G72-14 Ordinance No. G72-14
AN ORDINANCE AMENDING
PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G32-10
(Retail Building at 2415 Bowes Road, within the
Elgin Wal-Mart/Sam's Club Subdivision at 1000 South Randall Road)
WHEREAS, the territory described herein has been previously classified in the PAB
Planned Area Business District pursuant to Ordinance No. G114-06; and
WHEREAS, by adopting Ordinance No. G32-10 on July 14, 2010, the City Council of
the City of Elgin, Illinois amended Ordinance No. G114-06 in its entirety; and
WHEREAS, written application has been made to amend certain provisions within
Ordinance No. G32-10 as they relate only to Lot 10 within the Elgin Wal-Mart/Sam's Club
Subdivision, which lot is legally described herein; and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on November 3, 2014; and
WHEREAS, the Community Development and the Planning & Zoning Commission have
submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning & Zoning Commission
recommend approval of said application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning & Zoning
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 November 3, 2014, and the recommendations made by the Community Development
Department and 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. G32-10 classifying the territory herein described in
the PAB Planned Area Business District be and is hereby amended only as set forth in this
ordinance as follows:
That Section 3. E. 1. of Ordinance No. 32-10 entitled "Land Use" is hereby further
amended to read as follows:
"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:
1. Permitted Uses: The following enumerated land uses shall be the only
land uses allowed as a permitted use in this PAB Planned Area Business
District:
b. Offices Division:
"Offices" [SR] (UNCL).
c. Finance, Insurance, and Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance (including banks and bank branches), insurance, and real
estate; provided, however, that as to the Outlots a maximum total
of two (2) stand-alone banks or bank branches shall be permitted,
which banks may include a drive-through.
d. Services Division:
Advertising (731).
Barbershops (724).
Beauty shops (723).
Dry cleaning without plant on premises (7215).
Computer programming, data processing and other computer
related services (737) (Lot 10 only).
Computer rental and leasing (7377).
Electrical and electronic repair shops (7629) (Lot 10 only).
Home healthcare services (808) (Lot 10 only).
Legal services (811) (Lot 10 only).
Mailing, reproduction, commercial art and photography, and
stenographic services (733).
Management and public relations services (807) (Lot 10 only).
Medical and dental laboratories (807) (Lot 10 only).
Motion picture theaters (7832).
Offices and clinics of dentists (802) (Lot 10 only).
Offices and clinics of doctors of medicine (801) (Lot 10 only).
Offices and clinics of doctors of osteopathy (803) (Lot 10 only).
Offices and clinics of other health practitioners (804) (Lot 10
only).
Physical fitness facilities (7991) (Lot 10 only).
Photographic studios, portrait (722).
Security systems services (7382).
Watch, clock and jewelry repair(763).
f. Retail Trade Division:
Apparel and accessory stores (56).
Building materials, hardware, and garden supply (52).
Carryout restaurants accessory to "eating places."
Drinking places (alcoholic beverages) (5813).
Drugstores and proprietary stores (591).
Eating places (5812), but limited to a maximum of two high
volume fast food/quick service restaurants including, by way of
example, but not limited to, McDonald's, Burger King, Wendy's,
White Castle, Taco Bell, Subway, Kentucky Fried Chicken, Pizza
Hut, A & W and Long John Silver's. Such high volume/fast
food/quick service restaurants shall not be deemed to include
(i) lower volume mid-value fast food restaurants including, by way
of example, but not limited to, Portillo's or Starbucks.
Florists (5992).
Food stores (54).
General merchandise stores (53).
Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified limited to
architectural supplies-retail; art dealers-retail; artists supply and
material stores-retail; baby carriages-retail; candle shops-retail; pet
stores-retail; pet shops-retail; picture frames, readymade-retail; and
telephone stores-retail (5999).
Miscellaneous shopping goods stores (594).
"Motor vehicle service stations" [SR] (554) and accessory "car
wash", limited to a maximum of one such use for the entire
subdivision. Such use may further include an accessory "food
store."
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
g. Agricultural Division:
Dog grooming (0752).
Veterinary services for household pets (0742).
h. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
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:
Branch United States post offices (4311).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
"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).
"Radio and television antennas" [SR] (UNCL).
