G63-07 r
Ordinance No. G63-07
AN ORDINANCE
AMENDING ORDINANCE NO G24-00 CLASSIFYING PROPERTY IN THE
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT AND
GRANTING A CONDITIONAL USE TO PERMIT THE
CONSTRUCTION OF A BUILDING ADDITION, A DRINKING PLACE
AND A NIGHT CLUB, IN THIS PORI PLANNED OFFICE
RESEARCH INDUSTRIAL DISTRICT AND
THE ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(1550 North Randall Road)
WHEREAS, written application has been made to amend the PORI Planned Office
Research Industrial District Ordinance G24-00; and grant a conditional use to permit the
construction of a building addition, a drinking place and a night club in this PORI district and the
ARC Arterial Road Corridor Overlay District.
WHEREAS, the Planning and Development Commission has conducted a public hearing
concerning said application and has submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and recommendation of the
Planning and Development Commission and concurs in such recommendations.
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 August 20, 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. G13-07 entitled "An Ordinance Granting a Conditional
Use"the PORI Planned Office Research Industrial District", passed February 17, 2007, be and is
hereby repealed.
Section 3. That Ordinance No. G24-00, entitled "An Ordinance Classifying Property in
the PORI Planned Office Research Industrial District", passed May 10, 2000, be and hereby is
amended in its entirety as set forth in the following provisions of this ordinance.
Section 4. That Chapter 19.08, Section 19.08.020 entitled "Zoning District Map", of the
Elgin Municipal Code, as amended, be the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the `Zoning District Map', as
amended, be and are hereby altered by including in the PORI Planned Office
Research Industrial District, the following described property:
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 FEET; 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 IS COMMONLY KNOWN AS 1550 NORTH
RANDALL ROAD)
A. Purpose and Intent. 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.
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, as amended. The exclusion of such symbol shall not
exempt such word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PORI 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, as amended.
D. Zoning Districts. - Generally. In this PORI 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, as amended.
E. Land Use. In this PORI 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, as amended. The following enumerated "land uses" (SR)
shall be the only land uses allowed as a "permitted use" (SR) as a "conditional
use" (SR), or as a"similar use" (SR) in this PORI district.
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Permitted Uses. The following enumerated land uses shall be the only land uses
allowed as a permitted use in this PORT zoning district:
Municipal Services Division.
1. Public parks, recreation, open space (UNCL) on a zoning lot" [SR]
containing less than two acres of land.
Offices Division.
2 . "Offices" [ (IJNCL)
Finance, Insurance, and Real Estate Division.
3. `Development sales offices" [ SR] (UNCL)
4. Finance, insurance, and real estate (H).
Services Division.
5. Automatic teller machine.
6. Bakeries (5461)
7. Banks, savings and loans and other savings and financial institutions (H) -
8. Barber shops (7241)
9. Beauty shops (7231)
10. "Car washes' (SR), subject to the provision of Section F. of this ordinance.
11. Conference facility(UNCL)
12. Convention center(UNCL)
13. Child day care facilities (8351)
14. Dry cleaning facility (7215)
15. Exhibition center(7999)
16. Membership sports and recreation clubs (7997)
17. Offices (UNCL)
18. Physical fitness centers (7991)
19. Sports and recreation facility (7997)
20. Advertising(731)
21. "Bed and breakfast inns" [SR] (7011)
22. Carpet and upholstery cleaning agents without plants on the premises
(7217)
23. Commercial, economic, sociological, and educational research(8732)
24. Commercial physical and biological research(8731)
25. Computer programming, data processing, and other computer related
services(737)
26. Computer rental and leasing(7377)
27. Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies (732)
28. Detective and guard services (7381)
29. Electrical and electronic repair shops (7629)
30. Engineering, accounting, research, management, and related services (87)
31. Home health care services(808)
32. "Hotels and motels" [SR] (701).
