G16-16Ordinance No. G16 -16
AN ORDINANCE
GRANTING A PLANNED DEVELOPMENT AS A CONDITIONAL USE
IN THE AB AREA BUSINESS DISTRICT TO PERMIT CERTAIN
DEPARTURES FROM THE ELGIN ZONING ORDINANCE RELATED
TO SITE DESIGN AND STREET GRAPHICS REQUIREMENTS
(297 SOUTH MCLEAN BOULEVARD)
WHEREAS, written application has been made requesting a planned development for a
conditional use to permit certain departures from the Elgin Zoning Ordinance related to Site
Design and Street Graphics Requirements in the AB Area Business District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on March 7, 2016, following due notice by publication; and
WHEREAS, the Community Development and the Planning and Zoning Commission
have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning and 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 and Zoning
Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a conditional use in the AB Area Business District pertains to the government
and affairs of the city.
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 7, 2016, made by the Planning and Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a planned development for a conditional use to permit departures in
the AB Area Business District at 297 South McLean Boulevard, and legally described as
follows:
LOTS 13 TO 17 BLOCK LVIII PLAT OF SOUTH WASHINGTON HEIGHTS
SUBDIVISION, DEPICTING PARCEL REMAINDER SHOWING CURRENT
BOUNDARIES AS ACQUIRED BY IDOT FOR MC LEAN BLVD, LILLIAN STREET
HIGHWAY IMPROVEMENTS. IDOT PARCEL IH60023. JOB No. R -91- 017 -01.
(COMMONLY KNOWN AS: 297 SOUTH MCLEAN BOULEVARD, ELGIN,
ILLINOIS 60123. SEE DOCUMENT 2011ED102, 96K066503, CURRENT PIN 06 -22-
205 -025 (Property commonly known as 297 South McLean Boulevard)
be and is hereby granted subject to the following conditions:
1. One Monument Sign with a surface area of 40 square feet and a height of no more
than 10 feet shall be allowed.
2. Three wall graphics shall be allowed on the building — two with a surface area of
73.23 square feet each and a third with a surface area of 38.75 square feet for a total
combined surface area of 185.21 square feet.
3. The setback from a transition lot line and interior lot line shall be no less than 3 feet 8
inches. The transition landscape yard shall be no less than 11 feet.
4. The vehicle use areas shall be set back no less than 1 foot 11 inches from a street lot
line and no less than 5 feet 6 inches from an interior lot line.
5. Substantial conformance with the Development Application, Statement of Purpose
and supporting documentation prepared by Ryan Triphahn of Corporate Design &
Development Group, LLC, dated October 22, 2015 and last revised on January 11,
2016. In the event of any conflict between such documents and this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
6. Substantial Conformance with the Architectural and Zoning Exhibits prepared by
Corporate Design & Development Group, LLC, including the following exhibits, and
contingent upon revisions per the Community Development Department,
Engineering, Water and Fire Departments:
a. Architectural and Zoning Site Plan, Sheet A001 dated August 17, 2015 and
last revised on February 29, 2016
b. Enclosure Plans and Details, Sheet A002 dated August 17, 2015 and last
revised on February 15, 2016
c. Site Details Sheet A003 depicting the design of the pay station canopy, sound
walls and knee walls and ornamental fence dated October 14, 2015 and last
updated on February 29, 2016
d. Floor and Roof Plans, Sheet Al01 dated October 14, 2015 and last updated on
February 29, 2016
e. Exterior Elevations, Sheet A201 and Color Elevations Sheet A202 dated
October 14, 2015 and last updated on February 29, 2016. The window sill on
the south elevation will need to be adjusted to the height of the horizontal
band that runs along the entire length of the building.
f. Screening Exhibit Sheet EX -1 dated October 14, 2015 and last updated on
February 29, 2016
g. Proposed Control Plan dated August 17, 2015 and last updated on February
29, 2016
7. Substantial conformance to the proposal for the Monument Graphic prepared by
Signs Now, dated received on March 1, 2016.
