G6-16Ordinance No. G6 -16
AN ORDINANCE AMENDING
PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G32 -10
(Lot 2 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, Ordinance No. G32 -10 adopted on July 14, 2010, 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 2 within the Elgin Wal- Mart/Sam's Club
Subdivision, which lot is legally described herein; and
WHEREAS, written application has further been made to resubdivide Lot 2 of Elgin
Wal- Mart/Sam's Club Subdivision at 1000 South Randall Road into five lots with the intention
of developing resulting Lots 1 and 2 of Resubdivided Lot 2, which lots are legally described
herein; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on January 4, 2016; 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 outlined 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 planned
development approval pertain 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 January 4, 2016, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Attachment A.
Section 2. That Section 3. E of Ordinance No. 32 -10 entitled "Land Use" is hereby
further amended with respect to the Resubdivided Lot 2 only in its entirety 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).
Car washes [SR] (7542) as a principal use (Resubdivided Lot 2
only)
Computer programming, data processing and other computer
related services (737) (Resubdivided Lot 2 only).
Computer rental and leasing (7377).
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Electrical and electronic repair shops (7629) (Resubdivided Lot 2
only).
Home healthcare services (808) (Resubdivided Lot 2 only).
Legal services (811) (Resubdivided Lot 2 only).
Mailing, reproduction, commercial art and photography, and
stenographic services (733).
Management and public relations services (807) (Resubdivided Lot
2 only).
Medical and dental laboratories (807) (Resubdivided Lot 2 only).
Motion picture theaters (7832).
Offices and clinics of dentists (802) (Resubdivided Lot 2 only).
Offices and clinics of doctors of medicine (801) (Resubdivided Lot
2 only).
Offices and clinics of doctors of osteopathy (803) (Resubdivided
Lot 2 only).
Offices and clinics of other health practitioners (804)
(Resubdivided Lot 2 only).
Physical fitness facilities (7991) (Resubdivided Lot 2 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).
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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 in such combination
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:
El
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 (43 11)
"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:
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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.
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"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 Resubdivided Lot 2 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 " Resubdivided Lot 2" is the following legally described parcel:
RESUBDIVISION OF LOT 2 OF THE ELGIN WAL- MART /SAM'S CLUB
SUBDIVISION BEING A PART OF THE SOUTHWEST QUARTER 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.
Section 3. That a development plan in the PAB Planned Area Business District, which
will permit the construction of a new 9,470 square foot multi -tenant retail building on Lot 1 of
the Resubdivision of Lot 2 of Elgin Wal- Mart/Sam's Club Subdivision; said property being
located at 1190 South Randall Road, and legally described as follows:
LOT 1 IN THE RESUBDIVISION OF LOT 2 OF THE 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.
Be and is hereby approved subject to the following conditions:
1. Substantial conformance to the development application and attached
documentation dated November 20, 2015, prepared by Philip J. Salerno II of
Clingen Callow & McLean, LLC, attorney for Richport Property, LLC — S.
Randall Outlot and including the following documents:
a. Consent and Disclosure
b. Statement of Purpose and Conformance
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or other
applicable city ordinances shall supersede and control.
2. Substantial conformance to the ALTA/ACSM Land Title Survey of Lot 2 of Elgin
Wal- Mart/Sam's Club Subdivision prepared by TFW Surveying and Mapping,
Inc. dated December 15, 2014 and last revised on February 12, 2015.
3. Substantial conformance to the Final Plat of Subdivision for the Resubdivision of
Lot 2 of the Elgin Wal- Mart/Sam's Club Subdivision prepared by Atwell dated
November 20, 2015, and last revised on December 29, 2015; and associated
Preliminary Engineering Plans for the "Proposed Lot 2 Resubdivision," Sheets C-
01 --C -03 also prepared by Atwell and dated November 19, 2015 and last revised
on December 29, 2015.
