G34-09 • Ordinance No. G34-09
AN ORDINANCE
AMENDING A PAB PLANNED AREA BUSINESS DISTRICT
FOR CERTAIN TERRITORY
(Multiple Tenant Commercial Buildings in Randall Commons Subdivision
900 South Randall Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
classified in the PAB Planned Area Business District (Ordinance No. G31-08); and
WHEREAS,written application has been made to permit the construction of multiple tenant
commercial buildings store in the PAB Planned Area Business District and in the ARC Arterial Road
Corridor Overlay District; and
WHEREAS,the development of certain property in the Randall Commons Subdivision was
approved with the passage of Ordinance No. G31-08; and
WHEREAS,Ordinance No. G31-08 requires that prior to any other or further development in
the Randall Commons Subdivision, the owner of the Subject Property to be developed shall be
required to submit a development plan to 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; 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 March 16, 2009, 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 development plan in the PAB Planned Area Business District,which will
permit the construction of multiple tenant commercial buildings at 900 South Randall Road, and
legally described as follows:
That part of the West half of the Northwest Quarter of Section 28, Township 41 North,
Range 8 East of the Third Principal Meridian, Described As Follows:
•
• Commencing at the Southeast corner of the West half of said Northwest Quarter;thence
Westerly,along the South line of the West half of said Northwest Quarter,a distance of
412.50 feet thence Northerly,parallel with East line of the West half of said Northwest
Quarter, a distance of 317.47 feet for the place of beginning; thence Easterly, along a
line that forms an angle of 90 degrees 41 minutes to the right with the prolongation of
the last described course, a distance of 412.53 feet to the East line of the West half of
said Northwest quarter;thence Northerly,along said East line,a distance of 931.80 feet
to the Southerly line of the Northerly 1423.15 feet of the Easterly 412.50 feet of the
West half of the Northwest quarter of Section 28,aforesaid;thence Westerly,along said
Southerly line,a distance of 412.50 feet to the Westerly line of said Easterly 412.50 feet;
thence Southerly, along said Westerly line, a distance of 928.58 feet to the place of
beginning, excepting there from the Southerly 210.36 feet (as measured along the east
and west lines thereof), and excepting that part thereof taken for Randall Road, all in
Elgin Township, Kane County, Illinois (Property commonly known as 900 South
Randall Road).
Be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Development Plans, prepared by W. Lloyd Christoph &
Associates,Ltd.,dated February 10,2009, last revised dated March 31,2009,comprising of
the following drawings:
• T-1 Title Sheet and Location Map
AS-1 Site Plan/Phasing Plan
A-1 Randall Commons North Elevation
A-2 Randall Commons North Floor Plan, Monument Sign& Trash Enclosure
A-3 Randall Commons South Elevations & Floor Plan
A-4 Randall Commons South—East & North Elevations
A-5 Randall Commons South—West &South Elevations
A-6 Randall Commons South—Floor Plan
2. Prior to the issuance of a Certificate of Occupancy for Phase 1 of the Randall Commons
South commercial building,the main east-west access drive-aisle off of Randall Road shall
be constructed, including that portion of the access drive-aisle on Lot 3 as well as the paved
"T"turnaround on Lot 3.
3. Substantial conformance with the Photometric Plan (Sheet E-1), prepared by Hubbell
Lighting, Inc., revised by W. Lloyd Christoph & Associates, Ltd., dated April 10, 2009.
4. Substantial conformance to the Landscape Plan (Sheet LS-1), prepared by EverGreen,
Landscape Associates, LLC, Inc., revised by W. Lloyd Christoph&Associates, Ltd.,dated
April 10, 2009.
5. Prior to the issuance of a Certificate of Occupancy for Phase 1 of the Randall Commons
• South commercial building,the area identified as Phase 2 of the Randall Commons South on
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s
• the landscape plan,prepared by EverGreen,Landscape Associates,LLC,Inc.,revised by W.
Lloyd Christoph & Associates, Ltd., dated April 10, 2009, shall be graded and seeded.
6. All proposed freestanding signs and wall signs shall conform to the Zoning Ordinance,
Chapter 19.50 Street Graphics.
7. Compliance with all applicable codes and ordinances.
Section 3. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No. G31-08.
Section 4. That the development plan granted herein shall expire if not established within
two years from the date of passage of this ordinance.