8. Substantial conformance with the Preliminary Engineering Plans entitled "Extreme
Clean Car Wash, Elgin Illinois, 297 South McLean Boulevard" Sheets CO -C3, and
Preliminary Landscape Plans, Sheet L1, prepared by ARC Design Resources, Inc,
dated received on February 29, 2016, contingent upon revisions per the Community
Development Department, Engineering, Water and Fire Departments.
9. Substantial conformance with the Exterior Lighting Layout Plans for Extreme Clean
Car Wash prepared Red Leonard Associates, dated October 22, 2015 and last revised
on January 7, 2016.
10. Approval of access to and from McLean Boulevard right -of -way and utility tie -ins
shall be coordinated with the Illinois Department of Transportation.
11. Compliance with all applicable codes and ordinances.
Section 3. That the planned development for a conditional use granted herein shall
expire if not established within one year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
i
avid J. Ka m, Nfayor
Presented: April 13, 2016
Passed: April 13, 2016
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: April 13, 2016
Published: April 15, 2016
Att st•
Kimberly Dewis, City Clerk
March 7, 2016
PLANNING AND ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Community Development Department City of I:Igin, IL
OVERVIEW
Dan Gunsteen, MKD Enterprises as contract purchaser, as applicants, request approval of a
planned development as a conditional use in the AB Area Business District to permit the
construction of a new automated car wash facility at 297 South McLean Boulevard. The
Planning & Zoning Commission recommends approval of the application subject to the
conditions outlined at the end of this report.
The public hearing was opened on December 7, 2015, but tabled through two meetings until
March 7, 2016, at which time the applicant resubmitted their proposal addressing all of the
comments, concerns, recommendations and unresolved issues of staff. Verbatim transcripts of
each instance of consideration by the Planning & Zoning Commission is enclosed along with this
report and a detailed analysis of the proposal against the standards for planned developments is
provided in this report.
GENERAL INFORMATION
Petition Number:
Requested Action: Approval of a Planned Development as a Conditional Use
Current Zoning: AB Area Business District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Commercial Land
Property Location: 297 South McLean Boulevard
Applicant: Ryan Triphahn, Corporate Design & Development Group, LLC,
and Dan Gunsteen, MKD Enterprises as contract purchaser
Owner: Mary Ann R. Bollman
Staff Coordinator: Samsh Saher, AICP. Senior Planner
Exhibit A
Recommendation & Findings of Fact
Petition 24 -15
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Ordinance
G. Related Correspondence
BACKGROUND & PROJECT DETAIL
Planning & Zoning Commission
March 7, 2016
The subject property, formerly the location of JB's Pub and Grill, comprises of a 32,180 square
foot lot that is currently vacant. The developer, MKD Enterprises wishes to construct a new
automated car wash that will contain a 140 foot long x 30 foot wide (4,200 square feet) drive -
through tunnel car wash building that will be entered from the south and exited from the north.
The car wash equipment is designed to use the "treadle system" that allows for automatic sorting
of cars based on completion of payment and entry into the controlled access within the building.
Payment for car washes will be offered at three automatic drive- through pay stations that are
surmounted by a canopy. Each drive- through lane leading up to a pay station is designed to
accommodate up to seven cars for a total stacking of 21 cars. Following payment, an additional
five cars are proposed to be stacked in the drive- through lane leading to the building. The facility
will also include 13 free "do -it- yourself' vacuums located in front of the building accessed by
parking spaces. The facility will offer car washes seven days a week with hours of operation
being 7:00 a.m. to 9:00 p.m. during the summer months and 7:00 a.m. to 8:00 p.m. during the
winter months.
In addition to the car wash tunnel, the building will also contain a pet wash room where
customers can wash their dog or cat, a vending room to additionally offer commonly used
cleaning supplies, and offices and restroom space for the on -site staff.
