Loading...
G3-15 Ordinance No. G3-15 AN ORDINANCE RECLASSIFYING TERRITORY IN THE CI COMMERCIAL INDUSTRIAL DISTRICT TO PAB PLANNED AREA BUSINESS DISTRICT (909 East Chicago Street) WHEREAS, written application has been made to reclassify certain property located at 909 East Chicago Street from CI Commercial Industrial District to PAB Planned Area Business District; and WHEREAS, after due notice in the manner provided by law the Planning & Zoning 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 with the Findings and Recommendation of 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 January 5, 2015, 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 Chapter 19.08, Section 19.08.020 entitled "Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PAB Planned Area Business District the following described property: That part of the South Half of Section 18, Township 41 North, Range 9 East of the Third Principal Meridian described as follows: Commencing at the Southeast corner of the Southwest Quarter of Section 18; thence West along the South line of said Section 18, a distance of 638.0 feet to the Southeast corner of a 14 acre tract or lot sold by Grote and Church to Jay Legge; thence North 7 degrees 55 minutes East a distance of 516 feet; thence North 82 degrees 05 minutes 00 seconds West a distance of 520.7 feet to the Westerly line of Lot 9 of the County Clerks Subdivision of un-subdivided lots in Section 18, Township 41 North, Range 9 East of the Third Principal Meridian; thence North 7 degrees 55 minutes 00 seconds East, along said Westerly line, a distance of 415.70 feet to a point on a line that is 500.00 feet Southerly of (measured at right angles thereto) and parallel with the centerline of State Route 19 to the Point of beginning ; thence continuing Northerly along said Westerly line of Lot 9, a distance of 486.8 feet (483.48 feet measure) to the Southerly line of State Route 19; thence Northwesterly along said Southerly line of State Route 19, a distance of 286.8 feet; thence Southerly at right angles to the last described course, a distance of 467.0 feet to a point on a line that is 500 feet Southerly of(measured at right angles thereto) and parallel with the centerline of State Route 19; thence Southeasterly along said Parallel line, a distance of 411.96 feet more or less to the Point of Beginning, in Cook County, Illinois (commonly known as 909 East Chicago Street). Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CI Commercial Industrial District to PAB Planned Area Business District at 909 East Chicago Street which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. 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. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SRI", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations, of the Elgin Municipal Code, 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 District, the use and development of land and structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the Elgin Municipal Code, as may be amended from time to time. D. Zoning Districts - Generally. In this PAB Planned Area Business District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, as may be amended from time to time. E. Location and Size of District. PAB Planned Area Business Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PAB District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres, unless such land is located between any nonresidential zoning district, and any residence district or an residence conservation district, which all have frontage on the same block. No departure from the required minimum size of a planned district shall be granted by the City Council. F. Land Use. In this PAB Planned Area Business 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, as amended. The following land uses shall be the only permitted uses allowed within this PAB zoning district. "Sale of new automobiles (defined to include passenger vehicles, sport utility vehicles, vans and pickups) and accessory uses customarily accessory to such new automobile retail sales, including without limitation: the sale of used automobiles; the sale of automobile parts and tires; the performance of automobile service, repairs and maintenance; the operation of a car wash for dealership and customer vehicles; in-house financial services pertaining to automobile sales." G. Site Design. In this PAB Planned General District, the use and development of land and structures shall be subject to the provisions of Section 19.12, Site Design, of the Elgin Municipal Code, as amended. The development of land and structures shall be in substantial conformance with the following: 1. Substantial conformance to the Application and supporting documents submitted by Charles M. Weck, including the following exhibits: a. Consent and Disclosure statement submitted by Charles M. Weck, Member of the 909 East Chicago LLC, dated October 20, 2014. b. Statement of Purpose and Conformance prepared by Charles M. Weck, dated October 20, 2014. c. Plat of Survey prepared by Gremley & Biedermann, PLCS Corporation, dated September 19, 2014. d. Development exhibits entitled "Napleton's Elgin KIA, 909 E. Chicago Street, Elgin, IL," and comprising of the following drawings: i. Existing/Demolition Site Plan and New Site Plan (Sheet A-2); Existing/Demolition Exterior Elevations, Existing/Demolition Mezzanine Floor Plan and Notes and Details (Sheet A-4); First Floor Plan and Notes (A-6); Exterior Elevations, Mezzanine Plan, Notes and Details (Sheet A-7), prepared by Sher - Bergstrom Architects Inc., last revised date October 21, 2014. ii. Landscape Plan for Napleton Elgin KIA, prepared by Prairie Path Group, dated November 6, 2014. iii. Exterior Rendering — prepared by Interbrand Design Forum, dated May 2014. iv. Proposed Graphics—prepared by Pattison Sign Group, Inc., last revised date September 23, 2014. In the event of any conflict between the foregoing documents and this ordinance or any other applicable city ordinances, this ordinance or other applicable city ordinances shall supersede and control. 