G64-06 •
Ordinance No. G64-06
AN ORDINANCE
RECLASSIFYING TERRITORY FROM THE
AB AREA BUSINESS DISTRICT
AND THE PAB PLANNED AREA BUSINESS DISTRICT
TO PAB PLANNED AREA BUSINESS DISTRICT
(1001 South Randall Road, 2395 & 2375 Bowes Road)
WHEREAS,written application has been made to reclassify certain property located at 2375
Bowes Road from AB Planned Area Business 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 June 5, 2006, 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:
LOT 2:
Situated in Section 28, Township 41 North, Range 8 East of the Third
Principal Meridian,City of Elgin,County of Kane. State of Illinois,and being
a parcel of land being a portion of and lying entirely within the property
described In a warranty deed,recorded April 30, 1997,as Document Number
97K027558 (all references to deeds, microfiche, plate, surveys, etc. refer to
the records of the Kane County Recorders Office, unless noted otherwise)
also being the proposed Lot 2 of Elgin State Bank Plaza, that is more
particularly described as follows:
Beginning for reference at the point-of-intersection of the south right-of-way
line of Bowes Road as established by Document Number 92K23084 and
instrument of correction Document Number 93K65081,and the west right-of-
way line of Umdenstock Rood as dedicated per plot of subdivision for
Heartland Meadows Unit 9 recorded June 28, 1996, as Document Number
96K046771; thence along the west right-of-way line of said Umdenstock
Road, South one degree forty-six minutes forty-three seconds East
(S01'46'43"E) for a distance of ten and 00/100 feet (10.00') to the true point
of beginning;thence continuing along said west right-of-way line,South one
degree forty-six minutes forty-three seconds East(S01'46'43"E)for a distance
of four hundred ninety eight and 71/100 feet(498.71')to the southeast corner
of said property; thence along the south line of said property, South eighty-
seven degrees fifty-six minutes twenty-two seconds West(587'56'22"W)for a
distance of three hundred forty-four and 62/'00 feet (344.62'); thence North
one degree fifty minutes forty-three seconds West (N01'50'43"W) for a
distance of four hundred fourteen and 76/100 feet (414.76') to a point-of-
curvature;thence along a curve to the left with a radius of twenty 00/100 feet
(20.00'), for on arc distance of thirty-one and 42/100 feet (31.42'), [chord
bearing North forty-six degrees fifty minutes forty-three seconds West
(N46"50'43"W)for twenty-eight and 28/100 feet(28.28'),delta angle of said
curve being ninety degrees zero minutes zero seconds (90.00'00")]; thence
North eighty-eight degrees nine minutes seventeen seconds East (N88'09"
17E) for a distance of fifty-eight and 75/100 feet (58.75'); thence North two
degrees zero minutes eighteen seconds West(NO2'00'18"W)for a distance of
sixty-four and 39/100 feet (64.39') to a point on a parallel line that is 10.00
feet, measured perpendlcularl y, south of the south right-of-way line of said
Bowes Road; thence along said parallel line, North eighty-seven degrees
fifty-nine minutes forty- two seconds East (N87' 59'42"E) for a distance of
three hundred six and 66/100 feet (306.66') to the true point of beginning
(Property commonly known as 2375 Bowes Road, in Elgin).