33. Job training and vocational rehabilitation services (833)
34. Legal services (811).
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35. Libraries (823)
36. Linen supply (7213)
37. Mailing, reproduction, commercial art and photography, and stenographic
services (733)
38. Management and public relations services (874)
39. Medical and dental laboratories (807)
40. Membership organizations (86)
41. Motion picture distribution and allied services (782)
42. Motion picture production and allied services (781).
43. News syndicates (7383)
44. Noncommercial research organizations (8733)
45. Offices and clinics of dentists (802)
46. Offices and clinics of doctors of medicine (801).
47. Offices and clinics of doctors of osteopathy (803).
48. Offices and clinics of other health practitioners (804)
49. Other schools and educational services (829)
50. Outdoor advertising services (7312)
51. Personnel supply services (736)
52. Photofinishing laboratories (7384)
53. Physical fitness facilities (7991).
54. Professional sports operators and promoters (7941)
55. Refrigerator and air conditioning service and repair(7623)
56. Reupholstery and furniture repair (764)
57. Security systems services (7382)
58. Tax return preparation services (7291)
59. Testing laboratories (8734)
60. Theatrical producers (792)
61. Vocational schools (824)
62. Watch, clock, and jewelry repair(763) Retail Trade Division.
63. Bookstores (5942).
64. Carry-out restaurants (5812), subject to the provisions of Section F. of this
ordinance.
65. Coffee stands (5812)
66. Convenience stores (5411), subject to the provisions of Section F. of this
ordinance.
67. Drug stores (5912)
68. Eating Places (5812), subject to the provisions of Section F. of this
ordinance.
69. Florists (5992)
70. Gift/card shop (5947)
71. `Motor vehicle service station" (SR), subject to the provisions of Section
F. of this ordinance.
72. Newsstand(5994).
73. News dealers (5994).
74. Outdoor eating and drinking facilities (5813)
75. Tobacco stores (5993)
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76. Automatic merchandising machine operators (5962)
77. Catalog and mail order houses (5961)
78. Direct selling establishments (5963) Agricultural Division.
79. Crop services (072)
80. Farm labor and management services (076)
81. Landscape counseling and planning (0781)
82. Soil preparation services (071).
Construction Division.
83. `Contractor's office and equipment areas" [SR] (UNCL)
Manufacturing Division.
84. Apparel and other finished products made from fabrics and similar
materials (23)
85. Computer and office equipment (357)
86. Electronic and other electrical equipment and components (36)
87. Fabricated metal products (34)
88. Furniture and fixtures (25)
89. Industrial and commercial machinery and equipment (35)
90. Leather and leather products (31)
91. Measuring, analyzing, and controlling instruments; photographic, medical,
and optical goods; and watches and clocks (38)
92. Primary metal industries (33)
93. Printing, publishing, and allied industries (27).
94. Stone, clay, glass and concrete products (32)
95. Tobacco products (21)
96. Transportation equipment(37)
Wholesale Trade Division.
97. Apparel piece goods and notions (513)
98. Beer, wine and distilled alcoholic beverages (518)
99. Drugs, drug proprietaries and druggists' sundries (512)
100. Chemicals and allied products (516)
101. Electrical goods (506)
102. Farm product raw materials (515).
103. Furniture and home furnishings (502).
104. Groceries and related products (514)
105. Hardware, and plumbing and heating equipment and supplies (507)
106. Lumber and other construction materials (503)
107. Machinery, equipment, and supplies (508)
108. Metals and minerals, except petroleum (505)
109. Intentionally omitted.
110. Paper and paper products(511)
111. Petroleum and petroleum products(517)
112. Professional and commercial equipment and supplies (504)
Transportation, Communication and Utilities Division.