The building on the property is proposed to be constructed in masonry materials comprising of
concrete masonry units (smooth faced concrete block) with adhered stone veneer used as a base
of the building and as an accent material at regular intervals of the viewable elevations and at the
corners of each end of the building. The two ends of the building will be raised above the mid-
section and the south end will be surmounted by a standing seam metal roof. The same roofing
material will also be used for the awnings above the bays of the building. All elevations of the
building will be constructed using the same building materials and details. The service entrances
to the building will be designed with storefront character using anodized aluminum storefront
windows. The mid - section of the building will also contain windows to break the monotony of
the otherwise simple elevation. The maximum height of the building is proposed to be 29 feet
above finished grade. Vehicular entrances to the car wash are proposed at the north and south
end of the building and will be provided with "speed doors."
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 24 -15 March 7, 2016
Landscape material is proposed to be installed along all lot lines. Landscape material will
comprise of a combination of deciduous trees and shrubs and ornamental trees.
Car washes are classified as a conditional use within an AB Area Business District and require
approval through a public hearing process. The developer is requesting departures from the
requirements of the zoning ordinance to maximize the development on the site. The request for
departures from the requirements of the zoning ordinance further necessitates the need for
planned development approval of the conditional use, also requiring approval through a public
hearing process. Approval of the project can only be granted by the Elgin City Council following
a recommendation of the Planning & Zoning Commission.
Impact of McLean Boulevard /Lillian Street right -of -way Improvements as they relate to
compliance with the requirements of the zoning ordinance
In January 2012, the City of Elgin was first apprised with information that the Illinois
Department of Transportation (IDOT) was in the process of acquiring property for the right -of-
way improvements related to the intersection improvements of U.S. Route 20 and McLean
Boulevard (the "Project "). At that time, it was the City's understanding that a portion of the
Project would require the partial taking of private property along the frontage of either side of
McLean Boulevard, as well as along the frontage of several side streets intersecting McLean
Boulevard, in order to widen the right -of -way. The subject property among others was subject to
these takings along both its frontages along McLean Boulevard and Lillian Street.
There were two primary ways in which IDOT's proposed partial takings affected a particular
property and its subsequent compliance with the zoning ordinance. First, the partial takings for
the Project caused certain properties to become noncompliant or nonconforming with respect to
certain site design regulations (also known as bulk regulations) set forth in the zoning ordinance.
Such regulations included the City's regulations regarding minimum lot area, width and depth,
setback requirements, building coverage, floor area coverage, and regulations pertaining to
vehicle use areas and required parking spaces. The second way in which a property was affected
by a partial taking was where the taking required the actual demolition or relocation of
improvements on the subject property. These improvements included signs, fences, landscaping,
or other structures located in the area adjoining the right -of -way.
In case of the subject property where a structure or other improvement needed to be relocated or
demolished, the City had determined that the improvement to be relocated or replaced would
need to comply with the requirements of the zoning ordinance. Thus, if a sign was to be
relocated as a result of the Project, the sign or any replacement was required to comply with
current regulations set forth in the zoning ordinance before it was reestablished. Similarly, if a
structure was to be demolished as a result of the Project, any replacement structure would need
to comply with the regulations of the zoning ordinance, including the site design regulations for
the property. Further, in cases where a sign or other structure existed as lawfully existing
nonconforming structure or use prior to the taking, such sign or structure was required to be
brought into compliance with the city's current zoning ordinance regulations before it could be
reestablished.
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 24 -15 March 7, 2016
Finally, during the course of the construction, IDOT also required a temporary construction
easement around the entire Project area for the purposes of access, excavation, construction, and
staging of the project and related equipment.
As it related to the subject property, the Project acquired 6 feet of right -of -way and an additional
10 feet of land for use within a temporary construction easement. The taking required the
removal of the existing free standing sign, portions of the paved parking lot along McLean and
Lillian and the southerly portion of the building that encroached into the expanded right -of -way.
