G19-11 Ordinance No. G 19-11
AN ORDINANCE AMENDING
PAB PLANTED AREA BUSINESS DISTRICT
ORDINANCE NO. G76-04
(The Grove —2300-240 North Randall Road)
WHEREAS,the territory herein described has previously been classified in the PAB Planned
Area Business District, pursuant to Ordinance No. G76-04; and
WHEREAS,written application has been made to amend certain provisions within Ordinance
No. G76-04: and
WHEREAS, after due notice in the manner provided by law the Planning and Development
Commission conducted a public hearing concerning said application and has submitted its written
findings and recommendations; and
WHEREAS. the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated May 2, 2011, 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. 76-04 entitled ''An Ordinance Reclassifying Property
from the PORI Planned Office Research Industrial District to PAB Planned Area Business District,"
passed August 25, 2004, be and is hereby amended in its entirety and is hereinafter set forth in this
ordinance.
Section 3. That the Official Zoning District Map as incorporated into the Elgin Municipal
Code by Section 19.07.600 of said Code, is hereby amended to include in the PAB Planned Area
Business District, the following described property:
Lots 1 to 120 and Lot A of the Grove Being a Subdivision in the Southeast
Quarter of Section 19, and in the Northeast Quarter of Section 30, All in Township
42 North, Range 8 East of the Third Principal Meridian,According to the Plat thereof
Recorded September 2'),2004 as Document No. 2004KI25816, in the City of Elgin,
Kane County, Illinois (Property commonly known as 2300-240 North Randall
Road).
•
Section 4. That the City Council of the City of Elgin hereby grants the rezoning of the PAB
District for the property commonly known as 2300-2450 North Randall Road, and legally described
above, which shall be designed developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PAB 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 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 pluase 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 19.0 ,General Provisions
of the Elgin Municipal Code, 1976, as amended.
D. Zoning Districts-Generally. In this PAB zoning district,the use and development
of land and structures shall be subject to the provisions of Chapter 19.07, Zoning
• Districts of the Elgin Municipal Code, 1976, as amended.
E . Land Use. In this PAB zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.10. Land Use of the Elgin
Municipal Code, 1976, as amended. The 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:
L Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in the AB Area Business District:
a. Residences Division:
"Upper floor apartment dwellings" [SR] (UNCL).
b. Municipal Services Division:
C. Offices Division:
"Offices" [SR] (UNCL).
d. Finance, Insurance, and Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate(H), subject to the provision that a
maximum of one bank shall be permitted within the subdivision.
e. Services Division:
Advertising (731).
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Billiard parlors (7999).
Dry cleaning without plant on premises (7215).
Commercial, economic,sociological and educational research(8732).
Commercial,physical; and biological research (8731).
Computer programming;data processing and other computer-related
services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies; mercantile reporting agencies,
and adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering, accounting. research; management and related services
(87).
Funeral service (726).
Home health care services (808).
"Hotels and motels" [SR] (701).
Job training and vocational rehabilitation services (833).
Legal services (811).
• Libraries (823).
Mailing; reproduction; commercial art and photography; and
stenographic services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Membership organizations (86).
Membership sports and recreation clubs (7997).
Miscellaneous equipment rental and leasing (735).
Miscellaneous personal services not elsewhere classified (7299).
N/lotion picture distribution and allied services (782).
Motion picture production and allied services (781).
Motion picture theaters (7832).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy (803).
Offices and clinics of other health practitioners (804).
Other schools and educational services (829).
Photofinishing laboratories (7384).
Photographic studios, portrait (722).
e
• Physical fitness facilities (7991).
Pool parlors (7999).
Professional sports operators and promoters (7941).
Reupholstery and furniture repair (764).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Testing laboratories (8734).
Theatrical producers (792).
Videotape rental (784).
Vocational schools (824).
Watch, clock and jewelry repair (763).
f. Retail Trade Division:
Apparel and accessory stores (56).
Automatic merchandising machine operators (5962).
Building materials. hardware. and garden supply (52).
Carryout restaurants (5812).
Catalog and mail-order houses (5961).
Convenience food stores; operated on a twenty four (24) hour basis
(5411), and operated solely accessory to a motor vehicle service
station.
Direct sellMQ establishments (5963).
Drinking places (alcoholic beverages) (5813).
• Drugstores and proprietary stores (591).
Eating places (5812).
Florists (5992).
Food stores (54).
General merchandise stores (53).