PARCEL 1:
Commencing for reference at the point-of-intersection of the south right-of-
way line of Bowes Road as established by Document Number 93K63084 and
instrument of correction Document Number 93K65081,and the west right-of-
way line of Umbdenstock Road as dedicated per plat of Subdivision for
Heartland Meadows Unit 9, recorded June 28, 1996, as Document Number
96K046771; thence along the west right-of-way line of said Umbdenstock
Road, south one degree 46 minutes 43 seconds east for a distance of 508.71
feet; thence south 87 degrees 56 minutes 22 seconds west for a distance of
533.62 feet to the southeast corner of said property and the point of beginning
of the herein described parcel; thence south along the south line of said
property, south 87 degrees 56 minutes 22 seconds west for a distance of
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s
356.56 feet to a point on the east right-of-way line of Randall Road, as
dedicated per document recorded April 30, 1955, as Document Number
778764;thence along said east right-of-way line,north one degree 46 minutes
29 seconds west for a distance of 509.57 feet to a point on the south right-of-
way line of said Bowes Road;thence along said south right-of-way line,north
87 degrees 59 minutes 42 seconds east for a distance of 327.93 feet; thence
south one degree 50 minutes 43 seconds east for a distance of 200.00 feet;
thence north 87 degrees 59 minutes 42 seconds east for a distance of 28.00
feet to a point on the east line of said property, also being a point the west
line of the property described in a warranty deeds,recorded April 30, 1997,as
Document Number 97K027558; thence along the east line of the property
described in said Document Number 97K027558;thence along the east line
of the property described in said Document Number 97K028865, south one
degree 50 minutes 43 seconds east for a distance of 309.22 to the point of
beginning (Property commonly known as 1001 South Randall Road, in
Elgin).
Parcel 2:
That part of the north 550.0 feet of the west 930.0 feet of the east %2 of the
southwest 1/4 of section 28, township 41 north, range 8 east of the third
principal meridian described as follows: Commencing at the northwest corner
of said east%2;thence south 89 degrees 24 minutes 01 seconds east,along the
north line of said southwest 1/4 a distance of 589.0 feet; thence south 00
degrees 48 minutes 54 seconds west, 91.75 feet; thence north 89 degrees 20
minutes 35 seconds west, 193.00 feet;thence south 00 degrees 48 minutes 54
seconds west,29.40 feet to the point of beginning;thence northeasterly along
a curve to the right, said curve having a radius of 20.00 feet, whose chord
bears north 45 degrees 49 minutes 26 seconds east for an arc distance of
31.42 feet;thence south 89 degrees 11 minutes 06 seconds east,20.92 feet to
a point of curvature; thence southeasterly along a curve to the right, said
curve having a radius of 100.0 feet, whose chord bears south 82 degrees 54
minutes 54 seconds east, for an arc distance of 21.88 feet; thence south 76
degrees 38 minutes 42 seconds east,40.53 feet to a point of curvature;thence
southeasterly along a curve to the left, said curve having a radius of 100.00
feet,whose chord bears south 82 degrees 54 minutes 54 seconds east, for an
arc distance of 21.88 feet; thence north 89 degrees 11 minutes 06 seconds
west,65.09 feet;thence south 00 degrees 48 minutes 54 seconds west,434.76
feet;thence north 89 degrees 24 minutes 01 seconds west; 189.00 feet;thence
north 00 degrees 48 minutes 54 seconds east, 429.04 feet to the point of
beginning, in Kane County, Illinois (Property commonly known as 2395
Bowes Road, in Elgin).
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UMW
k Out lot"A"
Commencing for reference at the point-of-intersection of the south right-of-
way line of Bowes Road as established by Document Number 93K63084 and
instrument of correction Document Number 93K65081,and the west right-of-
way line of Umbdenstock Road as dedicated per plat of Subdivision for
Heartland Meadows Unit 9, recorded June 28, 1996, as Document Number
96K046771; thence along the west right-of-way line of said Umbdenstock
Road, south one degree 46 minutes 43 seconds east for a distance of 508.71
feet to the southeast corner of the property described in said Document
Number 97KI027558; thence along the south line of said last mentioned
property, south 87 degrees 56 minutes 22 seconds west for a distance of
533.62 feet to the southwest corner of said last mentioned property; thence
along the west line of said last mentioned property, north one degree 50
minutes 43 seconds west for a distance of 309.22 feet to the point of
beginning of the herein described parcel;thence south 87 degrees 59 minutes
42 seconds west for a distance of 28.00 feet; thence north one degree 50
minutes 43 seconds west for a distance of 200.00 feet to a point on the south
right-of-way line of said Bowes Road; thence along said south right-of-way
line, north 87 degrees 59 minutes 42 seconds east for a distance of 255.55;
thence south 2 degrees 00 minutes 18 seconds east for a distance of 74.39
feet; thence south 89 degrees 9 minutes 17 seconds west for a distance of
103.84 feet; thence along the arc of a curve to the right, with a radius of
100.00 feet, for an arc distance of 21.89 feet, and a chord which bears north
