G13-07 r" Ordinance No. G13-07
AN ORDINANCE
GRANTING A CONDITIONAL USE TO PERMIT THE
CONSTRUCTION OF A BUILDING ADDITION,
A DRINKING PLACE AND A NIGHT CLUB,
IN THE PORI PLANNED OFFICE, RESEARCH AND INDUSTRIAL DISTRICT
AND THE ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(1550 North Randall Road)
WHEREAS, written application has been made requesting conditional use approval to
permit the construction of a building addition in the PORI Planned Office, Research and
Industrial District and the ARC Arterial Road Corridor Overlay District at 1550 North Randall
Road; and
WHEREAS, the Planning and Development Commission conducted a public hearing
after due notice by publication and has submitted its findings of fact and recommended approval;
and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated November 20, 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 a conditional use to permit the construction of a building addition, a
drinking place and a night club in the PORI Planned Office, Research and Industrial District and
the ARC Arterial Road Corridor Overlay District at 1550 Randall Road and legally described as
follows:
That part of the Southeast Quarter of Section 31, Township 42 North, Range 8
described as follows:
Commencing at the Northeast corner of said Southeast Quarter; thence South 89
degrees 59 minutes 41 seconds West along the North line of said Southeast
Quarter; 558.11; thence South 0 degrees 54 minutes 10 seconds West, 250.01
feet for the point of beginning; thence continuing South 0 degrees 54 minutes 10
seconds West, 685.32 feet; thence South 89 degrees 42 minutes 41 seconds East,
440.20 feet; thence North 0 degrees 30 minutes 56 seconds East, 28.40 feet;
thence South 89 degrees 43 minutes 05 seconds East, 124.58 feet to the East line
of said Southeast Quarter; thence North 0 degrees 28 minutes 53 seconds East
along said East line, 659.69 feet; thence North 90 degrees 00 minutes 00 seconds
West, 559.94 feet to the point of beginning (except the east 62.0 feet taken for
Highway purposes), in Dundee Township, Kane County, Illinois (property
commonly known as 1550 North Randall Road).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance dated
August 4, 2006.
2. Substantial conformance to the proposed Site and Building Improvements for the
Sports Barn and Grill, encompassing the Site Plan (Sheet Cl, revised November
30, 2006); Elevations (Sheets Al and A2, revised November 30, 2006); First,
Second and Third Floor Plans (Sheets A3, A4 and A5, revised November, 2006);
prepared by William M. Brown and Associates; and Photometric Plan (prepared
by KSA, dated July 10, 2006).
3. Substantial conformance to the proposed monument style graphic elevation
drawing prepared by (Sheet A6, revised November 30, 2006), William M. Brown
and Associates. This graphic cannot exceed 80 square feet of surface area.
Landscaping around the monument graphic must meet the landscaping
requirements of the graphic ordinance; a proposed graphics landscape plan must
be submitted to and approved by the Community Development Group.
4. Substantial conformance to the proposed Landscape Plan, prepared by Trinity
Landscape, dated June 14, 2006, with the latest revisions dated January 03, 3007.
5. Prior to the use or occupancy of the third floor of the principal building, the owner
or tenant shall demonstrate compliance with the off street parking ordinance.
6. Compliance with all other applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
Ed Schock, Mayor
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Presented: February 14, 2007
Passed: February 14, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: February 15, 2007
Published:
Attest:
00aLt4& IL/nit
Dolonna Mecum, City Clerk
Jenni r Quint,/, Deputy City Clerk
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November 20, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 92-06 Requesting an Amendment to PORI Planned Office Research
Industrial Zoning District Ordinance Number G24-00,to Permit the Establishment of a Restaurant
and a Building Addition in the ARC Arterial Road Corridor Overlay District; and Requesting
Conditional Use Approval for a Drinking Place and a Night Club; Property Located at 1550 North
Randall Road by Jim & Shannon Ellis, as Applicants, and John Paul, as Owner.
BACKGROUND
Requested Action: Map Amendment Approval
Current Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Commercial Structure
Motor Vehicle Service Station
and Convenience Food Store
Proposed Use: Restaurant and Night Club
Property Location: 1550 North Randall Road
Applicants: Jim & Shannon Ellis
Owners: John and Stella Paul
Staff Coordinator: Denise Momodu, Associate 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 (/-(/ tlTA
Findings of Fact Planning and Development Commission
r Petition 92-06 November 20, 2006
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft Planned Development and Conditional Use Ordinances (see attached)
I. Ordinance No G24-00 (see attached)
BACKGROUND
An application has been filed by Jim and Shannon Ellis, requesting an amendment to Ordinance
Number G24-00 to permit the establishment of a restaurant and a night club in the PORI Planned
Office Research and Industrial District and the ARC Arterial Road Corridor Overlay District. The
subject property is located at 1550 North Randall Road (reference Exhibits A, B, C, D, E, and F).
The applicant is proposing to establish a restaurant with live entertainment within the existing
13,740 square foot commercial structure located on the subject property. Also proposed is the
construction of a 1,349 square foot addition to the rear of the building, an interior remodel, and a
el new off street parking lot.
