G44-11 • Ordinance No. G44-11
AN ORDINANCE
AMENDING A PAB PLANNED AREA BUSINESS DISTRICT
FOR CERTAIN TERRITORY
(Sam's Club Motor Vehicle Service Station on Lot 9 in
Elgin Wal-Mart/Sam's Club Subdivision
1040 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. G32-10); and
WHEREAS, written application has been made to permit the construction of a Sam's Club
Motor Vehicle Fuel Station 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 Elgin Wal-Mart/Sam's Club
Subdivision was approved with the passage of Ordinance No. G32-10; and
WHEREAS, Ordinance No. G32-10 requires that prior to any other or further development in
the Elgin Wal-Mart/Sam's Club 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 August 15, 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 a development plan in the PAB Planned Area Business District, which will
permit the construction of a Sam's Club Motor Vehicle Fuel Station on Lot 9 of the Elgin Wal-
Mart/Sam's Club Subdivision, prepared by Atwell, L.L.C., dated July 29, 2005, as revised
("Subdivision"); said Subdivision being located at 1000 South Randall Road and legally described as
follows:
•
• That part of the Southwest Quarter of Section 28,Township 41 North, Range 8 East
of the Third Principal Meridian, Kane County; Illinois, described as follows:
Beginning at the Northwest corner of the Southwest Quarter of said Section 28;
thence North 88 degrees 47 minutes 08 seconds East on the North line of the
Southwest Quarter of said Section 28, a distance of 1325.10 feet to the East line of
the West Half of the Southwest Quarter of said Section 28;thence South 0 degrees 55
minutes 34 seconds East on said East line,a distance of 2631.19 feet to the South line
of the Southwest Quarter of said Section 28; thence South 88 degrees 28 minutes 48
seconds West on the South line of the Southwest Quarter of said Section 28, a
distance of 1318.40 feet to the West line of the Southwest Quarter of said Section 28;
thence North 1 degree 04 minutes 22 seconds West on the West line of the Southwest
Quarter of said Section 28, a distance of 2638.19 feet to the Point of Beginning.
Be and is hereby granted subject to the following conditions:
1. Substantial conformance with the following drawings pertaining to the architecture and
construction of the Sam's Club Motor Vehicle Service Station, prepared by Shade
Lawrence O'Quinn Architects, with revisions per the Community Development
Department, Engineering Division, Fire Department, and Water Department:
a. Sam's Club Fuel Station Page 1, dated July 21, 2011
b. Sam's Club Canopy, dated July 29, 2011
• c. Sam's Club Service Building, dated July 29, 2011
2. Substantial conformance to the preliminary plans comprising of the following
drawings,with revisions per the Community Development Department,Engineering
Division, Fire Department, and Water Department:
a. Sam's Club Overall Layout Plan, prepared by Atwell-LLC, dated July 28, 2011
b. Sam's Club Fuel Station Site Layout Plan, prepared by Atwell-LLC, dated July
25, 2011
c. Sam's Club Fuel Station Landscape Plan, prepared by Atwell-LLC, dated July
25, 2011 and last revised on October 6, 2011.
3. 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. G32-10.
Section 4. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
David J. Kaptai ay
•
• Presented: October 26, 2011 e
Passed: October 26, 2011
uess�M
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: October 26, 2011
Published: October 26, 2011
Attest:
Ot4.4.tj.tlk-
Kimberly De is, City Clerk
•
i
August 15, 2011
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 2 1-11 Requesting Development Plan Approval Pursuant to PAB Planned Area
Business District Ordinance No. G32-10, for the Development of an Outlot within the Subdivision
known as the Elgin Wal-Mart/Sam's Club Subdivision; Property Located at 1000 South Randall Road•,
by Atwell, LLC., as Applicants and Wal-Mart Stores, Inc., Sam's West, Inc., and Sam's Real Estate
Business Trust, as Owners.