85 degrees 34 minutes 31 seconds west for a distance of 21.84 feet, a delta
angle of said curve being 12 degrees 32 minutes 24 seconds;thence north 79
degrees 18 minutes 19 seconds west for a distance of 40.53 feet to a point-of-
curvature; thence along the arc of a curve to the left,with a radius of 100.00
feet, for an arc distance of 21.89 feet, and a chord which beard north 85
degrees 34 minutes 31 seconds west for a distance of 21.84 feet,a delta angle
of said curve being 12 degrees 32 minutes 24 seconds; thence south 88
degrees 9 minutes 17 seconds west for a distance of 20.92 feet for a distance
of 20.92 to a point-of curvature; thence along the arc of a curve to the left,
with a radius of 20.00 feet, for an arc distance of 31.42 feet, and a chord
which bears south 43 degrees 9 minutes 17 seconds west for a distance of
28.28, delta angle of said curve being 90 degrees 00 minutes 00 seconds to a
point on the west line of the parcel described in said document number
97k027558;thence south 01 degree 50 minutes 43 seconds east for a distance
of 119.82 feet to the point of beginning (said property functioning as a
common access drive to serve 1100 Randall Road and 2395 and 2375 Bowes
Road, Elgin).
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tel•. 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
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 use of Parcel 1 (Property commonly known as 1001 South Randall Road)in the
PAB zoning district as described in Section 1 shall be limited to a two story bank
building with a drive-thru facility.
The use of Parcel 2 (Property commonly known as 2395 Bowes Road)in the PAB
Planned Area Business District as described in Section 1 shall be limited to a day
care facility.
The following enumerated "land uses" [SR] shall be the only land uses for Lot 2
(Property commonly known as 2375 Bowes Road) allowed as a "permitted use"
[SR], a"conditional use" [SR], or a"similar 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:
1. Residences Division:
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•
el" "Upper floor apartment dwellings" [SR] (UNCL).
2. Municipal Services Division:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
containing less than two (2) acres of land.
3. Offices Division:
"Offices" [SR] (UNCL).
4. Finance, Insurance, And Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
5. Services Division:
Advertising (731).
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises(7217).
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
ebk adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting, research, management and related services (87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home health care services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Laundry collecting and distributing outlets (7211).
Legal services (811).
Libraries (823).
Mailing, reproduction, commercial art and photography, and stenographic
services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
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).
News syndicates (7383).
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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).
Personnel supply services (736).
Photofinishing laboratories (7384).
Photographic studios,portrait (722).
Physical fitness facilities (7991).
Professional sports operators and promoters (7941).
Radio and television repair shops (7622).
Refrigerator and air-conditioning service and repair(7623).
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).
6. Retail Trade Division:
/1'4^ 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).
Direct selling establishments (5963).
Drinking places (alcoholic beverages) (5813).
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).
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
Tobacco stores (5993).
7. Agricultural Division:
elk
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Dog grooming(0752).
Farm labor and management services (076).
Greenhouses for floral products, exclusively "accessory" [SR] to a use
allowed in the zoning district (0181).
Landscape counseling and planning(0781).
Lawn and garden services (0782).
Ornamental shrub and tree services (0783).
Veterinary services for household pets (0742).
8. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
9. Manufacturing Division:
Commercial printing occupying less than five thousand(5,000)square feet of
gross floor area(2752).
10. Wholesale Trade Division:
Apparel piece goods and notions (513).
Drugs, drug proprietaries, and druggists' sundries (512).
Electrical goods (506).
Furniture and home furnishings (502).
Groceries and related products (514).
Hardware, and plumbing and heating equipment and supplies (507).
Machinery, equipment, and supplies (508).
Metals and minerals, except petroleum (505).
Motor vehicles and motor vehicle parts and supplies (501).
Paper and paper products (511).
Professional and commercial equipment and supplies (504).
11. Transportation, Communication And Utilities Division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation(472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operators'offices (414).
Cable and other pay television services (484).
"Commercial antennas and antenna structures mounted on existingstructures"
[SR] (UNCL).