4. Substantial conformance to the development plans as they relate to the
development of Lot 1 for the construction of the new multi -tenant retail building
including the following documents:
a. Site Location Plan prepared by Atwell dated November 19, 2015 and last
revised on December 29, 2015
b. Landscape Plan prepared by Atwell dated November 19, 2015 and last
revised on December 29, 2015
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C. Building Floor Plans and elevations Sheets A -1.0, A -3.0 and A3.1
prepared by Jensen & Jensen, Architects, P.C. dated November 3, 2015
d. Monument graphics exhibit prepared by Olympic Signs page 10 of 10
dated February 16, 2012 and last updated on December 23, 2015
e. Exterior Site and Building Lighting Plans and specifications prepared by
Jensen & Jensen, Architects, P.C. dated November 3, 2015
f. Preliminary Engineering Plans for the Proposed Retail Shops — Lot 1 of
Elgin Wal- Mart/Sam's Club Resubdivision, Sheets C -01 through C -06,
prepared by Atwell, dated November 19, 2015 and last revised on
December 29, 2015
5. Compliance with all applicable codes and ordinances.
Section 4. That a development plan in the PAB Planned Area Business District, which
will permit the construction of a new 3,550 square foot carwash building on Lot 2 of the
Resubdivision of Lot 2 of Elgin Wal- Mart/Sam's Club Subdivision; said property being located
at 1180 South Randall Road, and legally described as follows:
LOT 2 IN THE RESUBDIVISION OF LOT 2 OF THE 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.
Be and is hereby approved subject to the following conditions:
1. Substantial conformance to the development application and attached
documentation dated November 20, 2015, prepared by Philip J. Salerno II of
Clingen Callow & McLean, LLC, attorney for Richport Property, LLC — S.
Randall Outlot and including the following documents:
a. Consent and Disclosure
b. Statement of Purpose and Conformance
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or other
applicable city ordinances shall supersede and control.
2. Substantial conformance to the ALTA/ACSM Land Title Survey of Lot 2 of Elgin
Wal- Mart/Sam's Club Subdivision prepared by TFW Surveying and Mapping,
Inc. dated December 15, 2014 and last revised on February 12, 2015.
Substantial conformance to the Final Plat of Subdivision for the Resubdivision of
Lot 2 of the Elgin Wal- Mart/Sam's Club Subdivision prepared by Atwell dated
November 20, 2015, and last revised on December 29, 2015; and associated
Preliminary Engineering Plans for the "Proposed Lot 2 Resubdivision," Sheets C-
10
O1 —C -03 also prepared by Atwell and dated November 19, 2015 and last revised
on December 29, 2015.
4. Substantial conformance to the development plans as they relate to the
development of resultant Lot 2 for the construction of the new Fuller's Carwash
facility including the following documents:
a. Perspective views of Fuller's Carwash, prepared by GEA Architects, Ltd.
undated.
b. Site Plan, prepared by GEA Architects, Ltd. last revised on December 23,
2015
C. Landscape Plan, prepared by ARC Design Resources, Inc. for GEA
Architects, Ltd. last revised on December 24, 2015
d. Building Elevations and Floor Plans, Building and Site Lighting, and
Graphics, Sheets 2 -8 prepared by GEA Architects, Ltd. darted November
20, 2015.
e. Monument Graphics and Wall Mounted Graphic Specifications prepared
by Grate Signs, Inc. dated July 7, 2015 and last revised January 14, 2016.
f. Preliminary Engineering Submittal for Fuller's Carwash on Lot 2 of Elgin
Wal- Mart/Sam's Club Resubdivision, Sheets COI through C05, prepared
by GEA Architects, Ltd. and dated November 19, 2015
5. Compliance with all applicable codes and ordinances.
Section 5. Section 3 J of ordinance No. G32 -10 entitled "Signs" be and is hereby further
amended by adding the following additional paragraph thereto:
"5. Lot 2 of Resubdivided Lot 2 of Elgin Wal- Mart/Sam's Club Subdivision
shall be allowed the construction of an electronic changeable copy graphic in
substantial conformance with the Monument Graphics and Wall Mounted Graphic
Specifications prepared by Grate Signs, Inc. dated July 7, 2015 and last revised
January 14, 2016. Whereas the zoning ordinance requires one electronic
changeable copy graphic per zoning lot, the proposed electronic changeable copy
graphic will be constructed in addition to the electronic changeable copy graphic
approved for Portillo's Restaurant on Lots 3 and 4 of Elgin Wal- Mart/Sam's Club
Subdivision, such Lot 3 and 4 having been resubdivided as part of " Portillo's
Elgin" Subdivision."
