G22-12 Ordinance No. G22-12
• AN ORDINANCE
AMENDING PAB PLANNED AREA BUSINESS DISTRICT
ORDINANCE NO. G70-97
(495 Airport Road)
WHEREAS, and the property described below was zoned PAB Planned Area
Business District pursuant to Ordinance No. G70-97; and
WHEREAS, the PCF Planned Community Facility District established by
Ordinance No. G10-97 was amended in its entirety by Ordinance No. G70-97, the effect
of which was to adopt an amended PAB Planned Area Business District for the property
described below; and
WHEREAS, written application has been made to amend certain provisions of
Ordinance No. G70-97; and
WHEREAS, after due notice in the manner provided by law, the Planning &
Zoning Commission has 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 March 5, 2012 made by the Planning & Zoning Commission, a
copy of which is attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G70-97 entitled ''An Ordinance Amending A
PAB Planned Area Business District Ordinance", passed November 19, 1997, be, and is
hereby amended only as set forth in this ordinance by amending Section 2I thereof
entitled "Signs" as follows:
1. The reference to the Bennigan's 91 sign also now referred to as the monument
State Street sign is amended by allowing such sign to be re-faced and to have
an amended surface area of 288 square feet with dimensions of 18 feet high by
16 feet wide.
2. The reference to the North Holiday Inn sign also now referred to as the
Monument Entry sign on Airport Road is amended to provide for a surface
area of 89.16 square feet with dimensions of 10 feet high by 8 foot 11 inches
wide.
• 3. The reference to the South Holiday Inn building face (wall) sign is amended
to provide for a surface area of 93.54 square feet.
4. The reference to the North Holiday Inn building face (wall) sign is amended
to provide for a surface area of 250 square feet.
5. The reference to the Southwest Holiday Inn building face (wall) sign is
amended to provide for a surface area of 93.54 square feet.
6. In this PAB district, street graphics shall be in compliance with Chapter 19.50,
Street Graphics, of the Elgin Municipal Code, 1976, as amended, and shall
additionally be in substantial conformance with the following conditions:
1. Substantial Conformance to the Petitioner's Statement of
Purpose and Conformance, submitted with the development
application, prepared by Kieffer & Co., Inc., dated received
January 18, 2012.
2. Substantial Conformance to the Letter of Authorization,
dated received January 18, 2012.
3. Substantial Conformance to the letter prepared by Kieffer
&Co., to the City of Elgin, dated received January 18,
• 2012.
4. Substantial Conformance to the sign packet sheets 861332,
136133213, 1361332C, 13613321), 13613322E, 136133217,
1361332G, 13613321-1, 1361332J, 1361332K prepared by
Kieffer & Co., Inc. dated received January 18, 2012 and
sheets HI-1001 labeled Holiday Inn Nested Layout with
Monogram prepared by IHG InterContinental Hotels Group
dated received January 18, 2012.
5. Substantial Conformance to Plat of Survey, prepared by
Landmark Engineering Group, sheet 1 of 1 date received
January 18, 2012.
6. Substantial Conformance to the Letter of Authorization,
dated received January 18, 2012.
7. Compliance with all other applicable codes and ordinances.
Section 3. That except as specifically amended herein Ordinance G70-97
shall remain in full force and effect.
•
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• Section 4. That this ordinance shall be in full force and effect immediately
after its passage in the manner provided by law.
Section 5. This ordinance shall be in full force and effect upon its passage in
the manner provided by law.
David J. Ka ain, yor
Presented: April 25, 2012
Passed: April 25, 2012
Omnibus Vote: Yeas: 5 Nays: 0
Recorded: April 25, 2012 ®�
Published: April 27, 2012 JRgSFWMIJ
Attest:
Kimberly Dewis, 6ty Clerk
•
•
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March 5, 2012
• FINDINGS OF FACT
Planning& Zoning Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 08-12 Requesting an Amendment to PAB Planned Area Business
District Ordinance Number G70-97; Property Located at 495 Airport Road; by Kieffer & Co.,
Inc., as Applicant, and Fullwel Elgin Hotel Group LLC, as Owner.