Communication services not elsewhere classified (489).
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).
Radio and television broadcasting stations (483).
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.•, Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
Taxicab operators' offices (412).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
12. 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.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the AB Area Business District, subject to the
provisions of Chapter 19.47 of this Title.
"Outdoor display areas" [SR] (UNCL).
"Outdoor display lots" [SR] (UNCL).
"Parking lots" [SR] (UNCL),exclusively"accessory" [SR]to a permitted use
allowed in the AB 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 the AB 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.
"Storage tanks" [SR] (UNCL).
"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 PlannedArea Business District:
1. Municipal Services Division:
"Municipal facilities" [SR] on a zoning lot [SR] containing less than two(2)
acres of land.
2. Public Administration Division:
Public administration(J)on a zoning lot containing less than two(2)acres of
land.
3. Services Division:
Amusement parks (7996).
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Arenas, sports fields, and stadiums (UNCL).
Ballrooms (7911).
Bowling centers (7933).
"Car washes" [SR] (7542).
Child daycare services (835).
Dance halls (7911).
Dance studios and schools (791).
Discotheques (7911).
Drive-in motion picture theaters (7833).
Funeral service (726).
"Home child daycare services" [SR] (8351).
Individual and family social services (832).
Membership organizations (86).
Motion picture theaters (7832).
"Motor vehicle repair shops" [SR] (753).
"Motor vehicle top,body and upholstery repair shops, and paint shops" [SR]
(7532).
Organization hotels and lodging houses, on membership basis (704).
Other schools and educational services (829).
Power laundries (7211).
Recreational vehicle parks and campsites (7033).
Sporting and recreational camps (7032).
4. Retail Trade Division:
Drive-in restaurants (5812).
Firearms sales (5941).
"Package liquor sales establishments" [SR] (5921).
5. Agricultural Division:
"Kennels" [SR] (0752).
6. Mining Division:
"Temporary mining" [SR] (UNCL).
7. Wholesale Trade Division:
Beer, wine, and distilled alcoholic beverages (518).
Lumber and other construction materials (503).
8. 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).
Pipelines, except natural gas (461).
Public warehousing and storage (422).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Railroad tracks (401).
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"Treatment, transmission, and distribution facilities: equipment, equipment
buildings, towers, exchanges, substations, regulators" [SR] (UNCL).
Water transportation(44).
9. 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.
"Commercial operations yards" [SR] (UNCL).
"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 be as follows:
1. Lot 2 (commonly known as 2375 Bowes Road). In this PAB zoning
district, except as otherwise provided for herein,the use and development of
land and structures shall be 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:
a. Substantial conformance to the Petitioner's Statement of Purpose and
Conformance submitted with the development application and cover
letter submitted by Peter Bazos, Esquire; no date.
b. Substantial conformance to the Concept Site Development Plans
prepared by Monarch Design & Construction, LLC and dated June
12, 2006.
c. Substantial conformance to the Retail Floor Plan and Office Floor
Plan prepared by Monarch Design & Construction, LLC and dated
March 3, 2006.
d. Substantial conformance to the Retail Shop Building Elevation,dated
April 28,2006 and Office Building Elevations, dated June 12,2006,
and prepared by Monarch Design & Construction, LLC.
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e. Revisions to the proposed Preliminary Engineering Drawings, Site
Improvements, dated June 12, 2006 and prepared by Marchris
Engineering, Ltd. per the Community Development Group and the
Engineering Division. Substantial changes to the proposed plans will
require reconsideration by the Planning&Development Commission
and City Council as part of a public hearing process.
f. Substantial conformance to the Fire Truck Access Exhibit,prepared
by Marchris Engineering, Ltd., dated April 26, 2006.
g. Substantial conformance to the Landscape Plan(Sheet L-1),prepared
by Walsh Landscape Construction Inc.,dated February 24,2006,with
revision, dated July 17, 2006.
h. Substantial conformance to Site Photometrics Plan (Sheet SP1.1),
prepared by MGN Consulting Engineers, dated June 27, 2006.
i. Compliance with all other applicable codes and ordinances.
