g. Manufacturing Division:
Commercial printing occupying less than five thousand (5,000)
square feet of gross floor area(2752).
h. Transportation, Communication And Utilities Division:
Arrangement of passenger transportation(472).
Branch United States post offices (4311).
Commercial antennas and antenna structures mounted on existing
structures [SR] (UNCL).
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).
Radio and television antennas [SR] (UNCL).
Railroad operators' offices (401).
Satellite dish antennas [SR] (UNCL).
Treatment, transmission and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves [SR]
(UNCL).
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.
Fences and walls [SR] (UNCL).
Firearms sales(5941),exclusively accessory to a sporting goods store
or general merchandise store,specifically limited to one principal use
established in the entire subdivision.
Loading facilities [SR] (UNCL), exclusively accessory [SR] to a
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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).
Package liquor sales establishments [SR] (5921) accessory to a
general merchandise store or food store.
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 this PAB Planned 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:
Child daycare services (835).
Coin-operated amusement establishments (7993).
d. Retail Trade Division:
Drive-in restaurants (5812).
Firearms sales (5941), exclusively accessory to a sporting goods
store.
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).
Pipelines, except natural gas (461).
Other radio and television antennas [SR] (UNCL).
Other satellite dish antennas [SR] (UNCL).
Radio and television broadcasting stations (483).
Treatment, transmission, and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators[SR]
(UNCL).
f. Miscellaneous Uses Division:
rm. Accessory package liquor sales establishment [SR] (UNCL).
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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, provided, however, no such drive thru facility
shall be approved for a fast food/quick service restaurants including,
by way of example, but not limited to, McDonalds, Burger King,
Wendy's,White Castle,Taco Bell,Subway,Kentucky Fried Chicken,
Pizza Hut, A&W, and Long John Silvers. Such prohibited high
volume/fast food/quick service restaurants shall not be deemed to
include lower volume mid-value fast food restaurants including,but
not limited to Portillos or Starbucks.
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.
F. Site Design. In this PAB 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 this PAB zoning district, "zoning lots" [SR]
shall be subject to the provisions of Section 19.12.300 of this Title.
2. Lot Area: In the PAB zoning district, there shall be no minimum required
"zoning lot area" [SR].
3. Lot Width: In the PAB zoning district, there shall be no minimum required
"lot width" [SR] for a zoning lot.
4. Setbacks; Generally: In the PAB 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 PAB 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 and Spartan Drive: 40 feet.
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Any Private 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 and Spartan Drive: 25 feet.
Any Private Street: 6 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 PAB 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 PAB 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 PAB 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.
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.
G. Supplemental Site Design Regulations and Architectural Design. In this PAB
zoning district, all site development and buildings shall be also designed, constructed and
maintained in substantial conformance to the following development plans and/or regulations:
1. Substantial conformance with the Site Development Plans for Lowe's of
Elgin(Spartan Green Subdivision),prepared by Woolpert, Inc., including:
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a. C000 Cover Sheet, dated August 2, 2005.
b. C100 Existing Conditions/Demo Plan, dated August 2, 2005.
c. C200 Site Plan, dated August 2, 2005.
d. C201 Site Plan, dated August 2, 2005.
e. C202 Site Plan, dated August 2, 2005.
f. C300 Grading Plan, dated August 2, 2005.
g. C301 Grading Plan, dated August 2, 2005.
h. C302 Grading Plan, dated August 2, 2005.
i. C400 Utility Plan, dated August 2, 2005.
j. C401 Utility Plan, dated August 2, 2005.
k. C402 Utility Plan, dated August 2, 2005.
1. C600 Landscape Plan, dated August 2, 2005.
m. C601 Landscape Plan, dated August 2, 2005.
n. C602 Landscape Plan, dated August 2, 2005.
o. C800 Lighting Plan, dated August 2, 2005.