Home furniture; furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified (5999).
Miscellaneous shopping goods stores (594).
"Motor vehicle service stations" [SR] (554);limited to a maximum of
one such use for the entire subdivision.
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
Tobacco stores (5993).
g. Agricultural Division:
Dog grooming (0752).
Landscape counseling and planning (0781).
Veterinary services for household pets (0742).
h. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
a
i. Manufacturing Division:
Commercial printing occupying less than five thousand (5,000)
square feet of gross floor area (2752).
j. Transportation, Communication And Utilities Division:
Arrangement of passenger transportation (472).
Branch United States post offices (4311).
Cable and other pay television services (484).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Intercity and rural bus transportation operators' offices (413).
"Loading facilities" [SR], exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of Chapter
19.47 of this Title (UNCL).
Local and suburban passenger transportation operators'offices(411).
General NVarehousing and Storage,Not Elsewhere Classified(4225)
restricted to Lot 12 in The Grove.
Packing and crating (4783).
"Radio and television antennas" [SR] (UNCL).
Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL).
School bus operators' offices (415).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires,
cables; conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
k. Miscellaneous Uses Division:
"Accessory structures" [SR] (UNCL)to the permitted uses allowed in
the AB Area Business District, subject to the provisions of Section
19.12.500 of this Title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the
AB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Drive-through facilities" [SR], subject to the provisions of Chapter
19.45 of this Title, specifically limited to one drive thru facility
associated %with an economically valued fast food restaurant such as
McDonald's, Wendy's, Burger King, Taco Bell, Arby's, Dunkin
Donuts, etc., for the entire subdivision. Drive through facilities for
mid-valued fast food restaurants such as Starbuck's or Portillo's,and
other non-restaurant land uses shall not be limited.
"Fences and walls" [SR] (UNCL).
• "Loading facilities" [SR] (UNTCL), 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).
"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] (UI�TCL), 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 the AB 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:
Arenas, sports fields, and stadiums (UNCL).
"Car .washes" [SR] (7542), exclusively accessory to a motor vehicle
service station.
Child daycare services (835).
Coin-operated amusement establishments (7993).
Dance halls (7911).
Discotheques (7911).
"Home child daycare services" [SR] (8351).
Massage parlors (7299).
Organization hotels and lodging houses, on membership basis(704).
Personnel supply services (736).
d. Retail Trade Division:
Drive-in restaurants (5812).
Firearms sales (5941), exclusively accessory to a sporting goods
store.
"Motor vehicle service stations" [SR] (554), when such use already
occupies a separate "zoning lot" within the subdivision.
"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).
Courier services (4215).
Pipelines, except natural gas (461).
Public warehousing and storage (422).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad tracks (401).
"Treatment; transmission, and distribution facilities: equipment,
equipment buildings.towers,exchanges,substations,regulators" [SR]
(UNCL).
Water transportation (44).
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. 00 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, when such land use exceeds a total of one drive
thru facility associated with an economically valued fast food
restaurant such as IMcDonald's, Wendy's, Burger King, Taco Bell,
Subway, Arby's, Dunkin Donuts, etc., for the entire subdivision.
"N/laster signage plan" [SR], subject to the provisions of Chapter
19.50 of this Title.
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45 of this Title.
"Parking structures" [SR] (UNCL), subject to the provisions of
Chapter 19.45 of this Title.
"Planned developments" [SR] (UNCL)on a zoning lot containing less
than two (2) acres of land, subject to the provisions of Chapter 19.55
of this Title.
3. Similar Uses: The following enumerated land uses shall be subject to
classification as a permitted use or as a conditional use in the AB Area
Business District or in a less restrictive zoning district,pursuant to subsection
19.10.400H of this Title:
a. Services Division:
Amusement and recreational services not elsewhere classified(7999).
Automotive services (749).
Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified
(809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
b. Wholesale Trade Division:
Miscellaneous durable goods (509).
Miscellaneous nondurable goods (519).
C. Transportation, Communication, And Utilities Division:
Transportation services not elsewhere classified (4789).
F. Site Design. In this AB zoning dish ict, 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 the AB Zoning District, "zoning lots" [SR] shall
be subject to the provisions of Section 19.12.300 of this Title.
2. Lot Area: In the AB Zoning District, there shall be no minimum required
"zoning lot area" [SR] .
3. Lot NVidth: In the AB Zoning District, there shall be no minimum required
• "lot width" [SR] for a zoning lot.