GENERAL INFORMATION
Requested Action: Planned Development Approval
Current Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant and Undeveloped
Proposed Use: Motor Vehicle Service Station, Accessory Convenience Store
And Carwash
Property Location: 1000 South Randall Road
Applicants: Atwell. LLC
Owners: Wal-Mart Stores, Inc., a Delaware Corporation, ("Wal-Mart")
Sam's Real Estate Business Trust, a Delaware Statutory Trust
Sam's West. Inc.. an Arkansas Corporation
Staff Coordinator: Sarosh Saher. Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
_..• B. Zoning Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
• Petition 21-11 August 15, 2011
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Application and Plans (see attached)
H. Draft Zoning Ordinance (see attached)
BACKGROUND
An application has been filed by Atwell, LLC, requesting development plan approval for the
development of an outlot within the subdivision known as the Elgin Wal-Mart/Sam's Club Subdivision.
The subject property is located at 1000 South Randall Road(Reference Exhibits A through F).
The Elgin Wal-Mart/Sam's Club Subdivision was annexed and zoned in 2006. The subdivision
• provides for the establishment of a Wal-Mart store,a Sam's Club store and other retail and commercial
establishments on seven additional outlots. The subject property is Lot 9, one of the seven outlots
within the subdivision.Lot 9 is located along Randall Road at the northwest corner of Randall Road and
the northerly access drive to the subdivision. The applicant proposes to develop Lot 9 with a motor
vehicle service station,accessory convenience store and carwash. The carwash will not be constructed
at the present time, but its location and architectural design is being provided as part of the planned
development (Reference Exhibits G and H).
The development plan for the outlot requires a public hearing and City Council approval.
FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 2 1-11 on August 15,2011. The applicant testified at the public hearing and
presented documentary evidence in support of the application. The Community Development
Department submitted a Planned Development Review, dated August 10, 2011.
The Planning and Development Commission has made the following findings regarding this application
against the standards for planned developments:
Findings of Fact Planning and Development Commission
Petition 21-11 August 15, 2011
A. Site Characteristics Standard. The suitability of the subjectpropertyfor the intended planned
development with respect to its size,shape,significant natural features(including topography,
watercourse and vegetation), and existing improvements.
Findings. The subj ect property is suitable for the intended planned development with respect to
the site characteristics standard.
The subject property is a parcel containing approximately 1.54 acres of land. The property is
relatively flat with no significant natural features. The property is currently vacant.
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 subj ect property is suitable for 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 larger 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.
The subject property has frontage along,but no direct access to Randall Road. The property will
have indirect access to Randall Road and to Bowes Road via cross-access easements through the
larger commercial subdivision. The locations of the access points to Bowes and Randall Roads,
and the required improvements to those roads, are provided in an intergovernmental agreement
between the City of Elgin and Kane County.
The property will be provided with three parking spaces for the employees that are proposed to
work within the service building and the future carwash.
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.
3
Findings of Fact Planning and Development Commission
• Petition 21-11 August 15, 2011
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.
The subdivision in which the subject property is located was annexed and zoned PAB Planned
Area Business District in 2006 under Ordinance No. G 114-06.
In 2010, the planned development ordinance was amended to modify the site plan, landscape
plan and building elevations of the Walmart and Sam's Club buildings to match branding,store
layout and material requirements of the respective companies;and to amend the allowable land
uses for the seven outlots within the subdivision. These amendments were provided for in
Ordinance No. G32-10.
The development of the subject property is consistent with the commercial planned development
requirements for the property, contained within ordinance G32-10.
E. Surrounding Land Use and Zoning Standard. The suitability of the subjectpropertyfor 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 r'
consistency and compatibility with surrounding land use and zoning.
The lots immediately surrounding the subject property(Lot 1) located to the north, south and
west are zoned PAB Planned Area Business District. Lot 5 is proposed to be developed with a
Sam's Club Store, and Lot 6 is currently being developed with a Walmart store. Both lots will
be accompanied by their related parking lots. Lot 8, located at the southwest comer of the
subdivision will be developed with stormwater management facilities, and will allow for the
protection of the unnamed stream which is tributary to Otter Creek.
The area located to the west of the commercial subdivision is zoned PMFR Planned Multiple
Family Residence District and PCF Planned Community Facility District. The PMFR District is
developed with townhomes in The Reserve Subdivision. The PCF District contains floodplain
and wetland areas associated with the Otter Creek watershed and stormwater management
facilities serving The Reserve Subdivision.
The areas located to the east of the subject property, across Randall Road are zoned PMFR .