The foregoing list of plans shall be revised as necessary to conform to the
final engineering plans as approved by the City Engineer and the final plat of
subdivision as approved by the City Engineer.
The landscape plans listed above shall incorporate the following design
characteristics:
a. All rear building elevations, vehicle use areas and service entrances
shall be screened from view with landscaping (a combination of
shade trees, coniferous trees, ornamental trees, and shrubs) and a
solid screening fence.
b. The perimeter of stormwater basins shall include landscaping
consisting of shade and ornamental trees,and low-maintenance native
vegetation.
2. Substantial conformance with the following Building Elevation Drawings:
a. Lowe's Building and Sign Elevation Drawings (Lot 2), prepared by
BRR, dated July 29, 2005.
b. Retail Building and Sign Elevation Drawings (Lot 3), prepared by
OKW Architects, dated July 29, 2005.
c. Bank of America Building and Sign Elevation Drawings (Lot 1),
prepared by Oculus, Inc., dated August 3, 2005.
The buildings listed above shall incorporate the following design
characteristics:
a. All roof-top mounted fixtures shall be screened from view from
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neighboring properties and streets.
b. All metal bracing supporting architectural facade elements extending
above the roofline shall be enclosed or screened from view from
neighboring properties and streets.
c. All fencing shall be black powder-coated, decorative metal or
aluminum fencing (no chain-link fencing shall be allowed).
3. Buildings and building additions other than the Lowe's Building and the Bank
of America Building identified in Section 3G2 above shall also be subject to
the following additional regulations:
a. 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.
b. Architecture. Each building facade 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.
c. 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.
d. 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.
e. 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.
f. 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 property owner without
necessitating that all other property owners in the development
authorize such application.
4. Except for the Lowe's Development on the subject property and the Bank of
America Development on the subject property, prior to any other or further
development of the subject property the owner of the subject property shall be
required to submit a development plan for the city for a public hearing and
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/r► city council approval pursuant to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended.
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.
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, Street Graphics, of the Elgin Municipal Code, 1976, as amended, except as
follows:
a. Lowe's Building and Sign Elevation Drawings (Lot 2), prepared by BRR,
dated July 29, 2005.
b. Retail Building and Sign Elevation Drawings (Lot 3), prepared by OKW
Architects, dated July 29, 2005.
c. Bank of America Building and Sign Elevation Drawings(Lot 1),prepared by
Oculus, Inc., dated August 3, 2005.
rk 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. Subdivisions-Generally. The subdivision of the subject property and development
thereof shall comply with the Subdivision Regulations of the City,as amended,and
the Plat Act of the State of Illinois.
O. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance maybe appealed
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subject to the provisions of Chapter 19.75, Appeals, of the Elgin Municipal Code,
1976, as amended.
Section 4. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
gZf= kire
Ed Schock, Mayor
Presented: March 22, 2006
Passed: March 22, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: March 23, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
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October 3, 2005
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 58-05 Requesting PAB Planned Area Business District Zoning, and Pre-
liminary Plat and Final Plat Approval for a Commercial Planned Development to be Known as Spar-
tan Green Subdivision;Property Located at 601 South Randall Road,by Elgin Realty Partners,LLC,
as Applicant, and the City of Elgin, as Owner.
GENERAL INFORMATION
Requested Action: Zoning, Preliminary and Final Plat Approval
Current Zoning: PRC Planned Residence Conservation District
CF Community Facility District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Vacant Land
Property Location: 601 South Randall Road
Applicant: Elgin Realty Partners, LLC
Staff Coordinator: Tom Armstrong, Principal Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by Elgin Realty Partners,LLC,requesting PAB Area Business District
zoning, and preliminary plat and final plat approval for a commercial planned development to be
known as Spartan Green Subdivision. The subject property is located at 601 South Randall Road
(reference Exhibits A, B, C, D, E and F).