Section 6. 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
Sections 2, 3 and 4, and Ordinance No. G32 -10, this ordinance and associated documents shall
control and prevail.
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Section 7. That this ordinance shall be full force and effect immediately after its
passage and publication in the manner provided by law. l
David J. Kapts4fi, Maf or
Presented: February 24, 2016
Passed: February 24, 2016
Omnibus Vote: Yeas: 9 Nays:
Recorded: February 24, 2016
Published: February 26, 2016
Attest:
AAi
IeeA
Kimberly Dewis, City Clerk
12
January 4, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMbIISSION
CITY OF ELGIN, ILLINOIS
OVERVIEW
Richport Property, LLC proposes to resubdivide Lot 2 within Elgin Wal- MardSam's Club
Subdivision; and request Planned Development Approval to develop a 9,470 square foot multi -
tenant retail building on resultant Lot 1 (1190 South Randall Road) and a 3,550 square foot
carwash building on resultant Lot 2 (1180 South Randall Road). The annexation agreement
requires that development of outlots within the subdivision be approved through Planned
Development approval.
The developer is also requesting the inclusion of additional land uses on the resultant lots from
what are currently provided within the established planned development ordinance. The
inclusion of the additional land uses will require a 3rd amendment to the Annexation Agreement
and Planned Development Ordinance G32 -10.
GENERAL INFORMATION
Petition Number:
Requested Action: Final Plat of Subdivision for the Resubdivision of Lot 2
Planned Development Approval
Yd Amendment to Annexation Agreement and
Amendment to Ordinance G32 -10
Current Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant and Undeveloped
Proposed Use: New Retail Building on Lot 1
New Automated Car Wash Facility on Lot 2
Property Location: 1110 -1190 South Randall Road
Applicant and Owner: Richport Property LLC — S. Randall Outlot, a Series of
Richport Property LLC
Exhibit A
Findings of Fact
Petition 26 -15
January 4, 2016
Staff Coordinator: Sarosh B. Saher, AICP. Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial /Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
The Elgin Wal -Mart and Sam's Club shopping center was annexed and zoned in 2006. That
approval included the establishment of a Wal -Mart store (opened October 2011), a Sam's Club
store (opened September 2012), and other retail and commercial establishments on seven
additional outlots. That approval also required that any development upon the outlots be
approved through a public hearing before the Planning & Zoning Commission with final
approval by the City Council.
In 2011, Lot 9 (1040 South Randall Road) was developed with a Sam's Club Motor Vehicle
Service Station and in 2012/2013, Lots 3 and 4 (1020 -1030 South Randall Road) were developed
with a Portillo's Restaurant; and Lot 10 (2415 Bowes Road) was developed with a multi -tenant
retail building. The subject property is Lot 2 of the recorded subdivision; is located south of the
Sam's Gas Station and has frontage along Randall Road.
The following actions are requested:
I. Final Plat of Subdivision for the Resubdivision of Lot 2
Lot 2 is currently one of ten lots within the "Elgin Wal- Mart/Sam's Club Subdivision."
The lot is approximately 227,456 square feet (5.2217 acres) in land area. At the time of
annexation, the lot was configured with the intention of being resubdivided into
customized smaller lots to suit new development as and when contemplated. The
resubdivision proposes the creation of five lots ranging in land area from 30,859 square
feet (0.71 acre) to 59,896 square feet (1.37 acres).
The lots will be provided with access from the private drive that runs along their westerly
frontage. The private drive is designed to provide all lots within the subdivision with
access to Randall Road. Cross - access drives are proposed to increase the connectivity
between the lots. Each lot will be provided with the necessary utility connections.