4. Setbacks; Generally: h1 the AB 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 AB 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:
L Street Setback: The minimum required building setback from
a "street lot line" [SR] shall be as follows:
Randall Road: 50 feet.
Technology Drive and Northwest Parkway: 40 feet.
Vantage Drive: 25 feet.
Bushwood 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: 50 feet.
Technology Drive and Northwest Parkway: 20 feet.
Vantage Drive: 10 feet.
• - 8 -
Bushwood Drive: 10 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 AB 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 AB 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 AB 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
19.45.1 10 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. Additionally, all
buildings shall have a minimum 10 10 foot foundation landscape yard
surrounding all sides of the building excluding outside seating areas,
in fi-ont of a loading door or a man door, and where there are widows
located at grade. The foundation landscape yard shall be fully
landscaped with a combination of shrubs and perennials.
9. Floor Area: In this PAB zoning district, the maximun "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.
11. Floor Area For Upper Floor Apartment Dwellings: In this PAB zoning
district, the gross floor area of an "upper floor apartment" [SR] "dwelling
unit" [SR] shall be a minimum of six hundred (600) square feet, plus an
additional two hundred fifty(250) square feet for each bedroom, except that
studio and efficiency units shall be a minimum of six hundred (600) square
feet.
12. Additional requirements pertaining solely to Lot 12 within The Grove:
The use and development of land and structures on Lot 12 shall be subject to
the provisions of Section 19.12, Site Design,of the Elgin Municipal Code,as
amended and shall additionally be in substantial conformance with the
• following conditions:
1. Substantial conformance to the Petitioner's Application and
Statement of Purpose and Conformance, prepared by Interstate
Partners; LLC, dated received April 8, 2011.
2. Substantial conformance to the Development Plan, submitted by
Interstate Partners, inclusive of the following plan sheets:
a.) The Architectural Site Plan, prepared by 4 Elements Architects,
dated 02-01-2011:
b.) Preliminary Landscape Plan for Lot 12 of The Grove,prepared by
Woodland Landscape, dated March 30, 2011;
c.) Building Elevation - Sheet A201 entitled Front and Left Side
Elevation and Details, prepared by 4 Elements Architects, dated
February 1, 2011; Sheet A202 entitled Rear and Right Side
Elevation and Details, prepared by 4 Elements Architects,
February 1, 2011: and
d.) Floor Plans - Sheet A101 entitled Floor Plan, prepared by 4
Elements Architects, dated February 1, 2011; and Sheet A102
entitled 2"" Floor Plan Mezzanine, prepared by 4 Elements
Architects, dated February 1, 2011.
e.) AL"hA/ACS\/1 Land Title Survey The Grove—Parcel 12,prepared
by Cowhey GndmUndson Leder, Ltd., dated March 30, 2011.
3. The refuse collection area shall be constructed of the same building
materials and color as the principal building.
4. Compliance with all other applicable codes and ordinances.
G. Architectural Desibn. In this PAB zoning district, all buildings shall be designed in
substantial conformance to the following regulations:
1. Building Materials. A minimum of eighty percent of each building facade
shall be constructed of brick, stone, wood, stucco, or cement fiber board. A
maximum of twenty percent of each building facade 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.
2. Architecture. Each building facade 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.
3. Windows and entryways. NVindow-s and entryways shall be emphasized by
utilizing awnings or other dominant architectural features. These features
• - 10 -
c
should be further highlighted through the use of stone window sills and
lintels and alternate brick design such as soldier courses.
4. 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.
5. 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.
6. Departures. Departures to the above design guidelines may be granted
through Chapter 19.6 , 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.
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 19.4 ,
Off Street Parking,of the Elgin Municipal Code,as amended. The minimum number
of required off street parking stalls shall be in conformance with the provisions of
Chapter 19.4 , except as follows:
Sit-down restaurants: 1 stall for every 100 square feet of floor area.
•
Cany-out restaurants: 1 stall for every 85 square feet of floor area.
Drinking places: 1 stall for every 75 square feet of floor area.
I. 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. 0, Signs, of the Elgin Municipal Code, 1976, as amended, except as follows:
1. All signs shall include foundation landscape plantings including shrubs and
perennials.
2. All signs may be double faced and may include ground mounted and backlit
lighting.
3. Substantial conformance to the Proposed Signage Program, prepared by
hnterstate Partners, and dated July 7, 2004.