GENERAL INFORMATION
Requested Action: Amendment to PAB Planned Area Business District
Ordinance No. G70-97
Current Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Proposed Zoning Planned Area Business District
ARC Arterial Road Corridor Overlay District
• Existing Use: Hotel
Property Location: 495 Airport Road
Applicant: Kieffer& Co.. Inc.
Owner: Fullwel Elgin Hotel Group LLC
Staff Coordinator: Dave Waden, Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
• F. Site Photos (see attached)
Exhibit A
Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
• G. Development Application Package (see attached)
H. Draft PORI Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Kieffer & Co., Inc., seeking an amendment to PAB Planned
Area Business District, Ordinance Number G70-97. The property is located at 495 Airport Road
(reference Exhibits A through F).
The applicant is proposing to reface one monument graphic (288 square feet.) along North State
Street[U.S. Route 31; replace one monument graphic (89.8 square feet) along Airport Road. In
addition, six wall graphics are proposed totaling 436 square feet on the entire building facade
(reference Exhibits G, H and I).
FINDINGS
After due notice, as required by law, the Planning & Zoning Commission held a public hearing
• in consideration of Petition 08-12 on March 5, 2012. The applicant testified at the public hearing
and presented documentary evidence in support of the application. The Community
Development Department submitted a Map Amendment Review, dated February 29, 2012.
The Planning & Zoning Commission has made the following findings regarding this application
against the standards for planned developments:
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 a parcel containing approximately 5.26 acres of land. The
property is flat with no significant natural features. The property currently includes a
multi-story hotel with large surface parking lot.
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.
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Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
• The subject property is served with municipal sanitary sewer and water systems.
Stormwater control facilities have been designed 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
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to
the traffic and parking standard.
The subject property has frontage along North State Street/U.S. Route 31, a regional
arterial road serving the west side of Elgin, Kane County and the surrounding region.
Other road frontages include Airport Road that functions as a local street.
The subject property has one point of access from Airport Road. This is the hotels only
access point.
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
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 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:
1927: Out of City Limits
1950: Out of City Limits
1960: Out of City Limits
1961: Out of City Limits
1962: Out of City Limits
1992: B-3 Service Business District
Present: PAB Planned Business District
ARC Arterial Road Corridor
The subject property was annexed as part of the First Addition to the Fox River Business
Center and zoned B-3 Service Business District in 1988 under Ordinance No. S12-88.
In 1997, the planned development ordinance was amended to modify the site plan,
landscape plan, building elevations, and off street parking regulations of the Holiday Inn
• and Suites. These amendments were provided for in Ordinance No. G70-97.
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Findings of Fact Planning& Zoning Commission
Petition 08-12 March 5, 2012
• The development of the subject property is consistent with the commercial planned
development requirements for the property, contained within ordinance G70-97.
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 area to the north of the subject property, is zoned AB Area Business District and includes
an undeveloped parcel of land and a restaurant.
The area located to the west of the subject property; across North State Street/U.S. Route
31 are zoned CF Community Facility District and AB Area Business District. The CF
District is developed with a church, the AB District is developed with a hotel, and empty
outlot.
The area located to the east of the subject property is zoned PAB Planned Area Business
District. The PAB District is improved with a commercial/office subdivision known as
the Elgin-O'Hare Business Center.
• The area located to the south of the subject property is zoned AB Area Business District
and is improved with commercial uses.
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 in the North State Street/U.S. Route 31 corridor, in an area
developing with commercial uses.
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 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:
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Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
• 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
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 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.
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 map amendment is in substantial conformance with the purpose and intent
of the planned development provisions providing for a development that meets a
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.