"Satellite dish antennas" [SR] (UNCL).
"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.
"Commercial operations yards" [SR] (UNCL) accessory to
principal buildings exceeding 130,000 square feet in floor area.
"Drive-through facilities" [SR], subject to the provisions of
Chapter 19.45 of this Title, provided, however, that such drive thru
facility shall be approved for a maximum of two (2) high volume
fast food/quick service restaurants, including, by way of example,
but not limited to, McDonald's, Burger King, Wendy's, White
Castle, Taco Bell, Subway, Kentucky Fried Chicken, Pizza Hut, A
& W and Long John Silver's. Such high volume fast food/quick
service restaurants shall not be deemed to include (i) lower volume
mid-value fast food restaurants including, by way of example, but
not limited to, Portillo's or Starbucks.
"Fences and walls" [SR] (UNCL).
"Firearms sales" (5941), exclusively accessory to a sporting goods
store or general merchandise store, specifically limited to one each
for lot 5 and lot 6 as identified on the Full Build Out Preliminary
Plan and Landscape Plan prepared by Atwell Hicks dated August
5, 2009, last revised June 14, 2010 (the "Full Build Out Plan").
"Loading facilities" [SR] (UNCL), 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.
"Motor vehicle repair shop" [SR] (753) accessory to a general
merchandise store, specifically limited to one each for lot 5 and lot
6 as identified in the Full Build Out Plan.
"Outdoor display areas" [SR] (UNCL).
"Package liquor sales establishments" [SR] (5921) accessory to a
general merchandise store, specifically limited to two general
merchandise stores on lots 5 and 6 as identified on the Full Build
Out Plan.
"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] (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.
"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 this PAB Planned 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:
Coin-operated amusement establishments (7993).
d. Retail Trade Division:
Firearms sales (5941), exclusively accessory to a sporting goods
store.
"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).
Pipelines, except natural gas (461).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
"Treatment, transmission, and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators"
[SR] (UNCL).
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 19.12.500 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.
"Master 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. Additional Use Restrictions and Regulations for Outlots: Notwithstanding
the foregoing provisions of Sections 3E1 and 3E2 providing for the listing
of permitted uses and conditional uses, the following additional use
restrictions and regulations shall apply to the Outlots:
a. Not more than a total of two (2) stand-alone banks or bank
branches shall be located on all of the Outlots.
b. The following shall constitute prohibited uses on the Outlots:
video stores; laundromats; currency exchanges; payday loan
business; nail salons which are not accessory to a beauty shop
(723), except upon Lot 10 where a nail salon is permitted outright
as a principal use; tanning salons which are not accessory to a
beauty shop (723); tax return preparation business; dollar type
discount stores; rental furniture stores; "motor vehicle repair
shops" [SR] (753); and any other prohibited uses listed within
Section 19.15.520 entitled "Land Use" for the Arterial Road
Corridor Overlay District, unless such land use is otherwise
specifically listed as a permitted or conditional use in Section 3E
of this ordinance.
c. A maximum of two (2) high volume fast food/quick service
restaurants shall be located on all of the Outlots, including, by way
of example, but not limited to, McDonald's, Burger King, Wendy's,
White Castle, Taco Bell, Subway, Kentucky Fried Chicken, Pizza
Hut, A & W and Long John Silver's. Such high volume fast
food/quick service restaurants shall not be deemed to include
(i) lower volume mid-value fast food restaurants including, by way
of example, but not limited to, Portillo's or Starbucks.
where "Lot 10" is the following legally described parcel:
LOT 10 IN ELGIN WAL-MART/SAM'S CLUB SUBDIVISION OF PART OF THE SOUTHWEST 1/4
OF SECTION 28, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 6, 2011 AS
DOCUMENT 2011K73547, IN KANE COUNTY, ILLINOIS.
and subject to the following additional conditions:
1. Substantial conformance to the Development Application and supporting
documents, including but not limited to the Map Amendment Statement of
Purpose and Conformance, submitted by Richport Property, LLC, dated received
September 22, 2014 and amended October 15, 2014; and
2. Conformance with all applicable codes and ordinances.
Section 3. That except as amended herein, the use and development of Subject
Property shall be controlled pursuant to the provisions of Ordinance No. G32-10. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
Section 2, and Ordinance No. G32-10, this ordinance and associated documents shall control and
prevail.
