G42-07 Ordinance No. G42-07
AN ORDINANCE
AMENDING PAB PLANNED AREA BUSINESS DISTRICT
ORDINANCE NO. G25-06
(Spartan Green Subdivision - 601 South Randall Road)
WHEREAS, written application has been made to amend PAB Planned Area Business
• District Ordinance No. G25-06; 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 18, 2007, 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 Ordinance No. G25-06 entitled"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),"passed March 22-06,be and is
hereby repealed.
Section 3. 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
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
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LAST DESCRIBED CURVE AND ALONG SAID EASTERLY RIGHT OF WAY
LINE, A DISTANCE OF 831.64 FEET; THENCE SOUTH 57 DEGREES 39
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.
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rhk 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 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).
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Food stores (54).
F General merchandise stores (53).
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
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established in the entire subdivision.
Loading facilities [SR] (UNCL), exclusively accessory [SR] to a
permitted use allowed in this PAB Area Business District, subject to
the provisions of Chapter 19.47 of this Title.
Outdoor display areas [SR] (UNCL).
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).
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f. Miscellaneous Uses Division:
Accessory package liquor sales establishment [SR] (UNCL).
Accessory structures [SR] (UNCL)to the conditional uses allowed in
the AB Area Business District, subject to the provisions of Section
19.12.500 of this Title.
Accessory uses [SR] (UNCL) to the conditional uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
Drive-through facilities [SR], subject to the provisions of Chapter
19.45 of this Title, 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.
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 Concept Site Plan for Golden Corral Spartan Green, prepared by
Woolpert, Inc., dated February 8, 2007.
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.
d. Office Depot and New Retail B, C and D Tenant Facilities Building
and Sign Elevation Drawings,prepared by Larson and Darby Group,
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dated February 19, 2007.
e. Golden Corral Building and Sign Elevation Drawings, prepared by
Lehmann Mehler Hirst Thorton Associates, dated March 15, 2007.
The buildings listed above shall incorporate the following design
characteristics:
a. All roof-top mounted fixtures shall be screened from view from
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
façade shall be constructed of brick, stone, wood, stucco, or cement
fiber board. A maximum of twenty percent of each building façade
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 façade shall contain a minimum of six
architectural features including, but not limited to, window sills,
lintels,fabric awnings,columns,stone watercourses,offsets,cornices,
capstones,parapets, or alternating brick design.
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
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use may be filed by an individual property owner without
necessitating that all other property owners in the development
authorize such application.
4. Except as may be approved by the Development Administrator pursuant to
E.M.C. 19.60.200, 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 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:
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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.
d. Office Depot and New Retail B, C, and D Tenant Facilities Sign Elevation
Drawings, prepared by Larson and Darby Group, dated February 19, 2007.
e. Golden Corral Sign Elevation Drawings,prepared by Lehmann Mehler Hirst
Thorton Associates, dated March 15, 2007.
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.
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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.
0. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance maybe 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
Presented: July 25, 2007
Passed: July 25, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: July 26, 2007
Published:
Attest:
Diane Robertson, City erk
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•
•
June 18, 2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 27-07 Requesting Approval for an Amendment to PAB Planned Development
Ordinance No. G25-06 to Provide for the Build-Out of Commercial Lots in the Spartan Green
Subdivision;Property Located at 601 South Randall Road,by Elgin Realty Partners,LLC,as Applicant
and Owner.
GENERAL INFORMATION
Requested Action: Amendment to PAB District Ordinance No. G25-06
Current Zoning: PAB Planned Area Business District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Commercial Subdivision
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)
F. Site Photos (see attached)
G. Petitioner's Statement and Development Plans (see attached)
Findings of Fact Planning and Development Commission
Petition 27-07 June 18, 2007
H. Draft PAB District Ordinance (see attached)
I. Related Communications (see attached)
J. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by Elgin Realty Partners, LLC, requesting an amendment to PAB Area
Business District Ordinance No. G25-06,to provide for the build-out of commercial lots in the 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 a Lowes store,Office Depot store(under construction),and a bank.
The applicant is now proposing to construct a three tenant commercial building and a restaurant
building in the subdivision (reference Exhibits G, H, I, and J).
'' FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 27-07 on June 4, 2007. The applicant testified at the public hearing and
presented documentary evidence in support of the application.Objectors were present. The Community
Development Group submitted a Map Amendment Review, dated May 30, 2007.
The Planning and Development Commission has made the following findings concerning the standards
for map amendments:
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 an irregularly shaped parcel containing approximately 27 acres of land.
The property has gently rolling topography. There are no significant natural features on the
property. A wetland area is located to the immediate north of the property.
he property is improved with a commercial subdivision approved in 2006.—Three lots within
the subdivision are developed with buildings and related off-street parking.