But due to the magnitude of the taking, the owner of the property saw it best to completely
demolish the buildings and site features on the property, thus making it available for new
development.
Mitigation of Negative Impacts of the Car Wash on the Subject Property, Surrounding
Property or Mclean Boulevard
The following additional documentation has been provided to supplement the application that
removes or mitigates any negative impact that the location, design and operation of the proposed
car wash would have on itself or surrounding property based on the magnitude of the requested
departures:
A Traffic Impact Analysis prepared by ARC Design Resources, Inc. dated December 17,
2015 to analyze the traffic impact of the access to the property on McLean Boulevard against
the proposed IDOT reconfiguration of the portion of McLean Boulevard and Lillian Street as
part of the ongoing intersection improvements. Additional measures to further mitigate the
traffic impact on the site during peak service days:
a. Developed and executed a cross access easement with the property owner of the Motor
Vehicle Service Station (Mobil Gas) Station to the north of the subject property located at
275 N McLean Boulevard to allow a two -lane open connection between the two
properties and a single -lane emergency access to the north to accommodate overflow of
traffic on peak service days.
b. Included an emergency single cross access lane for cars exiting the carwash tunnel in the
case of traffic backup on McLean Boulevard, to allow cars to exit the property onto the
adjacent gas station property to the north.
c. Provided a traffic control plan for peak service days that will direct traffic either to the
adjacent property to the north or only in a north -bound direction onto McLean Boulevard.
d. Directional markings on the pavement provided to direct traffic to and from the various
locations on the property as well as for access an egress to the property.
e. Provided an emergency return lane back to the parking lot, and an emergency escape lane
onto Lillian Street that will be constructed in permeable pavers with a depressed curb at
the street. A pedestrian sidewalk and crosswalk is proposed to connect Lillian Street to
the building.
2. Site Plan enhancements to further mitigate the departures requested to properly implement
the development on the property:
a. Knee walls along the McLean Boulevard and Lillian Street frontages of the property.
Ornamental fences are proposed in areas where a break in the knee walls is proposed.
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 24 -15 March 7, 2016
b. Reduction of the depth of the trash enclosure to increase its distance from the rear (east)
property line. Bollards will be provided at the comers of the enclosures for safety
purposes.
c. The fence proposed at the rear property line will be set back approximately 3 feet from
the lot line to allow for screening landscape to be installed between the fence and
adjacent properties to the rear. A gate will be provided in the fence to access the 3 foot
landscape area for maintenance purposes.
d. The monument sign will be located along the frontage of McLean Boulevard, and will be
designed in compliance with the requirements of the sign ordinance.
3. Architectural enhancements to the building and structures:
a. The elevation design of the proposed building contains stone piers between windows.
The windows have been set back no less than 4 inches from the elevation face to allow
for visual relief. Metal awnings will be included over all windows.
b. The sound wall at the northeast corner of the property has been designed to extend past
the proposed trash enclosures and terminate at the north lot line. A sound wall is also
proposed at the southerly end of the property to provide similar sound screening for
residences that back up against the southerly end of the carwash building.
c. Light fixtures are designed to create a minimal impact on the surrounding property and
maintain the light trespass levels within allowable limits.
d. The pay station canopy is designed with a hipped metal roof supported on masonry piers,
with the vehicular stacking and activity within the free vacuum parking area to be
screened from the street by the combination of the masonry wall, ornamental metal fence
and landscape material.
STANDARDS FOR PLANNED DEVELOPMENTS AS A CONDITIONAL USE
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 30 -15. The public hearing was opened on December 7,
2015, and testimony was provided by the petitioner. Staff also provided its report and
recommendations to the Commission. Consideration of the petition was tabled to the January 4,
2016, February 1, 2016 and March 7, 2016 meeting of the Commission at which times the
applicant presented additional revisions and documentation to the Commission. The Community
Development Department submitted a final Planned Development Review to the Planning &
Zoning Commission dated March 7, 2016.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings regarding the standards for planned developments as outlined
within § 19.60.040:
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development as a conditional use with respect to its size, shape, and any existing
improvements.