2. Parcel 1 (commonly known as 1001 South Randall Road). In this PAB
zoning district, except as otherwise provided for herein, shall be maintained
as originally constructed. Any changes to the site in regards to parking,on-
site circulation and landscaping will require an amendment to this ordinance.
3. Parcel 2 (commonly known as 2395 Bowes Road). In this PAB zoning
district,except as otherwise provided for herein,the development of Parcel 2
shall be subject to the following conditions:
a. Substantial conformance with the Statement of Purpose,
Conformance, and Departure, which includes building elevations,
prepared by KinderCare Learning Centers, Inc. undated.
b Substantial conformance with Site Improvement Plan prepared by
Marchris Engineering,Ltd.,dated 01/15/01,which includes Site Plan,
Grading Plan,Erosion Control and Lighting Plan. Revisions shall be
made thereto, if found necessary or not in code compliance, per the
Department of Code Administration and Development Services.
c. A five(5)foot sidewalk easement shall be provided on-site along the
Bowes Road within Outlot A as provided in the Site Improvement
Plan prepared by Marchris Engineering, Ltd, dated 01/15/01, as
approved by the City Engineer. A sidewalk shall be installed within
the sidewalk easement on-site at the owner's expense. The sidewalk
shall be constructed according to the City of Elgin's standard
specifications for sidewalks. Outlot A shall be sodded and
landscaped with trees in compliance with the Subdivision Regulations
(Title 19).
d. The building shall consist of an all brick facade. The roof shall be
pitched as indicated in the building elevation provided with the
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petitioner's Statement of Purpose and Conformance. All mechanicals
shall be screened.
e. Compliance with all other applicable codes and ordinances.
G. 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.
H. Off-street Loading. In this PAB zoning district,off-street loading shall be subject to
the provisions of Chapter 19.47, Off-street Loading, of the Elgin Municipal Code,
1976, as amended.
I. 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.
J. 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.
K. 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.
L. 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.
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 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.
Ed Schock, Mayor
r
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Presented: August 9, 2006
Passed: August 9, 2006
Vote: Yeas: 7 Nays: 0
Recorded: August 10, 2006
Published:
Attest:
)6164-1 -4V lilLe-6141"—
Dolonna Mecum, City Clerk
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•
June 5, 2006
tow
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 34-06 Requesting a Map Amendment from AB Area Business District and
PAB Planned Area Business District to PAB Planned Area Business District and an Amendment to
Ordinance No. G35-01; to Permit the Construction of Two New Office Buildings and One
Commercial Building in the ARC Arterial Road Corridor Overlay District;Property Located at 2375
Bowes Road by Centerline Equity Partners, LLC, an d City of Elgin, as Applicants, and Delnor
Community Health Care Foundation, KC PROPCO, LLC, and Elgin State Bank, as Owners.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: AB Area Business District&PAB Planned Area Business District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Bank, Daycare Center&Vacant Land
Proposed Use: Bank, DayCare Center, Offices and Retail
Property Location: 1001 South Randall Road, 2395 &2375 Bowes Road
Applicants:. Centerline Equity Partners, LLC. And City of Elgin
Owners: Delnor Community Health Care Foundation
KC PROPCO, LLC and Elgin State Bank
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
Findings of Fact Planning and Development Commission
Petition 34-06 June 5, 2006
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D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
I. Related Correspondence (see attached)
J. Ordinance No G35-01 (see attached)
BACKGROUND
An application has been filed by Centerline Equity Partner's,LLC,and the City of Elgin,requesting
a map amendment from AB Area Business District and PAB Planned Area Business District to PAB
Planned Area Business District, and an Amendment to Ordinance No. G35-01; to Permit the
r. Construction of Two New Office Buildings and One Commercial Building in the ARC Arterial Road
Corridor Overlay District. The subject property is located at 2375 Bowes Road(reference Exhibits
A, B, C,D, E, and F).
The subject property was part of the larger zoning lot which features a daycare center and a bank.
There are multiple owners within this planned development. Accordingly, the City of Elgin is the
co-applicant to facilitate the amendment to Ordinance No. G35-01 for this proposal.