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Findings of Fact Planning and Development Commission
Petition 27-07 June 18, 2007
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water,wastewater treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
Sanitary sewer,water,and stormwater management infrastructure have been properly sized and
installed to serve the existing and future uses within the commercial subdivision.
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 has frontage along Randall Road,which is a regional arterial street serving
the west side of Elgin and areas beyond. The applicant and the City have worked with the Kane
County Division of Transportation to the design necessary improvements to Randall Road and
access to the site. This has been coordinated with the design of the extension of Spartan Drive
to allow direct access between Randall Road and Elgin Community College.
The property also has frontage on Spartan Drive, which will function as a collector street
between Randall Road and South McLean Boulevard.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in its
current zoning district.
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 PAB District ordinance which regulates the use and development of the subject property
was adopted in 2006. It was anticipated that the ordinance would be amended has new
buildings and improvements would be proposed for the remaining undeveloped lots within the
commercial subdivision. The applicants are petitioning to amend the ordinance to reference
and attach plans for a proposed new multi-tenant building and a restaurant building.
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
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Findings of Fact Planning and Development Commission
r Petition 27-07 June 18, 2007
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.
There is a large wetland complex located to the north of the subject property. This wetland area
is zoned CF Community Facility 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 related
stormwater management facilities. The area is zoned PRC Planned Residence Conservation
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 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 along the Randall Road, which is developing as a commercial
corridor.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
The purpose of the PAB Planned Area Business District is to provide commodities and services to
several neighborhoods, and in some instances to a community-wide or regional supporting
population,subject to the provisions of Chapter 19.60,Planned Developments. A PAB Planned
Area Business District is most similar to,but departs from the standard requirements of the AB
Area Business District.
(ow In general,the purpose and intent ofthe provision for planned developments-is to-accommodate
unique development situations. For planned development districts, the planned development
should demonstrate the following characteristics:
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Findings of Fact Planning and Development Commission
Petition 27-07 June 18, 2007
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.
Planned Area Business Districts should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate planned community
facility district exclusive of right of way,but including adjoining land or land directly opposite a
right of way shall not be less than two acres. No departure from the required minimum size of a
planned community facility district shall be granted by the city council.
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 subject property was zoned PAB District and subdivided in 2006. The property is
subdivided into 7 developable lots.
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" on the Land Use exhibit in the
Elgin Comprehensive Plan and Design Guidelines. 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 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 on the subjectproperty.
J. Internal Land Use. The suitability of the subject property for the intended planned
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Findings of Fact Planning and Development Commission
ran Petition 27-07 June 18, 2007
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 use and development of the commercial subdivision is regulated by the terms and
conditions of a PAB District ordinance, which is intended to prevent undue detrimental
influence on the proposed internal land uses and on 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 and Subdivision Ordinances. This planned
development is zoned PAB Planned Area Business District. For the purposes of this section,the most
similar zoning district is the AB Area Business District. No additional departures are contemplated with
this proposed amendment to the PAB District ordinance. The purpose of this application is to amend
PAB Planned Development Ordinance No. G25-06 to attach and reference the plans for the proposed
new buildings and related improvements.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes. The build-out of the Spartan Green commercial subdivision will add to the
mix of retail and commercial services available to Elgin residents and visitors, grow the real
estate tax base, and bring added sales tax revenues to the city.
Comprehensive Plan. The subject property is designated as "Highway Commercial" on the
Land Use exhibit in the Elgin Comprehensive Plan and Design Guidelines. This land use
designation includes commercial areas serving surrounding residential areas and larger trade
areas connected by the arterial street system.
B. Summary of Unresolved Issues.
ran None.
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Findings of Fact Planning and Development Commission
tow Petition 27-07 June 18, 2007
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 recommends approval of Petition 27-07. On a motion to
recommend approval, subject to the following conditions, the vote was four(4) yes, and two (2)no.
1. Substantial conformance with the terms and conditions of PAB District Ordinance No. G25-06 as
amended in Section 3.G.1 to include the Concept Site Plan for Golden Corral Spartan Green,
prepared by Woolpert, Inc, dated February 8, 2007, with revisions as required by the Community
Development Group, Engineering Division, Public Works Department, and Water Department.
2. Substantial conformance with the terms and conditions of PAB District Ordinance No. G25-06 as
amended in Section 3.G.2 to include the Building and Sign Elevation Drawings for Office Depot
and New Retail B,C and D Tenant Facilities,prepared by Larson and Darby Group,dated February
'` 19, 2007; and Golden Corral Building Elevations, prepared by Lehmann Mehler Hirst Thorton
Associates, dated March 15, 2007, with revisions as required by the Community Development
Group.
3. Mitigating night-time light spillover on property in the Townhomes of Woodbridge from vehicles
exiting on to Spartan Drive.
4. Conformance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 27-07 was adopted.
Respectfully submitted:
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Planning and Development Commission
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