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
Findings. The subject property contains 32,180 square feet of land, is rectangular in
shape and is flat with respect to topographical relief. The previous site improvements that
comprised a building and its accessory structures have been demolished. The footprint of
the former building now consists of a gravel base. The asphalt paving of the parking lot
that was allowed to be constructed to the extent of the lot line and accessory to the
building and its land uses continues to remain. A concrete retaining wall runs along a
portion of the north lot line. There is no substantive landscape material on the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development as a conditional use with respect to the availability of adequate
water, sanitary treatment, and storm water control facilities.
Findings. The subject property is served by municipal water, sanitary sewer and
stormwater drainage systems that extend along McLean Boulevard. These services are
designed to tie into the property.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development as a conditional use 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 located on the northeast corner of McLean Boulevard
and Lillian Street. McLean Boulevard is an arterial street, serving the west side of Elgin.
Lillian Street is a collector street that serves the southwest area neighborhood.
The portions of McLean Boulevard and Lillian Street that front the property, are currently
undergoing substantial modifications related to the project to redesign and rebuild the
intersection of U.S. Highway 20 and McLean Boulevard. In addition to widening the
right -of -way, the street improvements propose a barrier median on McLean Boulevard
extending north from the intersection of McLean and Lillian for a distance of
approximately 80 feet after which it converts to a mountable median extending along the
remaining frontage of the property along McLean Boulevard and further to the north. A
mountable median will allow for full access to be provided to the property. However,
exiting the property onto southbound McLean Boulevard will require traversing the
mountable median and a south -bound left -turn lane on McLean Boulevard. Similarly, the
street improvements propose a barrier median along Lillian Street to the south. The
applicant has therefore only proposed an emergency escape lane onto Lillian Street by
way of right -out only access to the street.
Due to the vehicle- oriented nature of the land use, the development currently proposes 13
vacuum equipped parking stalls and three (3) regular off -street parking stalls for use of
employees, one of which is required to be an accessible parking space. Based on the
approximately 410 square feet of office, vending and dog wash area provided within the
building, a minimum of two parking spaces are required. The operator of the car wash
proposes the employment of between three and six employees thereby necessitating the
use of vacuum equipped stalls for employee and visitor parking to the pet wash areas.
C9
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
At peak usage periods, the property is designed to accommodate 26 vehicles within the
drive- through lanes leading up to the building, approximately 4 vehicles within the
building, 13 vehicles within the vacuum stalls in front of the building and 3 additional
vehicles within the designated parking areas for a total of 46 vehicles. To mitigate any
traffic conflict caused by this configuration, the applicant has implemented a cross - access
easement with the property to the north to allow for excess traffic to exit onto the
property to the north. Additionally, the applicant will implement a peak service day
traffic flow pattern that will require out -going traffic from the site to exit the property
only onto a northbound direction on McLean Boulevard.
D. Zoning History. The suitability of the subject property for the intended planned
development as a conditional use with respect to the length of time the property has
remained undeveloped or unused in its current zoning district.
Findings. The subject property was annexed as part of the South Washington Heights
Addition to Elgin in 1963, under ordinance No. S -736, and zoned B3 Service Business
district. In 1992, the property was reclassified to AB Area Business District as part of a
comprehensive amendment to the zoning ordinance.