Spartan Green Subdivision includes 10 lots which will be developed with retail and commercial
uses. Businesses in the development are proposed to include a Lowe's store and a bank. Additional
tenant spaces for businesses would be constructed during the initial phase of the development(refer-
ence Exhibits G and H).
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hear-
ing in consideration of Petition 58-05 on September 19, 2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application.Public testimony was pre-
sented at the public hearing. The Community Development Group submitted a Zoning and Subdivi-
sion Review, dated September 14, 2005.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard.The suitability of the subject property for the proposed zon-
ing and subdivision, with respect to its size, shape and any existing improvements.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the site characteristics standard. The subject property is an irregularly shaped parcel
containing approximately 29 acres of land. The property has gently rolling topography.
There are no significant natural features on the property. The northerly half of the property
had been occupied and used as a golf course. The entire property sits today as vacant and
undeveloped land.
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Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
B. Sewer and Water Standard.The suitability of the subject property for the proposed zoning
and subdivision with respect to the availability of adequate water, sanitary treatment and
stormwater control facilities.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the sewer and water standard. The applicant intends to connect to municipal sanitary
sewer and water mains that are currently present at the subject property. Stormwater control
will be provided on site through various methods including storm sewer, detention, and re-
tention facilities, in accordance with all local, state, and federal regulations.
C. Traffic and Parking Standard.The suitability of the subject property for the proposed zon-
ing and subdivision with respect to the provision of safe and efficient on site and off site ve-
hicular circulation designed to minimize traffic congestion.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the traffic and parking standard. The subject property has frontage along Randall
Road,which is a regional arterial street serving the west side of Elgin and areas beyond. The
applicants and the City have worked with the Kane County Division of Transportation to de-
sign necessary improvements to Randall Road and access to the site. This has been coordi-
nated with the design of the extension and improvement of Spartan Drive to allow direct ac-
er■► cess between Randall Road and Elgin Community College.
D. Zoning History Standard. The suitability of the subject property for the proposed zoning
and subdivision 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 proposed zoning and subdivision with re-
spect to the zoning history standard. The northerly portion of the subject property was an-
nexed in the 1960's and developed as a municipal golf course. The golf course property was
zoned CF Community Facility District in 1992.
The southerly portion of the property was annexed in the 1990's as a part of the Woodbridge
North Subdivision. The property was zoned for development with townhomes in a future
phase of Woodbridge North Subdivision, which was never developed. The property was
zoned PRC Planned Residence Conservation District in 1992.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the proposed zoning and subdivision with respect to consistency and compatibility with sur-
rounding land use and zoning.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the surrounding land use and zoning standard. There is a large wetland complex lo-
cated to the north of the subject property. This wetland area is zoned CF Community Facility
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Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
District
Elgin Community College is located to the east of the subject property and is zoned CF
Community Facility District. The college has plans to expand the campus into the area to the
immediate east of the subject property. The area is planned to be developed with additional
buildings and sports fields.
The area located to the south of the subject property is developed with townhomes and re-
lated stormwater management facilities. The area is zoned PRC Planned Residence Conser-
vation District (Townhomes of Woodbridge).
The area located to the west of the subject property is in residential use. The area is zoned
RC1 Residence Conservation District (Woodbridge North Subdivision).
F. Trend of Development Standard. The suitability of the subject property for the proposed
zoning and subdivision with respect to its consistency with an existing pattern of develop-
ment or an identifiable trend of development in the area.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the trend of development standard. The subject property is located along Randall
• Road, which is developing as a commercial corridor.
G. Zoning Districts Standard. The suitability of the subject property for the proposed zoning
and subdivision with respect to conformance to the provisions for the purpose and intent,and
the location and size of a zoning district.
The applicants are requesting PAB Planned Area Business District zoning. The purpose and
intent of the provisions 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 the zoning ordinance.
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.
Planned residential districts should be located in substantial conformance to the official com-
prehensive plan. The amount of land necessary to constitute a separate planned residential
district exclusive of rights of way, but including adjoining land or land directly opposite a
risk right of way shall not be less than two acres.