Section 5. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
Ed Schock, Mayor
Presented: May 13, 2009 s
• Passed: May 13, 2009
Vote: Yeas: 6 Nays: 1
Gh
Recorded: May 14, 2009
Published:
Attest: -
Diane Robertson, City C rk
•
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March 11, 2009
• FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 06-09 Requesting Approval of the Development Plans for Multiple Tenant
Commercial Buildings Pursuant to the Terms and Conditions of PAB Planned Development
Ordinance No. G31-08;Property Located at 900 South Randall Road by Boulder Enterprise I,L.L.C.,
an Illinois Limited Liability Company, as Applicant, and 9N710 Randall Road L.L.C., Gallery
Properties L.L.C., Sarasota Lighting&Accessories,L.L.C., and Par Development,Inc., as Owners.
GENERAL INFORMATION
Requested Action: Planned Development Approval
Current Zoning: PAB Planned Area Business District
• Proposed Zoning: PAB Planned Area Business District
Existing Use: Vacant and Undeveloped
Proposed Use: Multiple Tenant Commercial Buildings
Property Location: 900 South Randall Road
Applicant: Boulder Enterprise I L.L.C. an Illinois L.L.C.
Owners: 9N710 Randall Road L.L.C., Gallery Properties L.L.C.,
Sarasota Lighting & Accessories L.L.C., and Par Development Inc.
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 Photo EXHIBIT (see attached)
s
Findings of Fact Planning and Development Commission
Petition 06-09 March 16, 2009
• E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plans (see attached)
H. Ordinance No. G31-08 (see attached)
I. Draft PAB Ordinance (see attached)
BACKGROUND
An application has been filed by Boulder Enterprise I,LLC,requesting approval of the development
plans for multiple tenant commercial buildings pursuant to the terms and conditions of PAB Planned
Development Ordinance No. G31-08. The subject property is located at 900 South Randall Road
(reference Exhibits A through F).
The applicant is proposing to construct two commercial buildings within the Randall Commons
Subdivision, located north of Nick's Pizza. The proposed buildings will contain 24,000 square feet
• and 10,800 square feet of leasable commercial space, respectively. Both buildings will be
constructed of masonry materials.
The applicant is proposing to phase the development. Phase 1 of the development will consist of a
commercial building on Lot 2 and the parking lot expansion on Lot 1 for the Nick's Pizza and Pub.
Phase 2 of the development will consists of a commercial building on Lot 3. If during the
implementation of phase 2, the owners of Lot 3 would like to make significant changes to the
proposed building elevations and floor plan, such as an increase in floor area, the changes will have
to approve by the City Council (reference Exhibits G, H and 1).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 06-09 on March 16, 2009. The applicant testified at the public
hearing. Objectors spoke at the public hearing, and written correspondence was submitted. The
Community Development Group submitted a Map Amendment Review, dated March 11, 2009.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development 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 06-09 March 16, 2009
. Findings. The subject property is suitable for the intended planned development with
respect to the site characteristics standard.
The subject property is a regularly shaped parcel containing 5.18 acres. There are no
significant natural features on the subject property. The property is currently vacant, but
some grading of the land is currently being carried out.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property is suitable Ifor the intended planned development with
respect to the sewer and water standard.
The subject property will be served with municipal sanitary sewer and water systems.
Stormwater control facilities have been designed to serve the subdivision in accordance with
the City of Elgin and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development 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 planned development with
respect to the traffic and parking standard.
A right in and right out access point to Randall Road has been approved by Kane County
Department of Transportation and is currently being constructed. Additional access will be
provided through the Nick's Pizza and Pub commercial parcel located to the south of the
subject property. Randall Road is a regional arterial road serving the west side of Elgin and
the surrounding communities.
The required improvements to Randall Roads are provided in an intergovernmental
agreement between the City of Elgin and Kane County.
Parking will be provided in conformance with the zoning ordinance. A total of 139 parking
spaces are required in support of both of the proposed 24,000 square feet and 10,800 square
feet multiple tenant commercial buildings (4 parking spaces/1,000 square feet). The
development plan features 205 parking spaces combined.
D. Zoning History Standard. The suitability of the subject property for the intended planned
development 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 planned development 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 06-09 March 16, 2009
• The subdivision was annexed and zoned PAB Planned Area Business District in 2008. The
proposed development of the subject property is consistent with the commercial planned
development objectives for the property, approved by the City in 2008.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the intended planned development with
respect to consistency and compatibility with surrounding land use and zoning.