Section 4. That this ordinance shall be full force and effect immediately after its
passage in the manner provided by law.
jr,.�, 4
David J. Ka► sin, •ayor
Presented: December 17, 2014
Passed: December 17, 2014 � ,_OF E.,
Vote: Yeas: 8 Nays: 1 Cl t
A0 -ftUMthi
Recorded: December 17, 2014 Lot
Published: December 19, 2014 `d R
Attes • _LSO
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•
Kimberly Dewis, Cit Clerk
November 3, 2014
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
SUBJECT
Recommendation and findings of fact for Petition 46-14, an application to amend the PAB
Planned Area Business planned development for the approximately 16,000 square-foot retail
building at 2415 Bowes Road. This application requires an amendment to the Wal-Mart/Sam's
Club annexation agreement.
GENERAL INFORMATION
Petition Number: 46-14
Requested Action: Approval of an Amendment to a Planned Development
Current Zoning: PAB Planned Area Business District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Retail Building
Property Location: 2415 Bowes Road
Applicant&Owner: Richport Property, LLC
Staff Coordinator: Marc Mylott, Director of Community Development
LIST OF EXHIBITS ATTACHED
The following items either are directly attached to this recommendation and findings of fact or
are made a part hereof by reference:
A. Aerial/Location Map;
B. Zoning Map;
C. Parcel Map;
D. Site Photos;
E. Development Application and Statement of Purpose and Conformance; and
F. Public Hearing Transcripts from November 3, 2014.
EXHIBIT A
Findings of Fact
Petition 46-14
November 3, 2014
BACKGROUND
Richport Property, LLC requests approval of an application to amend the PAB Planned Area
Business planned development for the approximately 16,000 square-foot retail building at 2415
Bowes Road. Specifically, the amendment would add 11 additional permitted uses to the list of
uses that could occupy this building, and this amendment would only apply to this building. The
planned development ordinance which regulates development within the entirety of the Wal-
Mart and Sam's Club shopping center was approved in 2006 and later amended in 2010. The
only provisions of the development regulations for the retail building that would change by this
amendment are the list of permitted uses; currently, almost 40 other land uses are permitted and
another approximately ten other land uses could be established following the grant of a
conditional use process by City Council. The additional uses would have to comply with all other
provisions of the planned development and the Elgin Zoning Ordinance, including but not
limited to the parking and sign requirements. Compliance with the parking requirements for uses
within this shopping center is determined based upon the regulatory availability of parking
spaces within the entire shopping center.
This multi-tenant commercial building was completed in 2013; it currently has two tenants at the
western end — Lucid Salon and Bedding Experts — and those tenants are occupying 30% of the
floor area of the building. To increase the likelihood of leasing the remaining space, the owner
requests that the following uses be allowed to locate within the building as of right:
• Computer programming, data processing and other computer related services;
• Electrical and electronic repair shops;
• Home healthcare services;
• Legal services;
• Management and public relations services;
• Medical and dental laboratories;
• Offices and clinics of dentists;
• Offices and clinics of doctors of medicine;
• Offices and clinics of doctors of osteopathy;
• Offices and clinics of other health practitioners; and
• Physical fitness facilities.
PAGE 2 OF 8
Findings of Fact
Petition 46-14
November 3, 2014
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 46-14 on November 3, 2014. Testimony was presented at
the public hearing in support of the application. The Community Development Department
submitted an Amendment to Planned Development Review to the Planning & Zoning
Commission dated November 3, 2014.
The Community Development Department and the Planning and Zoning Commission have made
the following general findings against the standards for a planned development as outlined
within§ 19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development with respect to its size, shape, and any existing improvements.
Findings. This amendment to the planned development meets the site characteristic
standard as no site characteristic would impede the establishment of one or more of the
11 additional permitted uses requested by the applicant. Because these 11 additional
permitted uses would have to comply with the requirements of the planned development
and the Elgin Zoning Ordinance, including but not limited to the parking requirement,
these uses would create no greater impact than those uses currently permitted within the
planned development; in fact, several of the proposed 11 uses would have less impact
than those uses currently permitted within the planned development. The subject property
is approximately 1.7 acres and improved with an approximately 16,000 square-foot
building with 85 off-street parking spaces. The building has two tenants on the western
end,but is 70%vacant.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate water, sanitary
treatment, and storm water control facilities.