4. Substantial conformance to the Representative Sign Elevations,submitted by
Interstate Partners, and dated August 11, 2004.
5. Supplementary Conditions for Signs:
a. Development Sign. One 'development sign" shall be permitted on
Lot 88 as identified on the Site Development Plan for The Grove,
prepared by Cowhey; Gudmundson,Leder,Ltd., with a final revision
- ll -
date of June 14, 2004. The development sign will be double sided.
The sign shall be constructed of architectural precast panel writh
lannon stone pillars. The sign copy shall be engraved. The sign shall
be designed in substantial conformance to the Development Sign
Design and the Development Sign Pillars, prepared by Interstate
Partners, and dated June 14. 2004.
b. Freestanding \Multiple-Tenant Signs. The sign design shall be in
substantial conformance to the Development Sign Design and the
Development Sign Pillars, prepared by Interstate Partners, and dated
June 14, 2004, except that such signs shall permit the advertisement
of various tenants within the subdivision, utilizing specific
trademarks and logos of such tenants.
C. Freestanding Sign for Motor Vehicle Service Station. The sign may
include an electronic message board utilized solely to advertise
gasoline pricing, and designed in substantial conformance to the
Example Sign for Motor Vehicle Service Station. Additionally, the
sign shall contain lannon stone as exhibited in the Development Sign
Pillars exhibit, prepared by Interstate Partners, and dated June 14,
2004.
d. Freestanding Signs along Randall Road. Such signs shall also
include a minimum 18 inch base constructed of lannon stone.
e. Freestanding Directional Signs. Such signs shall include a lannon
stone base. The sign copy shall be back-lit. Such signs shall permit
the advertisement of various tenants within the subdivision,utilizing
specific trademarks and logos of such tenants.
f. Flushmount Wall signs. Flushmount wall signs shall be subject to the
standard provisions of Chapter 19.50, Signs, of the Elgin Municipal
Code.
g. Departures to the above sign guidelines may be granted through
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.
h. Lot 12. The design and location of freestanding monument signs and
wall-mounted signs shall be submitted for approval by the
Community Development Department.
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. h1 this PAB zoning district,application for conditional uses shall
be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
• - 12 -
f
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.
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. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.7 , 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.
David J. Kap in; Wyor
• Presented: June 8, 2011
Passed: June 8, 2011
Vote: Yeas: 7 Nays: 0
J�gS FlUMi1�5 � .
Recorded: June 8, 2011
Published: June 10, 2011
Attest:
• n
Jenni Quint/ , ActinQ City Clerk
- 13 -
c
May 2, 2011
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 08-11 Requesting an Amendment to PAB Planned Area Business District
Ordinance Number G76-04, to Allow General Warehousing and Storage as a Permitted Land Use;
Property Located at 2498 Bushwood Drive; by Mark Ebacher as Applicant, and The Grove at
Randall, LLC, d/b/a Interstate Partners LLC, as Owner.
GENERAL INFORMATION
Requested Action: Amendment to PAB Planned Area Business District Ordinance
No. G76-04
PAB Planned Area Business District
Current Zoning: ARC Arterial Road Corridor Overlay District
PAB Planned Area Business District
Proposed Zoning ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Commercial Lot
Proposed Use: Office/Warehouse Building
Property Location: 2498 Bushwood Drive
Applicant: Mark Ebacher
Owner: The Grove at Randall. LLC
Staff Coordinator: Lydia Treganza, 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 08-11 May 2, 2011
• D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Application, Statement of Purpose and Development Plan (see attached)
H. Draft PAB Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Mark Ebacher, seeking an amendment to PAB Planned Area
Business District Ordinance Number G76-04, to allow general warehousing and storage as a
permitted land use. The property is located at 2498 Bushwood Drive(reference Exhibits A,B,C,D,
E, and F).
The applicant is requesting to amend the PAB district ordinance for The Grove to allow general
• warehousing and storage as a permitted land use on the property at 2498 Bushwood Drive, also
known as Lot 12. This land use is a component land use to an electronics display business,
proposing to build its corporate headquarters on the subject property. An amendment to the PAB
district ordinance is required since general warehousing and storage is not currently permitted within
the PAB district (reference Exhibits G, H, and I).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 08-11 on May 2, 2011. The applicant testified at the public
hearing. No objectors to the petition were present. The Community Development Department
submitted a Map Amendment Review, dated April 27, 2011.