The proposed restaurant is a permitted use. However,the proposed live entertainment and the sale
of alcohol are conditional uses. Additionally, the proposed building addition requires a public
hearing and City Council approval due to the site being located in an ARC Arterial Road Corridor
Overlay District. The purpose and intent of the ARC overlay district is to ensure quality
development along the city's entryway corridors (reference Exhibits G, H and I).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 92-06 on November 20, 2006. The applicant testified at the
public 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 November 13, 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.
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Findings of Fact Planning and Development Commission
Petition 92-06 November 20, 2006
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 consisting of approximately 7.8 acres of
land. The property is improved with a 13,740 square foot barn, a motor vehicle service
station and paved vehicle use areas.
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 is served with municipal water,sanitary sewer,and storm water control
facilities.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
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 along the west side of North Randall Road,at the southwest
corner of Fox Lane and Randall Road. North Randall Road is a regional arterial street
serving the greater Fox River Valley. The subject property also has frontage along Capital
Street, a collector street service the adjoining industrial subdivisions. Fox Lane is a local
street east of Randall Road, which is extended as a private drive into the site. The private
drive will eventually be connected to Capital Drive in the future, as part of the overall build
out of the property.
Off street parking will be provided in conformance with the zoning ordinance. It is pertinent
to note that the applicant proposes to phase the interior improvements to the building. The
proposed site plan provides sufficient parking for the proposed addition, and the finish of
levels one and two of the building.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
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 92-06 November 20, 2006
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: Out of City
Present: PORI Planned Office Research Industrial District
The subject property was annexed,zoned PORI Planned Office Research Industrial District,
and granted preliminary plat approval in 1999. Final Plat approval was granted in 2000.
Ordinance Number G24-00 includes many commercial uses as permitted uses in addition to
the standard land uses allowed in the ORI Office Research Industrial District.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The property to the immediate north of the subject property is located in unincorporated
Kane County. Further north is phase II of the Slough Business Center, zoned ORI Office
Research Industrial District. The Slough Business Center is located to the northwest of the
subject property and is zoned PORI Planned Office Research Industrial District.These areas
are developing with office, light industrial, warehouse and distribution facilities.
The areas to the southwest and south of the subject property are currently undeveloped and
are zoned ORI Commercial Industrial District.
The property located to the east of the subject property is zoned PCF Planned Community
Facility District,and is being developed with the approved Sherman Health Systems hospital
campus.
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 the Randall Road corridor, the City's premier
employment and commercial corridor,benefiting from the visibility and accessibility offered
by the highly traveled Randall Road.
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Findings of Fact Planning and Development Commission
Petition 92-06 November 20, 2006
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 PORI Office Research Industrial District is to provide a planned industrial
environment that fosters a sense of place and destination within a coordinated campus or park
setting, subject to the provisions of Chapter 19.60, Planned Developments. A PORI zoning
district is most similar to, but departs from the standard requirements of the ORI zoning
district.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the City of
Elgin Comprehensive Plan. The ARC zoning district is a zoning overlay district, and
accordingly, a property located within the district shall also be subject to the regulations of
the underlying zoning district in which it is located.
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 purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the City of
Elgin Comprehensive Plan. The ARC zoning district is a zoning overlay district, and
accordingly, a property located within the district shall also be subject to the regulations of
the underlying zoning district in which it is located. The site is currently developed with a
wood clad structure three stories in height. The proposed building materials are in
compliance with the ARC Arterial Road Corridor Overlay District guidelines, and are
consistent with the existing building materials.
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.
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Findings of Fact Planning and Development Commission
Petition 92-06 November 20, 2006
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 Industrial" by the Comprehensive
Plan and Design Guidelines (2005). This designation allows for a variety of industrial,
manufacturing, assembly, warehouse, distribution, research and development,technology,
corporate and support office, and limited employee-serving retail uses. These activities
typically locate in business parks. Appropriate locations offer direct access to the arterial
street system, and are close proximity to highways, the freeway system and interchanges.
The proposed use is compatible with this land use designation.
L 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.
There are no significant natural features present at the subject property which are 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 intent of the planned development process is to ensure the protection of public health,
safety and welfare. No evidence has been submitted or found that the proposed planned
development will cause undue detrimental impact on itself or surrounding properties.
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 not requesting any
departures from the standard requirements of the ORI Office Research Industrial District and this
PORI Planned Office Research Industrial District.
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 92-06 November 20, 2006
A. Summary of Findings.
Positive Attributes. The establishment of a high quality restaurant 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.
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 approval of Petition 92-06. 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 Statement of Purpose and Conformance dated August 4,
2006.
2. Substantial conformance to the proposed Site and Building Improvements for the Sports
Barn and Grill, encompassing the Site Plan (Sheet Cl, revised November 30, 2006);
Elevations (Sheet Al and A2, revised November 30, 2006); First, Second and Third Floor
Plans (Sheets A3, A4, and AS revised November 30, 2006); Monument Sign (Sheet A6,
revised November 30, 2006); Photometric Plan (prepared by KSA, dated July 10, 2006),
prepared by William M. Brown and Associates, with revisions as required by the
Community Development Group.
3. Substantial conformance to the proposed Landscape Plan, prepared by Trinity Landscape,
dated June 14, 2006, with revisions as required by the Community Development Group.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 92-06 was adopted.
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Findings of Fact Planning and Development Commission
Petition 92-06 November 20, 2006
Respectfully Submitted,
John Hurlbut, Chairman
Planning and Development Commission
Thomas Armstrong, Secretary
Planning and Development Commission
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