113. "Amateur radio antennas" [SR] (UNCL)
114. Arrangement of passenger transportation (472).
115. Arrangement of transportation of freight and cargo (473)
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116. Branch United States post offices (4311)
117. Bus charter service operators offices (414)
118. Cable and other pay television services (484)
119. Communication services not elsewhere classified (489)
120. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL)
121. "Commercial Antenna Tower" [SR] (UNCL)
122. Courier services (4215).
123. Freight forwarding in general (4731).
124. Intercity and rural bus transportation operators' offices (413)
125. Local and suburban passenger transportation operators' offices (411)
126. Natural gas transmission and distribution(4922) (4924)
127. Packing and crating (4783)
128. "Radio and television antennas" [SR] (UNCL)
129. Radio and television broadcasting stations (483).
130. Railroad operators' offices (401)
131. "Satellite dish antennas" [SR] (LTNCL)
132. School bus operators' offices (415).
133. Taxicab operators' offices (412).
134. Telegraph and other message communications (482)
135. Telephone communications (481)
136. "Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains and valves" [SR] (UNCL)
Miscellaneous Uses Division.
Miscellaneous Uses Division.
137. Drive through facilities [SR], subject to the provisions of Chapter 19.45,
Off Street Parking.
138. "Fences and walls" [SR] (UNCL)
139. "Loading facilities" [SR] (UNCL) , exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.47, Off Street Loading.
140. "Parking lots" [SR] (UNCL) , exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.45, Off Street Parking.
141. "Parking structures" [SR] (UNCL) / exclusively "accessory" [SR] to a
permitted use allowed in the ORI Office Research Industrial District,
subject to the provisions of Chapter 19.45, Off Street Parking.
142. "Refuse collection area" [SR]
143. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
144. "Storage Tanks" [SR] (UNCL)
145. "Temporary uses" [SR] (UNCL)
146. "Accessory structures" [SR] (UNCL)to the permitted uses allowed in the
ORI Office Research Industrial District, subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
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147. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in the ORI
Office Research Industrial District to the provisions of Section
19.10.400, Component Land Uses.
Conditional Uses. The following enumerated land uses shall be the only land
uses allowed as a conditional use in this PORI zoning district:
Municipal Services Division.
1. "Municipal facilities" [ (TJNCL) on a zoning lot containing less than two
acres of land.
Public Administration Division.
2. Public administration (J) on a zoning lot containing less than two acres of
land.
Services Division.
3. Armored car service (7381).
4. Carpet or rug cleaning, dying, or repairing plants (7217)
5. Child day care services (835)
6. Dry cleaning plants (7216)
7. Individual and family social services (832)
8. Industrial launderers (7218)
9. Power laundries (7211)
10. Truck route laundry and dry cleaning not operated by laundries or cleaners
(7212)
Retail Trade Division.
11. Drinking places (alcoholic beverages) (5813).
12. "Outdoor eating and drinking facilities" [SR] (UNCL)
Mining Division.
13. "Temporary mining" [SR] (UNCL) Manufacturing Division.
14. Chemicals and allied products (28)
15. Food and kindred products (20)
16. Lumber and wood products (24)
17. Paper and allied products (26)
18. Petroleum refining and related industries (29)
19. Rubber and miscellaneous plastics products (30).
20. Textile mill products (22).
Transportation, Communication and Utilities Division.
21. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL)
22. "Conditional Commercial Antenna Tower" [SR] (UNCL)
23. Heliports (458)
24.Natural gas storage.
25. "Other radio and television antennas" [SR] (UNCL)
26. "Other satellite dish antennas" [ (UI
27. Pipelines, except natural gas(461)
28. Public warehousing and storage (422)
29. Railroad tracks (401).
30. `Treatment, transmission and distribution facilities: equipment, equipment
buildings,towers, exchanges, substations, regulators" [SR] (UNCL)
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31. Water transportation(44). Miscellaneous Uses Division.
32. "Commercial operations yard" [SR] (UNCL)
33. "Master signage plan" [SR] subject to the provisions of Chapter 19.50,
Signs.
34. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45,
Off-Street Parking.
35. "Parking structures" [SR], subject to the provisions of Chapter 19.45, Off-
Street Parking.