2. Compliance with all other applicable codes and ordinances. H. Off Street Parking. In this PAB Planned Area Business District, off street parking shall be subject to the provisions of Chapter 19.45, Off Street Parking, of the Elgin Municipal Code, as may be amended except as specified within this ordinance. I. Off Street Loading. In this PAB Planned Area Business District, off street loading shall be subject to the provisions of Chapter 19.47, Off Street Loading, as may be amended from time to time. J. Signs. In this PAB Planned Area Business District, signs shall be subject to the provisions of 19.50, Signs, as may be amended from time to time except as provided for within Ordinance G22-09 entitled "An Ordinance Establishing Special Regulations for Street Graphics for the Route 19/East Chicago Street Area of Special Character" and additionally stipulated as follows: 1. The Building shall be allowed the installation of wall graphics in substantial conformance to the Development Exhibits specified within Section 3.G. of this ordinance. 2. Replacement of said existing free-standing graphics will require full compliance with the requirements of Ordinance G22-09 entitled "An Ordinance Establishing Special Regulations for Street Graphics for the Route 19/East Chicago Street Area of Special Character." K. Planned Developments. In this PAB Planned Area Business District, the use and development of the land and structures shall be subject to the provisions of Chapter 19.60, Planned Developments, as may be amended from time to time. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PAB zoning district. L. Conditional Uses. In this PAB Planned Area Business District, application for conditional uses shall be subject to the provisions of Chapter 19.65, Conditional Uses, as may be amended from time to time. A conditional use may be requested by the property owner without requiring an amendment to this PAB zoning district. M. Variations. In this PAB Planned Area Business District, application for variation shall be subject to the provisions of Chapter 19.70, Variations, as may be amended from time to time. A variation may be requested by the property owner without requiring an amendment to this PAB zoning district. 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 19.75, Appeals, as may be amended from time to time. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. . , David J. ptain��ayor Presented: February 11, 2015 Passed: February 11, 2015 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 11, 2015Y Published: February 13, 2015 c St Attest: �,: 1)(,('4'06 •s-0 471k�- -;„ imberly Dewis, ity Clerk l January 5, 2015 PLANNING & ZONING COMMISSION RECOMMENDATION AND FINDINGS OF FACT Conununit■ Dev clopment Department Cit■ of Elgin. II. OVERVIEW 909 East Chicago LLC requests a Map Amendment from CI Commercial Industrial District to PAB Planned Area Business District,to allow for the redesign and renovation of the vacant motor vehicle dealership building. GENERAL INFORMATION Petition Number: 53-14 Recommendation: APPROVE, subject to conditions outlined at the conclusion of this report(See Recommendation Detail) Applicant/Owner: 909 East Chicago LLC History: After due notice as required by law, the Planning & Zoning Commission held a public hearing and considered Petition 53-14 on January 5, 2015. The applicant submitted a Statement of Purpose & Conformance dated received October 20, 2014 and testified at the public hearing. Staff Coordinator: Denise Momodu, Associate Planner List of Exhibits: A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Application, Statement of Purpose and Attachments F. Draft Zoning Ordinance Exhibit A Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 BACKGROUND & PROJECT DETAIL An application has been filed by 909 East Chicago LLC,requesting planned development approval for the property located at 909 East Chicago Street. The applicant d.b.a.Napleton's Elgin KIA,currently operates from 846 East Chicago Street,but is relocating to 909 East Chicago Street and proposes to renovate the former "Buick/GMC" motor vehicle dealership building. The design and material of the facades of the building are based on current branding standards of the KIA Motors America Company for its dealerships. As part of the redesign and redevelopment of the building,the applicant is proposing to remove the existing parapet flashing and roofing and install new aluminum composite panels on all three sides of the showroom building. The existing stone façade, the showroom storefront as well as the side and rear elevations of the building will remain largely unchanged, with the exception of façade branding elements and interior modifications which will include a new customer lounge/cafe area. The rear portion of the east and west elevations are proposed to be repainted in colors similar to the front elevation. New wall graphics are proposed as part of the branding standards of the motor vehicle manufacturer. The city's architectural review and design ordinance limits the use of metal as a primary material on the exterior of commercial buildings to 25%of the façade.The proposed aluminum metal composite panels along the north façade exceed 25% of the exterior elevations. The applicant is therefore requesting planned development approval to be able to renovate the exterior of the building as requested. The property is proposed to be rezoned within a PAB Planned Area Business District because the existing zoning of property—CI Commercial Industrial District—does not provide for planned development approval,rather it requires that planned developments be provided for either within a planned commercial or planned industrial district as determined by the existing or proposed land use of the property. The applicant is not proposing to construct any new buildings or additional facilities on the premises.Foundation planting materials such as shrubs,perennials and ornamental grasses are being proposed to be installed. The existing non-conforming pole graphic will be removed and replaced with a monument sign which is a component of the new graphics that are proposed for the site FINDINGS OF FACT After due notice, as required by law, the Planning&Zoning Commission held a public hearing in consideration of Petition 53-14 and reviewed the proposal