City records indicate that an eating and drinking place known as the "Boulevard Tap"
was already established on the property when it was annexed to the city. At that time, the
property was used as a tavern, restaurant and package liquor sales establishment with
banquet facility in the basement. In or around 1985 the restaurant was expanded into the
basement and a beer garden added to the property, which at the time was determined to
have caused a shortage of parking on the property based on the established land uses. In
1986, the property was granted a variation of the side yard setback to allow for the
construction of a pizza oven within the building that would back out of the building onto
the property and within the side yard setback. In 1991, the name of the restaurant was
changed to "Gator's Family Restaurant" and in 1999 renamed to "JB's Pub." The
restaurant operations on the property ceased and the buildings were demolished in 2014
following the acquisition of right -of -way by the Illinois Department of Transportation for
the McLean Boulevard/U.S. Highway 20 intersection improvements.
E. Surrounding Land Use and Zoning. The suitability of the subject property for the
intended planned development as a conditional use with respect to consistency and
compatibility with surrounding land use and zoning.
Findings. The areas located to the north, south and west are zoned AB Area Business
District and developed with commercial land uses that include a motor vehicle service
(gas) station immediately to the north, various retail and restaurant land uses located to
the south across Lillian Street and Town and Country Shopping Center to the west that
comprises of big box commercial development and various smaller retail/service
establishments.
The area located to the east is zoned RC2 Residence Conservation District and is
developed with single family residences within a mature residential neighborhood. To
7
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
mitigate any negative impact of the operation of the car wash facility on these residences,
the applicant has proposed the installation of a continuous sound wall, fence and
landscape material along the entire easterly lot line.
F. Trend of Development. The suitability of the subject property for the intended planned
development as a conditional use with respect to its consistency with an existing pattern
of development or an identifiable trend of development in the area.
Findings. The subject property is located along McLean Boulevard that has developed
over time with a mix of retail and service land uses.
G. Conditional Use for a Planned Development. The suitability of the subject property for
the intended planned development as a conditional use with respect to conformance to
the provisions for the purpose and intent ofplanned developments.
No conditional use for a planned development should be granted for the sole purpose of
introducing a land use not otherwise permitted on the subject property. The purpose and
intent of the provisions for planned developments is to accommodate unique
development situations. For planned developments as a conditional use, 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. The public benefit realized by the establishment of the planned development is
greater than if the property were to remain subject to the standard requirements of
the zoning district in which it is located.
3. Extraordinary conditions or limitations governing site design, function, operation,
and traffic are imposed on the planned development.
The purpose of the provisions which permit a planned development as a conditional use
is to provide an element of flexibility in the zoning ordinance. This element of flexibility
allows a relatively small property to be granted departures from the standard
requirements of the zoning ordinance without meeting the two acre minimum for a
planned district. Accordingly, each request made under these provisions should be very
cautiously reviewed and considered with respect to the standards for planned
developments. Further, the zoning ordinance states that "the authority to grant a
conditional use for a planned development shall be sparingly exercised."
The proposed development requests certain departures from the requirements of Planned
Developments.
H. Comprehensive Plan. The suitability of the subject property for the intended planned
development as a conditional use with respect to conformance to the goals, objectives,
and policies of the official comprehensive plan.
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
The subject property is designated "Highway Commercial" in the City's Comprehensive
Plan and Design Guidelines dated 2005. Areas designated Highway Commercial
typically serve 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. The proposed land uses are in keeping with the objectives
and policies of this comprehensive plan designation.
I. Natural Preservation Standard: The suitability of the subject property for the intended
planned development as a conditional use with respect to the preservation of all
significant natural features including topography, watercourses, wetlands, and
vegetation.
Findings: There are no significant natural features on the subject property.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development as a conditional use 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. No evidence has been submitted or found that the proposed planned
development for a conditional use will be located, designed, or operated in a manner that
will exercise undue detrimental influence on itself or surrounding property. The various
measures to mitigate any negative impact on the subject property, surrounding property
and potential traffic conflicts are individually described in detail within the findings
report.