Findings. This amendment to the planned development meets the sewer and water
standard as the 11 additional permitted uses requested by the applicant do not change the
fact that the building is currently served by municipal water and sanitary sewer and that
the site complies with all city storm water requirements.
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. This amendment to the planned development meets the traffic and parking
standard as the 11 additional permitted uses requested by the applicant must comply with
PAGE 3 OF 8
Findings of Fact
Petition 46-14
November 3, 2014
Chapter 19.45 "Off-Street Parking" of the Elgin Zoning Ordinance and the applicant
otherwise proposes no changes to the site or building configurations. Compliance with
the parking requirements for uses within this shopping center is determined based upon
the regulatory availability of parking spaces within the entire shopping center. Ingress
and egress to the building is provided via two locations from Bowes Road, one of which
is a new, fully signalized intersection.
D. Zoning History. 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. This amendment to the planned development meets the zoning history
standard with respect to the length of time the building has remained largely vacant. The
building was ready for occupancy in late 2013, and it currently only has two tenants,
taking only 30% of the floor space.
The subject property was annexed in 2006 as part of the Elgin Wal-Mart/Sam's Club
Annexation under Ordinance No. S22-06 and zoned PAB Planned Area Business District
under Ordinance No. G114-06. In 2010, the planned development ordinance was
amended to modify the site plan, landscape plan, and building elevations of the Wal-Mart
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 Sam's Elgin Subdivision. These amendments were articulated in Ordinance
No. G32-10. In 2012, development plan approval was granted for the Portillo's restaurant
building along with site plan and site improvements associated with this retail building,
which were articulated in Ordinance No. G43-12. Specific architecture and building
materials to permit the construction of this retail building were approved under Ordinance
No. G64-12.
E. Surrounding Land Use and Zoning. The suitability of the subject property for the
intended planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. This amendment to the planned development meets the surrounding land use
and zoning standard as the 11 additional permitted uses requested by the applicant are
consistent and compatible with the permitted and conditional uses currently outlined
within the planned development. More so, the additional permitted uses requested by the
applicant are uses which are permitted or conditional uses within the AB Area Business
zoning district. Because these 11 additional permitted uses would have to comply with
the requirements of the planned development and the Elgin Zoning Ordinance, including
but not limited to the parking requirement, these uses would create no greater impact than
those uses currently permitted within the planned development; in fact, several of the
PAGE4OF8
Findings of Fact
Petition 46-14
November 3, 2014
proposed 11 uses would have less impact than those uses currently permitted within the
planned development.
The lots immediately to the south, east, and west of the subject property are within the
Walmart and Sam's Club shopping center, also zoned PAB Planned Area Business
District. Lot 8, located at the southwest corner of the subdivision, is developed with
stormwater management facilities and allows for the protection of the unnamed stream
which is tributary to Otter Creek.
The area located to the south of the shopping center is in unincorporated Kane County.
The area is in agricultural use and is designated for commercial development when
annexed to the City of Elgin.
The area located to the west of the shopping center 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 properties and the shopping center, 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.
The area located to the north of the subject properties and the shopping center, across
Bowes Road, is zoned SFR2 Single Family Residence District and PAB Planned Area
Business District. The SFR2 District is improved with single-family homes which are
part of the Columbine Subdivision. The PAB District is improved with a restaurant.
F. Trend of Development. The suitability of the subject property for the intended planned
development with respect to its consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. This amendment to the planned development meets the trend of development
standard in that the 11 additional permitted uses requested by the applicant are consistent
with the existing pattern of development. The applicant proposes no changes to the site
plan or building configuration. The retail sector — specifically those companies that
simply provide durable goods to customers — has been a difficult sector lately, and the
proposed amendment would allow the owner of the building to also consider tenants that
provide personal services.
PAGE 50F8
Findings of Fact
Petition 46-14
November 3, 2014
G. Planned Development. The suitability of the subject property for the intended planned
development with respect to conformance to the provisions for the purpose and intent of
planned developments.
