Loading...
G61-18 Ordinance No. G61-18 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CHIL DAYCARE SERVICE IN THE PAB PLANNED AREA BUSINESS D STRICT AND ARC ARTERIAL ROAD CORRIDOR OVERL• Y DISTRICT (1023 North Randall Road) WHEREAS, written application has been made requ-sting conditional use approval to establish a child daycare service at 1023 N. Randall Road; an. WHEREAS, the zoning lot with the building containi g the premises at 1023 N. Randall Road, is legally described herein(the "Subject Property"); an• WHEREAS,the Subject Property is located within the 'AB Planned Area Business District established by Ordinance No. G60-18, and a child daycare s;rvice is listed as a conditional use within the PAB Planned Area Business District; and WHEREAS, after due notice in the manner provide' by law the Planning and Zoning Commission conducted a public hearing on September 10, 20 8 concerning said application; and WHEREAS, the Community Development Depart -nt and the Planning and Zoning Commission have submitted their Findings of Fact concernin. said application; and WHEREAS, the Community Development Depart ent 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, Ill ois, has reviewed the findings and recommendations of the Community Development Depart ent and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and . a home rule unit may exercise any power and perform any function pertaining to its government . d affairs; and WHEREAS,zoning,including,but not limited to,this .rdinance granting a conditional use in the PAB Planned Area Business District and ARC Arte i al Road Corridor Overlay District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE I ITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of 1 Igin hereby adopts the Findings of Fact,dated September 10,2018, and the recommendations m.de by the Community Development Department and the Planning and Zoning Commission, a c.py of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a child dayc. e service is hereby granted for the property commonly known as 1023 N. Randall Road, comm.' ly identified by the Kane County Property Index Numbers 06-09-154-019, 06-09-154-020, 06-0''-154-021, 06-09-154-030,and 06- 09-154-031, and legally described as follows: Lots 568 thru 572 inclusive,(excepting therefrom the E:sterly 234.00 Feet of said Lots 569 thru 572 inclusive and the Southerly 39.06 Feet of the Easterly 234.00 Feet of aforesaid Lot 568) in Valley Creek, Unit No. 15, being a resubdi ision of parts of Lots 567 and 566 of Valley Creek,Unit No. 14,being a subdivision of p. of Section 9,Township 41 North, Range 8, East of the Third Principal Meridian, situate. in the City of Elgin, Kane County, Illinois. (commonly known as 1023 N. Randall Road). Section 3. That the conditional use for the Subj•ct Property as authorized by this ordinance shall be subject to the following additional conditio s: 1. Substantial conformance to the Development Application submitted by JAS Development—Elgin, LLC, as applicant, and Kan; Holdings LLC, as property owner, received March 23, 2018, and supporting docume is including: a. Undated Conditional Use Statement of Purpose and Conformance,received August 6, 2018; b. Undated Operational Description from the Le. ing Experience, received July 2, 2018; c. Plat of Survey, prepared by Greengard, Inc., d.ted January 26th, 2018; d. Aerial and Site Plan Exhibit,prepared by Gree gard, Inc., dated July 3, 2018; e. Landscape Plan,prepared by David R.McCall Associates,Inc.,dated March 20, 2018, last revised July 27, 2018; f. Schematic Floor Plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; g. Schematic Building Elevations plan, prepar d by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; h. Site Details plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; i. Undated Main Entry Details plan, received Jul, 2, 2018; j. Undated Signage Details plan,prepared by J. el Kizel Architects and Engineers, Inc., received July 2, 2018; k. Two-page TLE Elgin Civil Set,prepared by T;lser Lighting Associates, dated July 27, 2018; 1. Plat of Easement Grant, prepared by Greengar., Inc., dated August 2, 2018; m. Proposed Site Improvements for The Learn ng Experience plans, prepared by Greengard, Inc., dated March 23, 2018, last re ised August 2, 2018; and n. Stormwater Management Report, The Learni : Experience Elgin, IL, prepared by Greengard, Inc., dated May 17, 2018. 2 In the event of any conflict between such document. 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. A maximum of three wall graphics are permi u ed to be installed in substantial compliance with the Undated Main Entry Detail. plan, received July 2, 2018, and Schematic Building Elevations plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018. 