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Findings of Fact
Petition 26 -15
January 4, 2016
Stormwater run -off will be managed by the regional detention facility that is located at
the southwest corner of the subdivision.
At this time, only the development of resultant Lots 1 and 2 is contemplated. Lots 3, 4
and 5 are proposed to remain vacant and will be developed when land uses including
potential personal services providers, mid -value dine -in restaurants and mid -value quick
service restaurants are requested.
Il. Planned Development Approval
A. Lot I (1190 South Randall Road) —New Multi - Tenant Retail Building
The developer proposes to construct a new a 9,470 square foot multi -tenant retail
building on the 54,809 square foot (1.26 acre) lot. Recall that in 2013, the
developer also proposed and was approved the construction of a retail building
adjacent to the Portillo's Restaurant.
The building is proposed to contain a minimum of three tenant spaces with the
flexibility to reconfigure the interior to add additional tenants. The building will
face Randall Road and will be designed with storefronts on three sides. Service
entrances and the attached masonry trash enclosure will be located at the rear
(west) side of the building facing the interior of the subdivision. The site is
proposed to be landscaped with a combination of trees and shrubs along its
periphery and an outdoor patio at the southeast comer of the building. Vehicle and
bicycle parking will be provided on the lot. Pedestrian connection will be
provided between the retail building and the existing bicycle path along Randall
Road.
The elevations of the building are designed in brick and cultured stone, with
awnings or trellises over storefront windows, brackets within the soffits and
architectural roof shingles to provide variety and interest in the elevation.
Decorative building lighting in the form of sconce light fixtures are proposed at
each storefront bay. The end bays of the building will be highlighted with hipped
roofs. Each storefront bay is provided with space for an optional wall mounted
graphic as and when the need arises.
The lot is proposed to contain one free - standing monument graphic facing
Randall Road and will contain the names and logos of the tenants located within
the building. The graphic is designed with a masonry base that matches the
material of the building.
B. Lot 2 (1180 South Randall Road) — Fuller's Automated Car Wash
The developer proposes to construct a new a 3,550 square foot automated carwash
on the 38,616 square foot (0.89 acre) lot.
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Findings of Fact
Petition 26 -15
January 4, 2016
The carwash will be configured as an automated tunnel carwash facility with its
entrance on the north side and exit on the south side of the building. The three pay
stations will be provided access by means of stacking lanes designed to
accommodate five cars each for a total of 15 cars. Overflow traffic to the lot will
be accommodated by the private drive within the subdivision. The lot will have a
detached trash enclosure located along the westerly service drive to the building.
The elevations of the building are designed primarily in brick and stone stamped
precast panels that will be painted. The longer elevations will be divided into bays
containing windows to break up the monotony of an otherwise blank wall.
Horizontal bands are proposed to create additional interest in the elevations. The
entrance to the offices and employee spaces within the building is surmounted by
a large architectural metal arched roof to help break up the height and fagade of
the building. Decorative building lighting in the form of sconce light fixtures are
proposed on the fagade of the building.
12 vacuum stalls are proposed on the east side of the building which are
accessible after exiting the tunnel car wash. The vacuum stalls will be covered
with an arched metal roof designed to match the building's architectural roof. A
brick screen wall located on the east side of the stalls is proposed to screen the
activity and head lights from shining onto Randall Road and the residential
property to the east.
The site is proposed to be landscaped with a combination of trees and shrubs
along its periphery. Vehicle parking will be provided on the lot. Due to the
vehicle- intensive nature of the land use, no bicycle parking or pedestrian
connection to Randall Road is proposed on this lot.
The lot is proposed to contain one free - standing monument graphic facing
Randall Road and will contain an electronic LED message center panel with the
name and messages related to the carwash facility. The graphic is designed with a
masonry base that matches the material of the building. Additional free - standing
directional graphics are proposed at the entrance to and exit from the property.
The building is proposed to contain wall - mounted graphics on each elevation
requiring departures from the requirements of the graphics ordinance.