In October 2012, by adopting Ord. G64-12, City Council found that the construction of
this retail building (and the adjacent Portillo's restaurant) met this planned development
standard in that those buildings met the purpose and intent of planned developments by
demonstrating the following:
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
[Zoning Ordinance];
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.
In that this application pertains only to adding additional permitted uses to the planned
development, this standard is not applicable to this application.
H. Comprehensive Plan. 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.
This amendment to the planned development meets the comprehensive plan standard in
that the subject property is designated "Highway Commercial" in the City's
Comprehensive Plan and Design Guidelines dated 2005. According to the plan, areas so
designated typically serve surrounding neighborhood areas, but also larger trade areas
connected by the arterial street system. The plan suggests that these areas also typically
include highway-serving uses such as fast food restaurants, auto-oriented uses such as tire
stores, service stations, auto parts stores, and other stand-alone retail uses. The plan
concludes by noting that these commercial areas are generally auto dominated with few
pedestrian amenities. The 11 additional permitted uses requested by the applicant are
consistent and compatible with the permitted and conditional uses currently outlined
within the planned development, are uses which are permitted or conditional uses within
the AB Area Business zoning district, and are consistent with the "Highway
Commercial" designation within the comprehensive plan.
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.
PAGE 60F8
Findings of Fact
Petition 46-14
November 3, 2014
Findings.The natural preservation standard is not applicable to this planned development
as the additional permitted uses requested by the applicant would not affect the limited
natural features on the site,which are primarily small trees and shrubs planted in 2013.
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. This amendment to the planned development meets the internal land use
standard in that the land uses within the proposed planned development (in this case,
within the existing building) would be located, designed, and operated so as to exercise
no undue detrimental influence on each other or on the surrounding property. The 11
additional permitted uses requested by the applicant are consistent and compatible with
the permitted and conditional uses currently outlined within the planned development and
are permitted or conditional uses within the AB Area Business zoning district. Because
the 11 additional permitted uses requested by the applicant would have to comply with
the requirements of the planned development and the Elgin Zoning Ordinance, including
but not limited to the parking requirement, these uses would create no greater impact than
those uses currently permitted within the planned development; in fact, several of the
proposed 11 uses would have less impact than those uses currently permitted within the
planned development.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
None.
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission
recommend approval of Petition 46-14, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents,
including but not limited to the Map Amendment Statement of Purpose and
Conformance, submitted by Richport Property, LLC, dated received September 22, 2014
and amended October 15, 2014; and
2. Compliance with all applicable codes and ordinances.
PAGE 7 OF 8
Findings of Fact
Petition 46-14
November 3, 2014
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom,Chairman
Planning and Zoning Commission
s/Marc S. Mylott,AICP
Marc S. Mylott, Secretary
Planning and Zoning Commission
Director of Community Development
PAGE 8 OF 8
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Legend
OResidence Conservation 1
OResidence Conservation 2
OResidence Conservation 3
OPlanned Residence Conservation
O Single Family Residence 1 PAB
O Single Family Residence 2
(=Planned Single Family Residence 2
Two Family Residence
-Multiple Family Residence
-Planned Multiple Family Residence
OResidence Business
OPlanned Residential Business
-Neighborhood Business
Planned Neighborhood Business
-Area Business
-Planned Area Business
-Center City 1
-Center City 2
-Planned Center City
-Office Research Industrial
-Planned Office Research Industrial PMFR
-General Industrial
INPlanned General Industrial
INCommercial Industrial
-Planned Community Facility
-Community Facility
-Fox River Preservation
-Planned Center City 2
QPlanned Single Family Residence 1
_- Planned Two Family Residence
EXHIBITS Zoning Map >v
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Map prepared by City of Elgin 0 60 120 240 360 480
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Department of Community Development
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Subject Property
2415 Bowes Rd
1
Petition 46-14
Bowes Rd
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IX
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06-28-301-004
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EXHBIIT C Parcel Map N
A
City of Elgin 0 30 60 120 180 240
Department of Community Development 1 IFeet
SITE LOCATION EXHIBIT
2415 Bowes Road
Petition 46 -14
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Aerial View
SITE LOCATION EXHIBIT
2415 Bowes Road
Petition 46 -14
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View looking northeast within parking lot View looking northwest within parking lot
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View looking west from subject property View looking east from subject property