The Planning and Development Commission has made the following general findings:
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 of land containing 102,366 square feet of
lot area. The property is an unimproved commercial lot.A temporary gravel vehicle use area
- 2 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
• runs parallel with the east lot line of the property. There are no unique or significant natural
features on the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems.
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 within The Grove subdivision on the west side of Elgin and is
bounded by streets on three sides-Northwest Parkway along the north property line,Vantage
• Drive along the west property line and Bushwood Drive along the east property line. Both
Northwest Parkway and Vantage Drive are local streets that provide access to The Grove and
Northwest Corporate Park from North Randall Road. Bushwood Drive is a private street
within the subdivision. Primary access to the subject property will be provided via
Bushwood Drive and secondary access for truck deliveries will be provided from Vantage
Drive.
The Grove subdivision is served by North Randall Road to the east,Northwest Tollway(I-
90) to the south, and IL Route 72 (Higgins Road) to the north. North Randall Road and IL
Route 72 are regional arterial roads serving Kane County and the surrounding region.
Interstate-90 operates as a toll road and is a part of the interstate highway system.
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 subject property was zoned as follows for the years listed:
•
- 3 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
•
1927: Out of City
1950: Out of City
1960: Out of City
1962: Out of City
1992: M-2 General Manufacturing District
Present: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
The subject property and surrounding properties were annexed and zoned M-2 General
Manufacturing District in 1991. The territory was rezoned to PORI Planned Office Research
Industrial District in 1998,to allow for the Northwest Corporate Park subdivision. A portion
of the Northwest Corporate Park subdivision was rezoned to PAB Planned Area Business
District in 2004, to allow for The Grove subdivision.
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 properties located to the north of the subject property are zoned PAB Planned Area
Business District and AB Area Business District. The land within these properties is
unimproved.
The properties located south of the subject property within The Grove are zoned PAB
Planned Area Business District and are developed with a child day care center(pre school),
restaurants,medical and dental services,design services,commercial and business services,
salons, and a hotel.
The area located to the west of the subject property is zoned PORI Planned Office Research
Industrial District and is developed with office,light manufacturing,warehouse,distribution,
and other similar uses within Northwest Corporate Park.
The property located immediately east of the subject property is zoned PAB Planned Area
Business District and is developed with a restaurant. The area located further east of the
subject property across North Randall Road is located within the Village of Sleepy Hollow.
This area is developed with detached single-family and estate residences.
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.
- 4 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
•
The subject property is part of The Grove,an approximate 30 acre commercial subdivision,
located along Randall Road in an area that is developing as a commercial and industrial
corridor. Warehousing is a permitted land use within the industrially zoned Northwest
Corporate Park that adjoins the subject property to the west.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and
intent, and the location and size of a zoning district.
The purpose of the PAB Planned Area Business District is to provide commodities and
services to several neighborhoods, and in some instances to a communitywide or regional
supporting population,subject to the provisions of chapter 19.60 of the zoning ordinance. A
PAB zoning district is most similar to,but departs from the standard requirements of the AB
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 overlay district is a zoning overlay district, and
accordingly,the property located within the district shall be subject to the regulations of the
underlying zoning district in which it is located.
• In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Planned business districts should be located in substantial conformance to the official
comprehensive plan. The amount necessary to constitute a separate planned business 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
planned development district shall be granted from 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 proposed amendment to the PAB Planned Area Business District is to provide for
general warehousing and storage as a permitted component land use to an electronics display
- 5 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
• business that is proposed to be located on the subject property. The building on the premises
will house the offices of the electronics display company, a laboratory testing area for the
electronic components,and warehouse space to store electronic components.Fabrication of
the electronic components will not be conducted on the premises,but at an off-site location.
The company will receive a variety of the manufactured components to test at this location.
The shipments received to be tested will be held within the warehouse space on the premises.
The building being proposed on the subject property will be designed in the character of an
office building,complimenting adjacent buildings within the commercial subdivision. The
building will be built with high-quality materials in keeping with the architectural design
standards contained within the planned district ordinance for The Grove. The exterior will
be constructed of face brick with a stone base and horizontal band accents. The fagades
containing the entrance lobby and mezzanine area will be constructed in glass curtain walls
with glass doors. The east(front), north(side) and a portion of the west(rear) elevations of
the building will include aluminum-framed windows with accent lighting.
The subject property is proposed to be landscaped using plant material around the vehicle use
areas and the building foundation in excess of the requirements of the ordinance. The plan
also includes additional berming and landscape material to be provided as mitigation to
minimize the impact of the truck loading area on the property to the south.