C. Additional Permitted Uses
The land uses allowed on the property are governed by Ordinance G32 -10. The
developer is requesting approval of an amendment to the planned development
ordinance as it relates to the development of the five resultant commercial lots.
Specifically, the amendment would add 11 additional permitted uses to the list of
uses that could occupy any of the five lots.
Findings of Fact
Petition 26 -15
January 4, 2016
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 and 2014. The ordinance currently provides for a
number of land uses that are permitted and additional land uses that could be
established following the grant of a conditional use process by City Council.
To increase the likelihood of leasing the space within the proposed retail building,
the developer is requesting that the following additional uses be allowed to locate
within the building as of right. These 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 graphics requirements. Amendments to the
Annexation Agreement and Planned Development Ordinance G32 -10 will be
required to allow for these uses to be established on the property.
• Computer programming, data processing and other related services
• Electrical and electronic repair shops
• Home healthcare services
• Legal Services
• Management and public relations services
• 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
• Medical and dental laboratories accessory to a medical or dental office
• Physical fitness facilities
• Car wash (as a principal use)
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 26 -15 on January 4, 2016. Testimony was presented at the
public hearing in connection with the application. The Community Development Department
submitted a Planned Development Review to the Planning & Zoning Commission dated January
4, 2016.
The Community Development Department and Planning & Zoning Commission have offered the
following findings regarding the application against the standards for planned developments.
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 of Fact
Petition 26 -15
January 4, 2016
Findings. Lot 2 of the overall subdivision comprises of a land area of 227,456 square
feet (5.2217 acres). Following resubdivision of Lot 2, the land area of resultant Lot 1 will
be 54,809 square feet (1.26 acres) and that of resultant Lot 2 will be 38,616 square feet
(0.89 acres). The resultant lots are suitable for the intended planned development with
respect to the site characteristics standard. The property is relatively flat with no
significant natural features. The high elevation point on the east side of the property is
802 feet and the low elevation point on the west side of the property is 797 feet for a total
relief of 5 feet. The property is currently vacant.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate municipal water,
wastewater treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the sewer and water standard.
The subject properties are served with municipal sanitary sewer and water systems.
Stormwater control facilities located on the southwest portion of the subdivision have
been designed to serve the larger subdivision in accordance with the City of Elgin and
Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development with respect to the provision of safe and efficient on -site and off-
site vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended planned development with
respect to the traffic and parking standard.
The lots have frontage along, but no direct access to Randall Road. Randall Road is an
Arterial Street connecting the west side of Elgin with the surrounding communities to the
north and south. Each resultant lot will have indirect access to Bowes and Randall Roads
by means of the existing private access drive that is located at the west side of the lots
and extends through the larger commercial subdivision. The locations of the access
points to Bowes and Randall Roads, and the required improvements to those roads, have
been installed in accordance with an intergovernmental agreement between the City of
Elgin and Kane County.
Lot I
On site vehicle circulation for Lot 1 will be accommodated via two -way drive aisles
around the perimeter of the retail building. Pedestrian and bicycle access for Lot 1 will be
accommodated by sidewalks around the perimeter of the building with a direct
connection to the existing bicycle path located along the east property line (along Randall
Road). The site will be provided with 67 vehicle parking spaces and 3 bicycle parking
spaces. The number of parking spaces exceeds the retail requirement for number of
DI
Findings of Fact
Petition 26 -15
January 4, 2016
spaces to accommodate future land uses such as restaurants that require a greater number
of spaces.
Lot 2
On site vehicle circulation for Lot 2 will be accommodated via a one -way drive aisle to
direct vehicle circulation through the tunnel carwash. The curb has been left open ahead
of the carwash building to allow traffic to bypass the tunnel if necessary. The site will be
provided with 41 vehicle parking spaces. Due to the vehicle - intense nature of the land
use, no bicycle parking is proposed. The configuration of the drive- through provides
sufficient on -site stacking space such that an overflow of queued vehicles will be
accommodated within the subdivision and not create a negative impact on surrounding
rights -of -way.
D. Zoning History Standard. The suitability of the subject property for the intended
planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district.