36. "Planned developments" [SR] (UNCL) on a zoning lot containing less
than two acres of land, subject to the provisions of Chapter 19.60, Planned
Developments.
37. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in
the ORI Office Research Industrial District, subject to the provisions of
Section 19.12.500, Accessory Structures and Buildings.
38. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in the ORI
Office Research Industrial District, subject to the provisions of Section
19.10.400, Component Land Uses.
39. "Accessory package liquor sales establishment" [SR] (UNCL)
Similar Uses. The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the PORI Office
" Research Industrial District or in a less restrictive zoning district, pursuant to
Section 19.10.400 H. Classification of Land Uses:
Services Division.
1. Business services not elsewhere classified (7389)
2. Laundry and garment services not elsewhere classified (7219)
3. Miscellaneous health and allied services not elsewhere classified (809)
4. Miscellaneous personal services not elsewhere classified (7299)
5. Miscellaneous repair shops and related services (769)
6. Services not elsewhere classified (899)
7. Social services not elsewhere classified (839) Manufacturing Division.
8. Miscellaneous manufacturing industries (39).
Transportation, Communication and Utilities Division.
9. Transportation services not elsewhere classified (4789)
F. Special Limitations as to Certain Uses. In modification to the provisions of
Section E of this ordinance:
1. There shall be a maximum of one motor vehicle service station, which
may be located on Lot 1 only. The general layout of the mini-mart on Lot
1 as shown on the Site Plan entitled Paul Commerce Center, prepared by
CE Design, Ltd., and dated November 24, 1998 (revision date of 01-26-
00) is for illustration purposes only. The motor vehicle service station may have a convenience store ("mini-mart") or a car wash (attached or
detached) incorporated on Lot 1. No car wash shall be established without
a motor vehicle service station.
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2. There shall be a maximum of one freestanding "fastfood" restaurant. An
additional fast food' restaurant shall also be allowed within the same
structure containing a so-called "mini-mart' service station/or convenience
store. "Fast food" shall have its customary and traditional meaning,
encompassing restaurants such as Taco Bell, Wand's McDonald"
Kentucky Fried Chicken, etc.
3. The design of any "mini-mart" motor vehicle service station or of any
freestanding "fast food" restaurant shall be subject to staff design review
and approval by a "Design Review Committee" composed of the City's
Community Development Manager, its Code Administration Director, and
its Economic Development Director, which approval:
(a) shall not be unreasonably withheld, conditioned or delayed;
(b) shall be guided by the principles as follows:
To the extent practicable and feasible, the main buildings
composing such facilities shall be of masonry construction.
The colors of the building and other structures shall not be such as
to constitute attention-getting devices, but shall, instead, be
compatible with the nearby "corporate facilities" located to the
north along the east and west sides of Randall Road in order not to
detract from the "corporate" image along this thoroughfare.
Attention-getting colors shall be limited to permitted signage.
In applying these standards, the Design Review Committee (and
the Elgin City Council) shall take into consideration designs for
such facilities which have been accepted or utilized by national
petroleum marketing companies and national fast-food chains
elsewhere in the mid-west United States. It is the intention of the
parties that the Design Review Committee shall not, without
Applicants consent, require a design which is not in usage by such
a facilities elsewhere in the mid-west United States.
At the request of the owner, the decision of the Design Review
Committee shall be subject to appeal to the City Council.
G. Site Design. In this PORI zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.12, Site Design, of the
Elgin Municipal Code, as amended, except as may be otherwise provided in this
section.
In this PORI zoning district, the site design regulations shall be in
substantial conformance with the standard regulations of the ORI Office Research
Industrial District except as follows:
1. The building and vehicle use area setbacks shall be in substantial
conformance with the setbacks indicated on the Site Plan entitled Paul
Commerce Center, prepared by CE Design, Ltd., and dated November
24, 1998 (revision date of 01-26-00) , except for a "mini-mart" motor
vehicle service station.