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. The applicant is requesting
the following departure from the Zoning Ordinance:
Section 19.50.080.D: Wall and Integral Roof Graphics. The maximum number of
wall graphics and integral roof graphics permitted by the zoning ordinance is 2 for
each occupant located on the ground floor of a building. The applicant is requesting a
total of three wall graphics — two with a surface area of 73.23 square feet each and a
third with a surface area of 38.75 square feet for a total combined surface area of
185.21 square feet.
2. Section 19.35.435 (E)(1)(c) Transition Setback. The AB Area Business District
requires a minimum 68.5 -foot building transition setback for a property this size, and
a building with a maximum height of 29 feet above finished grade. The applicant has
1]
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
proposed locating the trash enclosure and storage structures distance of 3' -8" from the
transition lot line requiring a departure of 94.65 %. The carwash building is setback at
a distance of 8' -2" from the transition lot line requiring an 88% departure from the
requirements of the zoning ordinance.
3. Section 19.35.435 (11)(1) Transition Landscape Yard. The depth of the transition
landscape yard shall be one -half (1/2) of the required transition setback calculated for
the subject property — equivalent to an amount of 34.2 feet. The applicant has
proposed locating the trash enclosure and storage structures distance of 3' -8" from the
transition lot line requiring a departure of 89.47 %. The vehicle use area is setback a
distance of 11 feet from the transition lot line (east lot line), requiring a 68%
departure from the requirements of the zoning ordinance.
As mitigation for these departures from the transition requirements of the ordinance,
the applicant has proposed a sound wall, PVC fence and landscape material along the
entire transition lot line that separates the proposed land use from the residential land
uses to the east.
4. Section 19.35.435 (E)(1)(b) Interior Setback. The AB Area Business District
requires accessory structures to be setback for a distance of no less than 5.2 feet from
an interior lot line. The applicant has proposed the location of the trash enclosure and
storage structures at a distance of 3' -8" thereby requiring a departure of 30.7% from
the requirements of the zoning ordinance.
5. Section 19.35.435 (E)(2)(a) Vehicle Use Area Street Setback. The AB Area
Business District requires vehicle use areas such as driveways or paved parking lots
to be set back no less than 8.2 feet from a street lot line. The applicant proposes to
locate the driveways leading to the car wash at a distance of F -11" from the street lot
line facing Lillian Street requiring a departure of 76% from the requirements of the
zoning ordinance.
6. Section 19.35.435 (E)(2)(b) Vehicle Use Area Interior Setback. The AB Area
Business District requires vehicle use areas such as driveways or paved parking lots
to be set back no less than 6 feet from an interior lot line. The applicant proposes to
locate the driveway leading out of the car wash at a minimum distance of 5' -6" from
the interior lot line between the subject property and the one to the north, thereby
requiring a departure of 8.3% from the requirements of the zoning ordinance.
The applicant has taken steps to mitigate the site design departures through the use of
a the sound wall, PVC fence and landscape material along the east lot line, knee
walls, ornamental fence and landscape material along the west and south lot line and
an increased landscape material along the north lot line. Additionally, the applicant
has enhanced the design of the building and accessory structures on the site through
the articulated use of masonry. Finally, no departures are being requested for the
construction of the monument sign.
10
Recommendation & Findings of Fact
Petition 24 -15
RECOMMENDATION DETAIL
Planning & Zoning Commission
March 7, 2016
The Planning & Zoning Commission recommends the approval of Petition 24 -25, subject to the
following conditions:
The Planning & Zoning Commission and Staff recognize the value that a commercial land use
would bring to the community and commends the applicants for putting together a proposal to
revitalize a vacant commercial property by attempting to fit the proposed facility on a zoning lot
with limited land area.
The Planning & Zoning Commission and staff further appreciate the revisions and additional
documentation that the applicant has provided to mitigate all negative impacts that the site design
and building location will have on surrounding property; the efforts of the applicant to notify and
obtain support of residential properties affected by the proposal and to agree to and execute a
cross - access easement with the property owner to the north.