• The subject property is located along North State Street/U.S. Route 31, a regional arterial
road where a 45 mile per hour speed limit and a high volume of vehicular traffic is
handled on a daily basis. The signage proposed for the property is directed at increasing
the visual impact on the vehicle users on this section of roadway within the limited time
drivers have to respond to visual cues. The applicant is proposing to reface one
monument graphic along North State Street/U.S. Route 31 modify one monument sign
along Airport Road, and increase the size of a wall graphic located on the north elevation
of the building.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Highway Commercial" 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.
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Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
SFindings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no natural features present at the subject property.
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 is
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 AB Area Business District.
The applicant is requesting the following departures from the standard requirements of the AB
Area Business District Ordinance:
A. Section 19.50.070: D.2., D.3. Maximum Number, Surface Area, and Height
The applicant is requesting a departure for the quantity and size of monument graphics
B. Section 19.50.080: D, E. Maximum Number, and Maximum Surface Area: The
applicant is requesting a departure for the quantity and size of wall graphics
•
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Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
The existing and proposed signage is as follows.
wall Total
Graphic
Monument Square Square Difference
Graphic Total S q Ft Footage Footage over/under
Graphic Type Area Currently Proposed Dimensions Current
Approved by Approved Allowed by Allowable
Ord G70-97 GNU 97 by EMC Petition Sq Ft
#08-12
Monument-State St 288 120 288 18'h x 16'w 168
Monument-Entry-Airport Rd 208 0 89.16 10'h x 8'11'w 89.16
7'1"h x 7'1"w
*Holiday Inn-South Elevation 276 0 93.54 and 93.54
2.708'h x16.017'w
*Holiday Inn-Southwest 7'1"h x 7'1"w
Elevation 358 120 93.54 and 2.708'h -26.46
x 16.017'w
10'1"h x 10'1"w
*Holiday Inn-North Elevation 114 120 250 and 130
5'0"h x 29'9.5"w
*Holiday Inn-East Elevation 114 0 0 n/a 0
• 496.00 862.00 360.00 814.24 0.00 454.24
*Note: Each building elevation/face is approximately 20,000 sq. ft.
**Note: EMC 19.50 permits only two(2)wall graphics per occupant on the first floor
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 signage proposed for the property is directed at increasing the
visual impact on the vehicle users on this section of roadway within the limited time
drivers have to respond to visual cues. The applicant is proposing to reface one
monument graphic (288 square feet) along North State Street/U.S. Route 31; replace one
monument graphic (89.8 square feet) along Airport Road in addition six wall graphics are
proposed totaling 437 sq. ft. on the entire building fagade.
B. Summary of Unresolved Issues.
There are no unresolved issues.
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Findings of Fact Planning & Zoning Commission
Petition 08-12 March 5, 2012
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 & Zoning Commission recommends approval of Petition 08-12. On a motion to
recommend approval, subject to the following conditions, the vote was eight (8) yes and zero (0)
no.
1. Substantial Conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application, prepared by Kieffer & Co., Inc., dated
received January 18, 2012.
2. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012.
3. Substantial Conformance to the letter prepared by Kieffer &Co., to the City of Elgin,
dated received January 18, 2012.
4. Substantial Conformance to the sign packet sheets B61332, 136133213, 1361332C,
• B61332D, 13613322E, B61332F, 1361332G, B61332H, 1361332J, B61332K prepared by
Kieffer & Co., Inc. dated received January 18, 2012 and sheets HI-1001 labeled Holiday
Inn Nested Layout with Monogram prepared by IHG InterContinental Hotels Group
dated received January 18, 2012.
5. Substantial Conformance to Plat of Survey, prepared by Landmark Engineering Group,
sheet 1 of 1 dated received January 18, 2012.
6. Substantial Conformance to the Letter of Authorization, dated received January 18, 2012.
7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 08-12 was adopted.
Respectfully submitted:
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
• s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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