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2. In the event that a mini-mart" motor vehicle service station is to be
established on Lot 1, as shown on the Site Plan entitled Paul
Commerce Center, prepared by CE Design, Ltd., and dated November
24, 1998 (revision date of 01-26-00) / (a) the vehicle use set back shall
be reduced from 37 feet to 30 feet along the Randall Road right-of-
way, but compensatory landscaping shall be installed within said
reduced setback; and (b) the setbacks applicable to the pumps and
canopy shall be reduced to 30 feet along the Randall Road right-of-
way;
3. The design of any "mini-mart" motor vehicle service station or of any
freestanding "fast food" restaurant shall be subject to staff design
review and approval by a "Design Review Committee" composed of
the City's Community Development Manager, its Code Administration
Director, and its Economic Development Director, pursuant to the
provisions of Section F. 3.
4. There shall be no building setbacks or vehicle use setbacks with
respect to the common boundaries between any of the lots of record
within the subdivision. The intent is to allow the entire property
subject to this ordinance to be developed as a single zoning lot.
5. A single, private access to and from the Subject Property to Randall
Road shall be permitted as shown on the Approved Site Plan.Additionally, upon the construction of Capital Drive adjacent to the
westerly boundary of the Subject Property, not less than two (2) curb-
cuts shall be permitted to service the Subject Property.
6. At the time a building permit is sought for the development of any lot,
a landscape plan and signage plan conforming to the requirements of
the City shall be submitted.
The following supplementary site design conditions shall also apply to the use and
development of the Sports Barn and Grill within this PORI zoning district:
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, dated April 27, 2007); Building Elevations (Sheets
Al, A2, A3, and A4, revised July 30, 2007); First, Second and Third
Floor Plans (Sheets A3, A4, and A5, dated November 30, 2006;
Directional Sign (dated June 15, 2007); Photometric Plan (prepared by
KSA, dated June 5, 2007), 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 May 2, 2007, with revisions as required by
the Community Development Group.
4. Compliance with all other applicable codes and ordinances.
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H. Off Street Parking. In this PORI zoning district, off street parking shall be
subject to the provisions of Chapter 19.45, Off Street Parking, of the Elgin
Municipal Code, as may be amended.
I. Off Street Loading. In this PORI zoning district, off street loading shall be
subject to the provisions of Chapter 19.47, Off Street Loading, of the Elgin
Municipal Code, as may be amended.
J. Signs. In this PORI zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, as may be amended.
K. Nonconforming Uses and Structures. In this PORI zoning district,
nonconforming uses and structures shall be subject to the provisions of Chapter
19.52, Nonconforming Uses and Structures, of the Elgin Municipal Code, as may
be amended.
L. Planned Developments. This PORI zoning district shall be subject to the
provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal
Code, as may be amended. A conditional use for a planned development may be
requested by an individual property owner for a zoning lot without requiring an
'' amendment to this PORI zoning district and without necessitating that all other
property owners authorize such an application.
M. Conditional Uses. In this PORI zoning district, conditional uses shall be
subject to the provisions of Chapter 19.65 Conditional Uses, of the Elgin
Municipal Code, as may be amended. A conditional use may be requested by an
individual property owner for a zoning lot without requiring an amendment to this
PORI zoning district and without necessitating that all other property owners
authorize such an application.
N. Variations. Any of the requirements of this ordinance may be varied, subject
to the provisions of Section 19.70, Variations, of the Elgin Municipal Code, as
may be amended. A variation may be requested by an individual property owner
for a zoning lot without requiring an amendment to this PORI zoning district and
without necessitating that all other property owners authorize such an application.
O. Appeals. Any requirement, determination, or interpretation associated with
the administration and enforcement of the provision of this ordinance may be
appealed subject to the provisions of Chapter 19.75, Appeals, of the Elgin
Municipal Code, as may be amended.
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Section 5. That this ordinance shall be in full force and effect from and after its passage
in the manner provided by law.