Based on the enhancements to the building architecture, site design features and landscape
material begin proposed, the Planning & Zoning Commission recommends approval of Petition
24 -15, subject to the following conditions:
1. Substantial conformance with the Development Application, Statement of Purpose and
supporting documentation prepared by Ryan Triphahn of Corporate Design &
Development Group, LLC, dated October 22, 2015 and last revised on January 11, 2016.
2. Substantial Conformance with the Architectural and Zoning Exhibits prepared by
Corporate Design & Development Group, LLC, including the following exhibits, and
contingent upon revisions per the Community Development Department, Engineering,
Water and Fire Departments:
a. Architectural and Zoning Site Plan, Sheet A001 dated August 17, 2015 and last
revised on February 29, 2016
b. Enclosure Plans and Details, Sheet A002 dated August 17, 2015 and last revised
on February 15, 2016
c. Site Details Sheet A003 depicting the design of the pay station canopy, sound
walls and knee walls and ornamental fence dated October 14, 2015 and last
updated on February 29, 2016
d. Floor and Roof Plans, Sheet A101 dated October 14, 2015 and last updated on
February 29, 2016
e. Exterior Elevations, Sheet A201 and Color Elevations Sheet A202 dated October
14, 2015 and last updated on February 29, 2016. The window sill on the south
elevation will need to be adjusted to the height of the horizontal band that runs
along the entire length of the building.
f. Screening Exhibit Sheet EX -1 dated October 14, 2015 and last updated on
February 29, 2016
g. Proposed Control Plan dated August 17, 2015 and last updated on February 29,
2016
I1
Recommendation & Findings of Fact
Petition 24 -15
Planning & Zoning Commission
March 7, 2016
3. Substantial conformance to the proposal for the Monument Graphic prepared by Signs
Now, dated received on March 1, 2016.
4. Substantial conformance with the Preliminary Engineering Plans entitled "Extreme Clean
Car Wash, Elgin Illinois, 297 South McLean Boulevard" Sheets CO -C3, and Preliminary
Landscape Plans, Sheet Ll, prepared by ARC Design Resources, Inc, dated received on
February 29, 2016, contingent upon revisions per the Community Development
Department, Engineering, Water and Fire Departments.
Substantial conformance with the Exterior Lighting Layout Plans for Extreme Clean Car
Wash prepared Red Leonard Associates, dated October 22, 2015 and last revised on
January 7, 2016.
6. Approval of access to and from McLean Boulevard right -of -way and utility tie -ins shall
be coordinated with the Illinois Department of Transportation.
7. Compliance with all applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was five (5) yes and zero (0) no.
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/ Sarosh Saber
Sarosh B. Saher, AICP, Secretary
Planning & Zoning Commission
12
Subject Property
Petition 24 -15
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Petition 24 -15
Legend
OResidence Conservation i
OResidence Conservation 2
=Residence Conservation 3
Manned Residence Conservation
Single Family Reaidence 1
O Single Family Residence 2
OPlanned Single Family Residence 2
OTwo Family Residence
OMultiple Family Residence
OPlanned Multiple Family Residence
Residence Business
Planned 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
- General Industrial
- Planned General Industrial
-Commercial Industrial
- Planned Community Facility
-Community Facility
-Fox River Preservation
- Planned Canter City 2
=Planned Single Family Residence 1
Planned Two Family Residence
:HIBIT B
Map prepared by City of Elgin
Department of Community Development
NEEL NB L
Zoning Map
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297 S. McLean Blvd.
Petition 24 -15
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SITE LOCATION EXHIBIT: D
297 S. McLean Boulevard
Petition 24 -15
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Subject Property
Aerial View of property
SITE LOCATION EXHIBIT: D
297 S. McLean Boulevard
Petition 24 -15
View of property looking south
View looking South along
transition lot line
View of property looking north
View looking North along
transition lot line
Views of adjacent residential property from subject property