The applicant is proposing to construct two condominium office buildings and one retail building to
be known as "Bowes Commons". The proposed retail building will contain 14,000 square feet of
leasable commercial space. Each office building will contain 14,300 square feet of floor area and
each condominium office suite will be owned individually. All three buildings will be constructed of
masonry materials (reference Exhibits G, H and I).
The subject property is located in the ARC Arterial Road Corridor.The purpose of the ARC district
is to ensure quality development along the entryway corridors into the City of Elgin. The building
design should demonstrate high quality architecture on all elevations, with the use of primarily
masonry building materials on the exterior.
FINDINGS
rik After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 34-06 on June 5, 2006. The applicant testified at the public
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Findings of Fact Planning and Development Commission
Petition 34-06 June 5, 2006
hearing and presented documentary evidence in support of the application. Additional public
testimony was presented at the public hearing. Objectors spoke at the public hearing and written
correspondence has been submitted. The Community Development Group submitted a Map
Amendment Review, dated May 21, 2006.
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 3.89 acres of land. The property
is currently vacant and is relatively flat. There are no significant natural features or
vegetation present on the subject property.
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 proposed planned development with
respect to the sewer and water standard.
The subject property will be served by municipal water and sanitary sewer facilities. Storm
water detention will be provided in conformance with city 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 southwest corner of Bowes Road and Umdenstock
Road. Bowes Road is an arterial road serving the general area. Umdenstock Road is a
collector street serving the Willow Bay and the Heartland Meadows subdivisions.
Off-street parking is being 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.
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Findings of Fact Planning and Development Commission
Petition 34-06 June 5, 2006
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 was 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
The subject property was annexed to the City of Elgin in 1974 as part of a larger annexation
of land on the southwest side of the City.The property was zoned R-2 upon annexation,and
was rezoned to B-3 in 1990. The zoning classification was changed to AB Area Business
District with the comprehensive amendment to the zoning ordinance in 1992.The property
remained undeveloped until 1997 when the bank was constructed. In 2001,the Kindercare
learning center was constructed on lots 1 & 3, and the bank was rezoned from AB Area
Business District to PAB Planned Area Business District. The remaining lot 2,the subject
property for this petition was,not included in that planned development(reference Exhibit J).
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.
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The proposed use is consistent with the surrounding land uses. The property to the north of
the subject property located across Bowes Road is zoned PAB Planned Area Business
District and is developed with a mix of commercial uses.
The property located immediately south of the subject property is zoned PMFR Planned
Multiple Family Residence District and is developed with the Willow Bay Club townhome
project. The property located east across Umdenstock Road is zoned RC1 Residence
Conservation District and is developed with single family homes(Heartland Meadows,Unit
9 Subdivision).
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.
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Findings of Fact Planning and Development Commission
Petition 34-06 June 5, 2006
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 of commercial land uses benefiting from the
visibility and accessibility offered by the highly traveled Bowes road and Randall Road.
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 Area Business District is to provide commodities and services to several
neighborhoods and in some instances to a community wide or regional supporting
population, subject to the provisions of Chapter 19.60, Planned Developments. A PAB
zoning district is most similar to,but may depart from the standard requirements of the AB
Area Business District.
The purpose and intent of the provision of 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.
rib* 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; and
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 is requesting departures from the standard requirements of the AB Area
Business District. The proposed establishment of a planned development will allow the
construction of three principal buildings on a zoning lot sharing common access and
minimum setbacks. The property will be landscaped with materials in excess of what the
zoning ordinance requires,which will mitigate the requested departures and provide for an
adequate buffer from the adjacent residential use.
The subject property is located in the ARC Arterial Road Corridor District. The purpose of
the ARC district is to ensure quality development along the entryway corridors into the City
of Elgin. The building design demonstrates high quality architecture on all elevations and
contains primarily masonry materials on the exterior.
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Findings of Fact Planning and Development Commission
Petition 34-06 June 5, 2006
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 "Highway Commercial"by the Comprehensive Plan
and Design Guidelines (2005). Areas designated Highway Commercial typically serve
surrounding neighborhood areas,but also larger trade areas connected by the arterial street
system. They may include all of the commercial uses found in the mixed-use centers. In
addition, they typically include highway-serving uses such as fast food restaurants, auto-
oriented uses such as tire stores, service stations, auto parts stores, and other stand alone
retail uses. These commercial areas are generally auto dominated with few pedestrian
amenities. The proposed PAB district is compatible with this designation.