Ed Schock, Mayor
Presented: November 14, 2007
Passed: November 14, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: November 15, 2007
Published:
Attest:
Diane Robertson, Cit Clerk
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eik August 20, 2007
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 42-07 Requesting an Amendment to PORI Planned Office Research
Industrial 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,
Motor Vehicle Service Station and Convenience Food Store
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)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft Planned Development 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, and to construct a
building addition in the ARC overlay district. The subject property is located at 1550 North Randall
Road (reference Exhibits A, B, C, D, E, and F).
The applicant's previous proposal to construct a 1,349 square foot addition to the existing 13,740
square foot building was approved in 2006. The applicant is now proposing to relocate the existing
building eighty feet to the west. Due to the substantial change in the proposed site layout and since
the site is located in an ARC Arterial Road Corridor Overlay District;the proposed changes require a
planned development approval. The purpose and intent of the ARC overlay district is to ensure
quality development along the city's arterial corridors.
Since the previous approval, the applicant has revised the site plan to provide for foundation
plantings,wrapping the cultured stone veneer foundation around the entire building,and enhancing
the building's west elevation facing Capital Street by adding windows evenly spaced on the second
and third floors (reference Exhibits G, and H).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 42-07 on August 20,2007. The applicant testified at the public
hearing. No objectors spoke at the public hearing and no written correspondence have been
submitted. The Community Development Group submitted a Map Amendment Review, dated
August 14, 2007.
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
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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 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 intended zoning district 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.
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 subject property was zoned as follows for the years listed:
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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
rok 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.
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.
Findings. The subject property is not suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
e05.-
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,
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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 development is in conformance with this designation.
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses,wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
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.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property. The planned district ordinance is intended to prevent undue
detrimental influence on the proposed internal land uses within the subject property 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 zoning ordinance. For the purposes of this section, the most
similar zoning district is the ORI Office Research Industrial District. 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 has developed or identified the following findings,unresolved issues
and alternatives:
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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. Since the
previous approval,the applicant has revised the site plan to provide for foundation plantings,
wrapping the cultured stone veneer foundation around the entire building,and enhancing the
building's west elevation facing Capital Street by adding windows evenly spaced on the
second and third floors.
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 recommends approval of Petition 42-07. On a motion
to recommend approval, subject to conformance with all applicable codes and ordinances,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, dated April 27, 2007); Building
Elevations (Sheets Al, A2, A3, and A4, revised July 30, 2007); First, Second and Third
Floor Plans(Sheets A3,A4,and A5,dated November 30,2006;Directional Sign(dated June
15,2007);Photometric Plan(prepared by KSA,dated June 5,2007),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 May 2, 2007, 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 42-07 was adopted.
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
Respectfully Submitted,
John Hurlbut, Chairman
Planning and Development Commission
Thomas Armstrong, Secretary
Planning and Development Commission
EXHIBITS TO FOLLOW
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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EXHIBIT A Location Map
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Department of Community Development 900 0 900 1800 Feet
August 20,2007
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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1... . - -r Q Residence Conservation 1 `l ,,
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Q Planned Residence Conservation
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Q Single Family Residence 2
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Q Residence Business I �;'
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Planned Center City 2
EI Planned Single Family Residence 1 "
Planned Two Family Residence
EXHIBIT A
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Location Map
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Department of Community D evelopment 900 0 000 1800 Feet
August 20,2007
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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EXHIBIT C Parcel Map A
Department of Community Development 90 0 90 180 Feet
August 20,2007
— 11 —
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Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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EXHIBIT D Aerial Map A
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Department of Community D evelopment 200 0 200 Feet
August 20,2007
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ool.,, Findings of Fact Planning and Development Commission
Petition 42-07 August 20, 2007
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EXHIBIT E Environmental Map
100 Year Floodplain
Wetland N
Department of Community 6 evelopment 400 0 400 800 Feet
Au gust 20.2007
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