Findings. The subject property is suitable for the intended planned development with
respect to the length of time the property has remained undeveloped or unused in its
current zoning district.
The subdivision in which the subject properties are located was annexed and zoned PAB
Planned Area Business District in 2006 under Ordinance No. G114 -06.
In 2007, planned development approval was granted to allow for the construction of a JC
Penny's retail store on Lot 1 of the subdivision through Ordinance G101 -07. However,
due to the subsequent downturn in the economy, the store was never built and the lot
continues to remain vacant.
In 2010, the planned development ordinance was amended in its entirety to modify the
site plan, landscape plan, and building elevations of the Walmart and Sam's Club
buildings to match branding, store layout, and material requirements of the respective
companies, and to amend the allowable land uses for the seven outlots within the
subdivision. These amendments were articulated in Ordinance No. G32 -10.
In 2011, planned development approval was granted to allow for the construction of the
Sam's Club Motor Vehicle Service Station through Ordinance G44 -11.
In 2012, planned development approval was granted for the construction of Portillo's
Restaurant and initial site design improvements for the Retail building adjacent to the
restaurant (2415 Bowes Road) through Ordinance G43 -12. Final planned development
approval was granted for the construction of the retail building through Ordinance G64-
12.
7
Findings of Fact
Petition 26 -15
January 4, 2016
In 2014, Ordinance G32 -10 was amended to provide for additional permitted uses within
the retail building at 2415 Bowes Road through Ordinance G72 -14.
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 intended planned development with
respect to consistency and compatibility with surrounding land use and zoning.
The lots immediately to the north, south and west of the subject properties 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 subdivision is located within
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 with
additional unimproved vacant commercial property to the north.
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 of Fact
Petition 26 -15
January 4, 2016
Findings. The subject property is suitable for the intended planned development with
respect to consistency with an existing pattern of development or an identifiable trend
within the area.
The subject properties are located in the Randall Road corridor, in an area developing
with commercial uses.
G. Planned Development Districts Standard. The suitability of the subject property for
the intended planned development with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
The applicant is requesting approval of a planned development in an existing PAB
Planned Area Business District. The purpose and intent of the provision of planned
developments is to accommodate unique development situations. For planned
development districts, the planned development should demonstrate the following
characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title [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.
The proposed retail building and carwash facility are part of a larger planned commercial
subdivision. Planned development review and approval of the proposed project is
required pursuant to PAB Planned Area Business District Ordinance No. G32 -10.
The proposals for the retail building and carwash conform to the architectural standards
of the PAB District and the Zoning Ordinance.
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 planned development with
respect to the Comprehensive Plan Standard.
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
0
Findings of Fact
Petition 26 -15
January 4, 2016
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 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 planned development with
respect to the Natural Preservation Standard.
The subject properties contain no natural features. However, the applicant proposes to
install landscaping material on each resultant lot currently being proposed for
development.
J. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed retail building and carwash
facility would be located, designed, or operated in a manner that will exercise undue
detrimental influence on itself or surrounding property. Instead, the applicant has
proposed a site configuration that will ensure ample on -site stacking space for the drive -
through carwash facility as well as the potential to restrict overflow traffic within the
subdivision in addition to proposing many site features to minimize conflicts between
pedestrians, bicycles, and vehicles.
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. Elgin Walmart/Sam's Club
Subdivision was approved in 2006, with a number of departures from the standard requirements
of the zoning and subdivision regulations as they related to number of principal buildings per
zoning lot, building and vehicle use area setbacks, and graphics.
As part of the subject planned development application for the development of Lots 1 and 2 of
Resubdivided Lot 2 of the overall subdivision, the applicant is requesting the following
departures from the Zoning Ordinance:
10
Findings of Fact
Petition 26 -15
January 4, 2016
1. 19.12.300 (E) Principal Buildings per Zoning Lot. In the AB Area Business Districts,
no more than one principal building is allowed on a zoning lot. The applicant is
proposing to subdivide Lot 2 into five lots of record and to develop each resultant lot with
at least five buildings.