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Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
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Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the zoning districts standard. The applicant is proposing to rezone the subject prop-
erty from PRC Planned Residence Conservation District and CF Community Facility District
to PAB Planned Area Business District. The property is proposed to be subdivided into 10
lots.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
zoning and subdivision with respect to conformance to the goals,objectives,and policies of
the official comprehensive plan.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the comprehensive plan standard. The subject property is designated as"Highway
Commercial"on the Land Use exhibit in the Elgin Comprehensive Plan and Design Guide-
lines. This land use designation includes commercial areas serving surrounding residential
areas and larger trade areas connected by the arterial street system.
Natural Preservation Standard. The suitability of the subject property for the proposed
zoning and subdivision with respect to the preservation of all significant natural features in-
cluding topography, watercourses, wetlands, and vegetation.
Findings: The subject property is suitable for the proposed zoning and subdivision with re-
spect to the natural preservation standard. There are no significant natural features on the
subject property.
J. Internal Land Use Standard.The suitability of the subject property for the intended zoning
and subdivision with respect to the land uses permitted within the development being lo-
cated,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 and subdivision with re-
spect to the internal land use standard. A Lowes store,a bank,and some retail buildings with
tenants to be named are the only known commercial buildings to be constructed at this time.
Development of the remaining lots in the commercial subdivision would be subject to future
zoning hearings pursuant to the terms and conditions of the proposed planned development
district zoning.
The commercial subdivision is designed in general conformance with the applicable zoning
and subdivision standards. The zoning and subdivision standards are intended to prevent un-
due detrimental influence on the proposed internal land uses and on surrounding properties.
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• Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
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 and Subdivision Ordinances. This planned devel-
opment is proposed to be zoned PAB District. The applicant is requesting certain departures from
the normal standards,regulations, and requirements of the zoning and subdivision ordinances. For
the purposes of this section, the most similar zoning district is the AB Area Business District. The
applicant is requesting the following proposed departures:
1. 19.12.300 (E.)—Principal Buildings Per Zoning Lot. In the AB Area Business Districts,
no more than one principal building is allowed on a zoning lot. The applicant is proposing to
subdivide the zoning lot into 10 lots of record and to develop the zoning lot with at least five
buildings.
2. 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 minimum 10 foot build-
ing setback from a private drive.
SUMMARY OF UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,un-
resolved issues, and alternatives:
A. Unresolved Issues
At this time there are no unresolved issues.
B. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval,denial,or approval
with conditions.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 58-05. 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 Site Development Plans for Lowe's of Elgin,prepared by Wool-
pert,Inc.,and dated August 2,2005 with revisions as required by the Community Development
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Findings of Fact Planning and Development Commission
Petition 58-05 October 3, 2005
getak
Group,Engineering Division,Public Works Department,and Water Department,including revi-
sions addressing:
a. Preliminary engineering
b. Landscaping/screening
c. Pedestrian/bicycle access and circulation
d. Bicycle parking
e. Site lighting
2. Substantial conformance to the Building and Sign Elevation Drawings for Lowe's,prepared by
BRR., and dated July 29, 2005; the Retail Building Elevation and Sign Placement Drawings for
Lowe's of Elgin Retail Development,prepared by OKW Architects,and dated July 29,2005;and
the Building and Sign Elevation Drawings for Bank of America, prepared by Oculus, Inc., and
dated August 3,2005,with revisions as required by the Community Development Group,includ-
ing revisions addressing:
a. Building elevations and building materials
b. Screening rooftop elements and fixtures
c. Fencing
d. Signage
e. Building lighting (exterior and garden center areas)
rik 3. Substantial conformance to the Final Plat for Spartan Green Subdivision,prepared byLandmark
Engineering Group, Inc., and dated June 4, 2005, with revisions as required by the Community
Development Group, Legal Department, Engineering Division, and Water Department.
4. Conformance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 58-05 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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