Planned Multiple Family Residence District and PAB Planned Area Business District. The
PMFR District is improved with townhomes in the Willowbay Subdivision.The PAB District is
developed with a bank, a.child day care center and a commercial/office subdivision known as
Bowes Commons.
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Findings of Fact Planning and Development Commission
Petition 21-11 August 15, 2011
The area located to the south of the commercial subdivision is in unincorporated Kane County.
The area is in agricultural use and is designated for commercial development when annexed to
the City of Elgin.
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 in the Randall Road corridor, in an area developing with
commercial 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.
Findings.The subject property is suitable for the intended planned development 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 applicant is requesting approval of a planned development in an existing PAB Planned Area
Business 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
desian and construction of aesthetic amenities: and
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
The proposed motor vehicle service station and future carwash is part of a larger planned
commercial subdivision. Planned development review and approval of the proposed project is
required pursuant to PAB Planned Area Business District Ordinance No. G32-10.
The 8'x24' fuel station service building will be constructed using integrally colored smooth face
concrete masonry units with a pre-finished metal fascia in a tan and darker brown color. The
40'x86'-4"canopy structure will be constructed in a metal finish and will be supported on six
• concrete masonry unit piers. The carwash is not proposed to be constructed at this time. Its
l
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I
Findings of Fact Planning and Development Commission
• Petition 21-11 August 15, 2011
location and design are being provided as part of the planned development for future
construction on the site.
All structures on the subject property are designed to complement the color scheme of the Sam's
Club store proposed to be located to the west of the subject property.
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 subj ect property is suitable for the intended planned development with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Highway Commercial" in the City's adopted
comprehensive plan. This designation includes commercial areas serving the surrounding
neighborhood areas and larger trade areas connected via the arterial road network.
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.
i
Findings. The subs ect property is suitable for the intended planned development with respect to
the Natural Preservation Standard.
There are no natural features within the boundaries of the subject property (Lot 9).
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 subj ect 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
No departures from the normal standards,regulations,requirements,and procedures of the Elgin Zoning
• Ordinance and Subdivision regulations are being requested at this time.
6
Findings of Fact Planning and Development Commission
t Petition 21-11 August 15, 2011
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 property is proposed to be developed with a motor vehicle
service station, accessory convenience store and carwash,as part of a larger planned commercial
development. The proposed project is consistent with "highway commercial" land use
designation in the comprehensive plan, and is consistent with the planned development
requirements contained within Ordinance G32-10.
The 8'x24' fuel station service building will be constructed using integrally colored smooth face
concrete masonry units with a pre-finished metal fascia in a tan and darker brown color. The
40'x86'-4"canopy structure will be constructed in a metal finish and will be supported on six
concrete masonry unit piers. The carwash is not proposed to be constructed at this time. Its
location and design are being provided as part of the planned development for future
• - construction on the site.
All structures on the subject property are designed to complement the color scheme of the Sam's
Club store proposed to be located to the west of the subject property.
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 approval of Petition 21-11. On a motion to
recommend approval,subject to the following conditions,the vote was four(4)yes,zero(0)no and one
(1) abstention.
1. Substantial conformance with the following drawings pertaining to the architecture and
• construction of the Sam's Club Motor Vehicle Service Station,prepared by Shade Lawrence
7
Findings of Fact Planning and Development Commission
• Petition 21-11 August 15, 2011
O'Quinn Architects, with revisions per the Community Development Department,
Engineering Division, Fire Department, and Water Department:
a. Sam's Club Fuel Station Page 1, dated July 21, 2011
b. Sam's Club Canopy, dated July 29, 2011
c. Sam's Club Service Building, dated July 29, 2011
2. Substantial conformance to the preliminary plans comprising of the following drawings,
with revisions per the Community Development Department,Engineering Division,Fire
Department, and Water Department:
a. Sam's Club Overall Layout Plan, prepared by Atwell-LLC, dated July 28, 2011
b. Sam's Club Fuel Station Site Layout Plan,prepared by Atwell-LLC,dated July 25,
2011
c. Sam's Club Fuel Station Landscape Plan,prepared by Atwell-LLC, dated July 25,
2011 and last revised on August 11, 2011.
3. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 2 1-11 was adopted.
• Respectfully submitted:
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning and Development Commission
s/ Denise Momodu
Denise Momodu, Secretary
Planning and Development Commission
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