• 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 "Employment — Office/Research/Industrial," by the
City's Comprehensive Plan and Design Guidelines, dated 2005. Areas designated as
Employment Centers typically allow for a variety of industrial, manufacturing, assembly,
warehouse, distribution, research, and development, technology, corporate, and support
office, and limited employee-serving retail uses. These services typically locate in business
parks. Appropriate locations offer direct acess to the arterial street system and are in close
proximity to highways, the freeway system and interchanges.
The proposed land use is in keeping with the objectives and polices of the "Employment—
Office/Research/Industrial" comprehensive plan 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.
- 6 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
There are no significant natural features present at the subject property worthy of
preservation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
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 land uses comprising of offices and general warehousing
will be conducted wholly within the proposed building.The loading dock will be located on
the southwest corner of the building along Vantage Drive.This portion of the property faces
the industrial uses located within Northwest Corporate Park.
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 proposed amendment to the PAB Planned Area Business District is
to provide for general warehousing and storage as a permitted component land use to an
electronics display business that is proposed to be located on the subject property. The
building on the premises will house the offices of the electronics display company, a
laboratory testing area for the electronic components,and warehouse space to store electronic
components. Fabrication of the electronic components will not be conducted on the premises,
but at an off-site location. The company will receive a variety of the manufactured
components to test at this location. The shipments received to be tested will be held within
the warehouse space on the premises.
The building being proposed on the subject property will be designed in the character of an
office building, complimenting adjacent buildings within the commercial subdivision. The
building will be built with high-quality materials in keeping with the architectural design
standards contained within the planned district ordinance for The Grove. The exterior will
be constructed of face brick with a stone base and horizontal band accents. The fagades
containing the entrance lobby and mezzanine area will be constructed in glass curtain walls
with glass doors. The east(front), north(side) and a portion of the west (rear) elevations of
• the building will include aluminum-framed windows with accent lighting.
- 7 -
J 7
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
• The subject property is proposed to be landscaped using plant material around the vehicle use
areas and the building foundation in excess of the requirements of the ordinance. The plan
also includes additional berming and landscape material to be provided as mitigation to
minimize the impact of the truck loading area on the property to the south.
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 land uses comprising of offices and general warehousing
will be conducted wholly within the proposed building.The loading dock will be located on
the southwest corner of the building along Vantage Drive.This portion of the property faces
the industrial uses located within Northwest Corporate Park.
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 the approval of Petition 08-11. On a
motion to recommend approval, subject to the following conditions, the vote was four(4)yes, and
zero (0) no.
1. Substantial conformance to the Petitioner's Application and Statement of Purpose and
Conformance, prepared by Interstate Partners, LLC, dated received April 8, 2011.
2. Substantial conformance to the Development Plan,submitted by Interstate Partners,inclusive
of the following plan sheets:
a.) The Architectural Site Plan, Sheet AS101, prepared by 4 Elements Architects, dated
February 1, 2011;
b.) Preliminary Landscape Plan for Lot 12 of The Grove,prepared by Woodland Landscape,
dated March 30, 2011;
c.) Building Elevation — Sheet A201 entitled Front and Left Side Elevation and Details,
prepared by 4 Elements Architects,dated February 1,2011; Sheet A202 entitled Rear and
Right Side Elevation and Details,prepared by 4 Elements Architects, dated February 1,
2011; and
d.) Floor Plans—Sheet A 10 1 entitled Floor Plan,prepared by 4 Elements Architects, dated
February 1, 2011; and Sheet A102 entitled 2"d Floor Plan Mezzanine, prepared by 4
• Elements Architects, dated February 1, 2011.
e.) ALTA/ACSM Land Title Survey The Grove — Parcel 12, prepared by Cowhey
Gudmundson Leder, Ltd., dated March 30, 2011.
- 8 -
Findings of Fact Planning and Development Commission
Petition 08-11 May 2, 2011
•
3. The refuse collection area shall be constructed of the same building materials and color as the
principal building.
4. The design and location of freestanding monument signs and wall-mounted signs shall be
submitted for approval by the Community Development Department.
5. General Warehousing and Storage (SIC #4225) shall be restricted to Lot 12, commonly
known as 2498 Bushwood Drive, within The Grove Subdivision.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 08-11 was adopted.
Respectfully Submitted,
s/ Robert Siljestrom
Robert Siljestrom, Chairman
• Planning and Development Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
- 9 -