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 development proposes to locate the
interior vehicle use areas at lot lines that are common to adjacent lots of record within the
same zoning lot. The departure applies to the development of both Lots 1 and 2 along
their westerly lot lines and Lot 1 along its northerly lot line.
It should be noted that landscape yards containing adequate landscape material will be
provided immediately adjacent to the subject lots where this departure is granted to
provide the necessary visual relief between lots. Specifically, these areas are located on
the larger lot to the west on which the Walmart store is located, and on Lot 2 along the
common lot line between Lots 1 and 2.
3. Section 19.50.080.D: Wall and Integral Roof Graphics.
With respect to the retail building on Lot 1 — 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 wall graphics for each tenant
on the front and rear elevation of the building with the addition of wall graphics for the
two corner tenants on the north and south (side) elevations of the building. The additional
number of graphics require a departure from the requirements of the graphics ordinance.
With respect to the carwash facility on Lot 2 - 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 four wall
graphics on the carwash facility on Lot 2. The four graphics are proposed to be located on
each elevation of the building.
4. 19.50.070.D.3: Monument Graphics — Surface Area: The maximum surface area of a
monument graphic on a street with a speed limit of 45 to 50 miles per hour is 80 square
feet. The applicant is requesting a maximum surface area of 92.5 square feet (15%
departure) for the monument graphic on Lot 1 and a surface area of 95.0 square feet (19%
departure) for the monument graphic on Lot 2, both of which require a departure from the
requirements of the graphics ordinance.
Section 19.50.090.C: Special Street Graphics — Directional Graphics: The maximum
surface area for a directional graphic permitted by the zoning ordinance is no greater than
4 square feet on multilane roads and on any highway with a posted travel speed of 35
miles per hour or greater. The applicant is requesting a maximum surface area of 7.5
11
Findings of Fact
Petition 26 -15
January 4, 2016
square feet for the directional graphics at the entry and exit to the car wash facility on Lot
2. It should be noted that the base of the directional graphic is excluded from the
calculations of the surface area of the graphic.
6. Section 19.50.090.D: Special Street Graphics — Drive - Through Facility Graphic: A
maximum of two drive- through facility graphics per business are permitted by the zoning
ordinance on a zoning lot. The applicant is requesting one drive- through facility graphic
per drive- through lane at the carwash facility on Lot 3, for a total of three graphics,
thereby requiring a departure from the requirements of the zoning ordinance. It should be
noted that the number and surface area of drive- through facility graphics do not limit the
number or surface area of other allowable signage on a zoning lot.
RECOMMENDATION DETAIL
With respect to Petition 26 -15, the Community Development Department and the Planning &
Zoning Commission recommend approval, subject to the following conditions:
1. Substantial conformance to the development application and attached
documentation dated November 20, 2015, prepared by Philip J. Salerno II of
Clingen Callow & McLean, LLC, attorney for Richport Property, LLC — S.
Randall Outlot and including the following documents:
a. Consent and Disclosure
b. Statement of Purpose and Conformance
2. Substantial conformance to the ALTA/ACSM Land Title Survey of Lot 2 of Elgin
Wal- Mart/Sam's Club Subdivision prepared by TFW Surveying and Mapping,
Inc. dated December 15, 2014 and last revised on February 12, 2015.
3. Substantial conformance to the Final Plat of Subdivision for the Resubdivision of
Lot 2 of the Elgin Wal- Mart/Sam's Club Subdivision prepared by Atwell dated
November 20, 2015, and last revised on December 29, 2015; and associated
Preliminary Engineering Plans for the "Proposed Lot 2 Resubdivision," Sheets C-
01—C-03 also prepared by Atwell and dated November 19, 2015 and last revised
on December 29, 2015.