The areas located to the north and west of the subject property are zoned SFR2 Single Family
Residence District and are developed with the Columbine Subdivision.
The areas located to the south and west are zoned PAB Planned Area Business District and
are developed with Nick's Pizza and Pub and commercial uses across Randall Road,
respectively.
F. Trend of Development Standard. The suitability of the subject property for the intended
planned development 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 planned development with respect
to consistency with an existing pattern of development or an identifiable trend within the
area.
The subject property is located along the southern portion of the Randall Road corridor,
which has developed primarily with commercial and residential uses.
G. Planned Development Districts Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the purpose
and intent, and the location and size of a zoning district.
The applicant is requesting approval of a planned commercial development in an existing
PAB Planned Area Business District, which is also located within an ARC Arterial Road
Corridor District. The purpose and intent of the provision of planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title;
• 2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities; and
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• Findings of Fact Planning and Development Commission
Petition 06-09 March 16, 2009
3. The preservation of significant natural features including topography,watercourses,
• wetlands, and vegetation.
Planned development review and approval of the proposed project is required pursuant to
PAB Planned Area Business District Ordinance No. G31-08.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
planned development with respect to conformance to the goals,objectives,and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended planned development with
respect to the Comprehensive Plan Standard.
The subject property is located along a designated "Transportation Corridor"by the City's
Comprehensive Plan and Design Guidelines (2005). The proposed development plan 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 within the boundaries of the subject property.
J. Internal Land Use. 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.
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 and Subdivision regulations. For the
• purposes of this section, the most similar zoning district is the AB Area Business District. The
applicant is requesting the following departure from the standard requirements of the AB area
Business District:
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Findings of Fact Planning and Development Commission
Petition 06-09 March 16, 2009
• 1. EMC Section 19.35.435(H)(1) Transition Landscape Yard. The AB District requires a
minimum transition landscape yard setback from a transition lot line of 32 feet for a zoning lot
this size. The applicant proposes a transition landscape yard setback of 18 feet from the north lot
line. Accordingly, a 14 foot (44%) departure from the minimum required transition landscape
yard setback is proposed. The transition landscape yard will contain an eight foot solid fence and
landscaping materials which exceed the requirements of the zoning ordinance.
2. EMC Section 19.90 — Fences and Walls. The supplementary regulations of the zoning
ordinance require that a solid fence in a street yard be a maximum of 3 feet in height. The
applicant is proposing a solid 8 foot high fence in a street yard along the north property line (a
62% departure). An 8 foot high fence is required as part of the transition landscape yard
requirement.
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 subject properties are proposed to be developed with two large
multiple tenant commercial buildings, that is consistent with the "transportation corridor"
land use designation in the comprehensive plan, and is also consistent with the planned
development objectives for the property, approved by the City in 2008.
B. Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval, denial, or
approval with conditions.
RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 06-09. 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 Development Plans, prepared by W. Lloyd Christoph &
Associates, Ltd., dated February 10, 2009, comprising of the following drawings, with
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Findings of Fact Planning and Development Commission
Petition 06-09 March 16, 2009
revisions as determined by the Community Development Group,Engineering Division,Fire
Department, and Water Department:
T-1 Title Sheet and Location Map
AS-1 Site Plan
A-1 Randall Commons North Elevation
A-2 Randall Commons North Floor Plan, Monument Sign&Trash Enclosure
A-3 Randall Commons South Elevations & Floor Plan
A-4 Randall Commons South—East &North Elevations
A-5 Randall Commons South—West &South Elevations
A-6 Randall Commons South—Floor Plan
2. Substantial conformance with the Photometric Plan (Sheet E-1), prepared by Hubbell
Lighting,Inc.,dated October 18,2008,subject to revisions as determined by the Community
Development Group.
3. Substantial conformance to the Landscape Plan (Sheet LS-1), prepared by EverGreen,
Landscape Associates, LLC, Inc., dated September 26, 2008, subject to revisions as
determined by the Community Development Group.
4. All proposed freestanding sign and wall signs shall conform to the Zoning Ordinance,
Chapter 19.50 Street Graphics.
• 5. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 06-09 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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