Natural Preservation. The suitability of the subject property for the intended planned
development with respect to the preservation of all significant natural features including
topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no significant natural features present at the subject property worthy of
preservation.
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.
The proposed development will be regulated by the terms and conditions of the planned
development ordinances controlling the use and development of the commercial areas(PAB
District). The proposed planned development ordinance will prevent undue detrimental
influence on the proposed internal land uses and on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development maybe granted certain departures from the normal standards,regulations,
requirements,and procedures of the zoning ordinance. This planned development is proposed to be
zoned PAB District. The applicant is requesting certain departures from the normal standards,
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Findings of Fact Planning and Development Commission.
Petition 34-06 June 5, 2006
regulations, and requirements 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
proposed departures:
1. Section 19.12.300 (E.),Principal Buildings per Zoning Lot. In the AB District,no more
than one principal building is allowed on a zoning lot. The applicant is proposing to develop
the zoning lot with three buildings.
2. Section 19.12.400(D.),Setbacks from a Private Drive. Where a zoning lot contains two or
more principal buildings,the minimum required building setback from all driveways and all
private streets located on such a zoning lot shall be is 20 feet. The applicant is proposing a
two foot building setback from a private drive(a 90% departure).
3. Section 19.12.400 (E.), Vehicle Use Area Street Setback Exceptions. 1. Extended
Setbacks. For zoning lot within a community facility district, a business district, or an
industrial district,which adjoins a residence conservation district or a residence district along
the same street frontage, the minimum required vehicle use area setback from the street lot
line shall be equal to the minimum required building setback from a street lot line for the
adjoining more restrictive zoning district. Accordingly, the extended vehicle use area
setback from Umdenstock Road is 25 feet. The applicant is proposing an eight foot setback
(a 68%departure).
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4. Section 19.12.720.(A),Transition Landscape Yard. The AB District requires reS a minimum
28 foot transition landscape yard along the south property line.The applicant is proposing a
25 foot transition landscape yard (an 11% departure). The transition landscape yard will
contain a six foot solid fence and landscaping materials which exceed the requirements of the
zoning ordinance.
5. Section 19.35.435(E.),Vehicle Use Area Setbacks.The following setbacks are required for
the proposed development:
(a) Street Setback: For zoning lots with a vehicle use area, the minimum
required vehicle setback from a street lot line shall be ten linear feet. The
applicant is proposing a five foot setback from both Bowes Road and
Umdenstock Road(a 50% departure).
(b) Interior Setback: For zoning lots with a vehicle use area, the minimum
required vehicle setback from a street lot line shall be six linear feet. The
applicant is proposing a three foot setback (a 50% departure).
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 34-06 June 5, 2006
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A. Summary of Findings.
1. Positive Attributes. The establishment of a high quality commercial development
will be an attractive amenity at this intersection.The proposed use will likely attract
additional customers to the general area, which will in turn generate additional tax
revenue for the city.
2. Zoning District. The applicant is requesting departures from the standard
requirements of the AB Area Business District. The proposed establishment of a
planned development will allow the construction of three principal buildings on a
zoning lot sharing common access and minimum setbacks. The property will be
landscaped with materials in excess of what the zoning ordinance requires, which
will mitigate the requested departures and provide for an adequate buffer from the
adjacent residential use.
The subject property is located in the ARC Arterial Road Corridor District. The
purpose of the ARC district is to ensure quality development along the entryway
corridors into the City of Elgin. The building design demonstrates high quality
architecture on all elevations and contains primarily masonry materials on the
exterior.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 34-06.
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 Petitioner's Statement of Purpose and Conformance
submitted with the development application and cover letter submitted by Peter Bazos,
Esquire; no date.
2. Substantial conformance to the Site Development Plans prepared by Monarch Design &
Construction, LLC and dated March 3, 2006 with revisions as required by the Community
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