4. Substantial conformance to the development plans as they relate to the
development of resultant Lot 1 for the construction of the new multi -tenant retail
building including the following documents:
a. Site Location Plan prepared by Atwell dated November 19, 2015 and last
revised on December 29, 2015
b. Landscape Plan prepared by Atwell dated November 19, 2015 and last
revised on December 29, 2015
12
Findings of Fact
Petition 26 -15
January 4, 2016
C. Building Floor Plans and elevations Sheets A -1.0, A -3.0 and A3.1
prepared by Jensen & Jensen, Architects, P.C. dated November 3, 2015
d. Monument graphics exhibit prepared by Olympic Signs page 10 of 10
dated February 16, 2012 and last updated on December 23, 2015
e. Exterior Site and Building Lighting Plans and specifications prepared by
Jensen & Jensen, Architects, P.C. dated November 3, 2015
f. Preliminary Engineering Plans for the Proposed Retail Shops — Lot 1 of
Elgin Wal- Mart/Sam's Club Resubdivision, Sheets C -01 through C -06,
prepared by Atwell, dated November 19, 2015 and last revised on
December 29, 2015
g. The retail building shall be permitted the installation of wall mounted
graphics on the rear elevation of the building (facing the interior of the
lot). These graphics shall be designed in surface area and dimensions that
match the primary wall mounted signs located on the front elevation of the
building, and shall not exceed the maximum allowable surface area
allowed by the by Chapter 19.50 of the zoning ordinance.
5. Substantial conformance to the development plans as they relate to the
development of resultant Lot 2 for the construction of the new Fuller's Carwash
facility including the following documents:
a. Perspective views of Fuller's Carwash, prepared by GEA Architects, Ltd,
undated.
b. Site Plan, prepared by GEA Architects, Ltd, last revised on December 23,
2015
C. Landscape Plan, prepared by ARC Design Resources, Inc for GEA
Architects, Ltd, last revised on December 24, 2015
d. Building Elevations and Floor Plans, Building and Site Lighting, and
Graphics, Sheets 2 -8 prepared by GEA Architects, Ltd darted November
20, 2015.
e. Monument Graphics and Wall Mounted Graphic Specifications prepared
by Grate Signs, Inc. dated July 7, 2015 and last revised December 29,
2015.
f. Preliminary Engineering Submittal for Fuller's Carwash on Lot 2 of Elgin
Wal- Mart/Sam's Club Resubdivision, Sheets COI through C05, prepared
by GEA Architects, Ltd and dated November 19, 2015
6. Compliance with all applicable codes and ordinances.
On the recommendation to approve the petition, the vote of the Planning & Zoning Commission
was seven (7) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 26 -15 was adopted.
13
Findings of Fact
Petition 26 -15
January 4, 2016
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/ Sarosh Saber
Sarosh Saber, AICP, Secretary
Planning & Zoning Commission
14
`(HIBITA Aerial /Location Map
W�E
0 120 240 480 720 960
Map prepared by City of Elgin Feet
Department of Community Development
Subject Property
Petition 26 -15
Legend
ORC1 Residence Conservation 1
QRC2 Residence Conservation 2
RC3 Residence Conservation 3
PRC Planned Residence Conservation
SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1
Q SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
OTRF Two Family Residence
PTRF Planned Two Family Residence
® MFR Multiple Family Residence
® PMFR Planned Multiple Family Residence
QRB Residence Business
OPRS Planned Residential Business
- NS Neighborhood Business
-PINS Planned Neighborhood Business
-ABAres Business
- PAS Planned Area Business
CC7 Center City 1
CC2 Center City 2
- PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
- GI General Industrial
- PGI Planned General Industrial
-CI Commercial Industrial
-CF Community Facility
- PCF Planned Community Facility
- FRP Fax River Preservation
(HIBIT B
Map prepared by City of Elgin
Department of Community Development
nd
Zoning Map
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PMFR
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Subject Property
1110 -1190 S. Randall Rd.
Petition 26 -15
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Department of Community Development Feet
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SITE LOCATION EXHIBIT
1110-1190 South Randall Road
Petition 26-15
Site Location
Perspective View
SITE LOCATION EXHIBIT
1110 -1190 South Randall Road
Petition 26 -15
View of property looking north
View from property looking west towards
Walmart Store
View of property looking south
View of property looking east along Randall Road
Site Pictures - 1