with respect to its location, design, and operation on January 5, 2015 and found that it did meet the standards for Planned Development pursuant to Chapter 19.60 of the zoning ordinance, as set forth below. - 2 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size, shape, significant natural features(including topography, watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the amendment to the zoning district with respect to the characteristics standard. The subject property is an irregularly shaped parcel containing approximately 3.7 acres of land and is improved with a motor vehicle dealership showroom and service building along with associated outdoor display area and parking lots. The building on the property currently occupies 26,000 square feet,all concrete construction, and was designed and built as a General Motors auto dealership in 1988. B. Sewer and Water Standard.The suitability of the subject property for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the amendment to the zoning district with respect to the sewer and water standard. The subject property is served with municipal sanitary sewer and water systems. 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 amendment to the zoning district with respect to the traffic and parking standard. The subject property has two points of vehicular access from East Chicago Street. Chicago Street is a regional arterial street connecting downtown and the easterly portion of Elgin to communities to the east. Parking is provided in conformance with the Off-Street Parking Ordinance. The entire surface parking lot will be seal coated and restriped to provide 13 visitor vehicular parking spaces, 15 service parking spaces and an outdoor display and sales lot that can accommodate 28 motor vehicles. An additional 62 service parking stalls and a vehicle inventory stocking area accommodating up to 250 parking stalls are provided at the rear of the property. 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 amendment to the'zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property has been part of the Elgin since 1927 and was zoned "B"Residential District. It was rezoned to"D" Commercial District in 1950. In 1992, the - 3 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 property was rezoned to CI Commercial Industrial District as part of the comprehensive amendment to the zoning ordinance. The motor vehicle dealership on the property was constructed in 1988 when this section of East Chicago Street was developed with motor vehicle dealerships. The property was included within the Route 19/East Chicago Street Area of Special Character in 2009. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the amendment to the zoning district with respect to consistency and compatibility with surrounding land use and zoning. The properties to the north, east and west are zoned CI Commercial Industrial District and are developed with motor vehicle dealerships and allied commercial services. The properties to the south is zoned CF Community Facility District and is open space. 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 amendment to the zoning district with respect to consistency with an existing pattern of development in the area. The subject property is located within the portion of East Chicago Street commonly referred to as"Auto Row,"and is one of many motor vehicle dealerships that are located within that area. The area is additionally developed with a number of highway commercial and light industrial uses. G. Planned Development Districts Standard. The suitability of the subject property for the intended planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is requesting rezoning of the entire property through approval of a planned development within a 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; -4 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 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. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent,the location and size of an AB Area Business District. The proposed map amendment is in substantial conformance with the purpose and intent of the planned development provisions of the ordinance. The planned development to a PAB Planned Area Business District will allow the property to continue to operate as a motor vehicle dealership. H. Comprehensive Plan Standard. The suitability of the subject property for the intended planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings.The subject property is suitable for the intended zoning district with respect to the Comprehensive Plan Standard. The subject property is designated as "Highway Commercial" in the adopted 2005 Comprehensive Plan and Design Guidelines. Areas designated Highway Commercial typically serves surrounding neighborhood areas,but also larger trade areas connected by the arterial street system. They may include all of the commercial uses found in the mixed-use centers. In addition, they 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.These commercial areas are generally auto dominated with few pedestrian amenities. 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 zoning district with respect to the Natural Preservation Standard. There are no natural features on the property worthy of preservation. 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. - 5 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 Findings. The subject property is suitable for the amendment to the zoning district 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 location,design and operation of the motor vehicle dealership will continue as previously existed on the property. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements, and procedures of the Elgin Zoning Ordinance and Subdivision Ordinance. The applicant is requesting the following departures: A. Architectural Review and Design • 19.14.700:Additional Architectural and Exterior Building Material Requirements for Commercial,Industrial or Institutional Development.The City's Architectural Review and Design ordinance limits the use of materials on commercial buildings to masonry materials consisting of brick, natural stone or split face concrete masonry units on all exterior elevations. The ordinance further limits artificial building materials including architectural metal to design features that are not be used in high traffic,or high abuse areas, so as to protect such materials from wear and tear and vandalism. The applicant is requesting the use of architectural metal on 42% of the front (primary) facade of the building and as such requires a departure from the requirements of the zoning ordinance. B. Street Graphics The property is located within the Route 19/East Chicago Street Area of Special Character which provides for additional flexibility in the regulation of street graphics. These regulations vary from the regulations otherwise contained with the city's street graphics ordinance. • Ordinance G22-09—Regulations for Street Graphics for the Route'19/East Chicago Street Area of Special Character. 1. Wall Graphics: The ordinance allows for one primary wall graphic and not more than one secondary wall graphic for each major product line (automobile make) for each principal building. The applicant is requesting approval for two wall graphics on the front (north) elevation of the building which comprise of one "KIA" company logo and one graphic with the name of the dealership. - 6 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 The applicant is additionally requesting approval of one"KIA"company logo on the west elevation. The total number of wall graphics proposed on the building is three requiring a departure from the requirements of the graphics ordinance. All three of the proposed individual wall graphic meets the requirements of the graphics ordinance for surface area (maximum allowed is 200 square feet per graphic) and therefore does not require a departure from this provision of the ordinance. Additionally,the applicant is requesting approval of one service entrance graphic on the side(west)elevation measuring 20.4 square feet in surface area. The ordinance permits a service bay identification signs not to exceed 10 square feet in surface area; thus a departure from this provision of the ordinance will need to be granted. 2. Monument Graphics The ordinance allows for one primary monument sign not to exceed 30 feet in height with a maximum allowed surface area of 240 square feet.The applicant is proposing to install a new 20 foot high, monument graphic measuring 165 square foot in surface area on the property. The existing graphic pole will be removed. APPLICABLE CODE ISSUES The following are additional comments and/or requirements of the city's various reviewing departments pertaining to life,fire safety and other applicable code issues pertaining to the property that are required to be addressed either prior to obtaining the requested conditional use approval and prior to obtaining a final Certificate of Occupancy. 1. Fire Department Comments that materially affect the site and/or building plans No Comments Comments that will be addressed during the Plan Review/Permitting process Not Applicable 2. Community Development—Building and Development Division Comments that materially affect the site and/or building plans No Comments Comments that will be addressed during the Plan Review/Permitting process Not Applicable 3. Community Development—Code Enforcement Division Comments that materially affect the site and/or building plans - 7 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 No issues from Code Enforcement. Comments that will be addressed during the Plan Review/Permitting process Not Applicable 4. Public Works-Engineering Division Comments that materially affect the site and/or building plans No Comments Comments that will be addressed during the Plan Review/Permitting process Not Applicable 5. Police Department Comments that materially affect the site and/or building plans No Comments Comments that will be addressed during the Plan Review/Permitting process Not Applicable 6. Public Works—Parks and Open Space Maintenance Comments that materially affect the site and/or building plans Not Applicable Comments that will be addressed during the Plan Review/Permitting process Not Applicable 7. Water Department Comments that materially affect the site and/or building plans The domestic water service will be required to be separated from the fire service in an approved manner. Comments that will be addressed during the Plan Review/Permitting process Plumbing drawings will need to be submitted for review. - 8 - Findings of Fact Planning& Zoning Commission Petition 53-14 January 5, 2015 RECOMMENDATION DETAIL By a vote of five(5)yes,zero(0)no,the Planning&Zoning Commission recommends the approval of Petition 53-14, subject to the following conditions: 1. Substantial conformance to the Application and supporting documents submitted by Charles M. Weck, including the following exhibits: a. Consent and Disclosure statement submitted by Charles M. Weck, Member of the 909 East Chicago LLC, dated October 20, 2014. b. Statement of Purpose and Conformance prepared by Charles M. Weck, dated October 20, 2014. c. Plat of Survey prepared by Gremley & Biedermann, PLCS Corporation, dated September 19, 2014. d. Development exhibits entitled"Napleton's Elgin KIA,909 E.Chicago Street,Elgin, IL," and comprising of the following drawings: i. Existing/Demolition Site Plan and New Site Plan (Sheet A-2); Existing/Demolition Exterior Elevations and Mezzanine Floor Plan(Sheet A- 4); First Floor Plan and Notes (A-6); Exterior Elevations, Mezzanine Plan (Sheet A-7), prepared by Sher-Bergstrom Architects Inc., last revised date October 21, 2014. ii. Proposed Landscape Plan for Napleton Elgin KIA,prepared by Prairie Path Group, dated November 6, 2014. iii. Proposed Exterior Rendering, prepared by InterbrandDesignForum, dated May 2014. iv. Proposed Graphics,prepared by Pattison Sign Group, Inc., last revised date September 23, 2014. In the event of any conflict between the foregoing documents and this ordinance or any other applicable city ordinances,this ordinance or other applicable city ordinances shall supersede and control. 2. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 53-14 was adopted. Respectfully Submitted, /Aiwa Denise Momodu, Associate Planner - 9 -