3. Compliance with all applicable codes and ordinan es. Section 4. That this ordinance shall be in full forc• and effect upon its passage in the manner provided by law. David J. K..: n, mayor Presented: October 24, 2018 Passed: October 24, 2018 Omnibus Vote: Yeas: 8 Nays: 0 . �: `4 Recorded: October 24, 2018 •- •,. Published: October 26, 2018 '�4. Attest: - . Kimberly Dewis, C. ler 3 EXHIBIT A September 10,2018 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW • Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 11-18 and 34-18 an application by JAS Development-Elgin, LLC, as applicant, and Kane Holdings LLC, as property owner, requesting approval of a planned development as a map amendment from AB Area Business District to PAB Planned Area Business District with a departure from Section 19.50.080, "Wall and Integral Roof Graphics",to allow three building graphics, and requesting a conditional use for a "child daycare service", all of which is necessary to establish The Learning Experience, a child daycare center at the property commonly referred to as 1023 N. Randall Road. The subject property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 11-18 and 34-18 Property Location: 1023 N. Randall Road Requested Action: Planned Development as a Map Amendment and Conditional Use Current Zoning: AB Planned Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: PAB Planned Area Business District, and ARC Arterial Road Corridor Overlay District Existing Use: Vacant undeveloped land Proposed Use: Child Daycare Service Applicant: JAS Development—Elgin, LLC Owner Kane Holdings LLC Recommendation& Findings of Fact Petition 11-18 and 34-18 September 10, 2018 • Staff Coordinator: Damir Latinovic,AICP, Senior Tanner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Applicati9n and Attachments F. Draft Ordinances BACKGROUND JAS Development-Elgin, LLC, as applicant, and Kane Hol ings LLC, as property owner, are requesting approval of a planned development as a map endment from AB Area Business District to PAB Planned Area Business District with a depa re from Section 19.50.080, "Wall and Integral Roof Graphics",to allow three building graphics,and requesting a conditional use for a"child daycare service", all of which is necessary to establi h The Learning Experience, a child daycare center at the property commonly referred to as 1023 N Randall Road.The subject property is zoned AB Area Business District and ARC Arterial Road orridor Overlay District. The 2.33 acre property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south.The multi-tenant and multi- building shopping center is currently home to Russo Power quipment, Bumble Bee Play Café, Royal Liquor and Wine liquor store, and Carmina's restaural t, among others. An indoor practice facility specializing in baseball and softball is currently propo ed at 1005 N.Randall Road adjacent to Russo Power Equipment. The subject property is currently vacant and unimproved green space immediately south of Carmina's restaurant. Proposal The applicant is proposing to construct a new one-story 10,000 square foot daycare center building (The Learning Experience) with accessory parking lot with 69 parking spaces. A state-required 5,000-square foot outdoor play area for children would be provided in rear(east)of the building, which would be enclosed by a six-foot high, solid privacy f- ce. A surface stormwater detention facility would be located on the north side of the building whish will meet all stormwater ordinance requirements. . -2 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 —• 4 Z ._i 44#11::::-*A__ -_, , ... ..,,,, , ., . . . s„, ' r 4 , f r l,I Q',,,,,, , , s. \�.. :1 :1,47.1' ,:/"'.'„ ifF 4 'a — x " ' cam'. -- — .J S _ ,,;�,, 1 — fib , / ,1:4'.., **I 4 / e r _ .. __ 1/ _ • - • // ► ElNW l 17--....!--,--. _ 1 s It i Yc'si' IOW. ie II — IMF— fif tar sm. i Figure 2:Proposed Landscape Plan The proposed site layout would seamlessly connect to the surrounding properties and parking areas. The property would not have a direct access to Randall Road. The access to the site would be provided via the existing shopping center drive-aisles which provide access to Fletcher Drive to the north and Royal Boulevard to the south. A direct parking lot connection would also be provided to the Carmina's restaurant to the north. The applicant would also install the beginning of a new western internal shopping center drive-aisle with street lights, street trees, and public sidewalks. Staff anticipates future outlots would be established along this western shopping center drive-aisle. - 3 - Recommendation& Findings of Fact Petition 11-18 and 34-18 September 10,2018 UR*r' - ,, ,,, Mit 4: 4i,„ . , _ , ,,.... „. , • _ . „ .. * R PROPOSED f DAYCARE S __ _ I ENTER / /j, V • 0714c. 1- ,, _,Aly , , Nt ici :' "Aziv I} l D 0 T'' l,� r o k\ INTERNA.DRIVE I• ISLE % ...f, // t "''r •.Y +Y • \ ' / v .w \•:, l f, Y �w t i t.- . r-,. i.1.. o-1 n _.,,.`.. ' • �f - - Figure 3:Shopping Center layout The exterior of the proposed building would almost exclusive y be constructed with red brick. A small portion of hardie-board siding in the gable on the front elevation would highlight the main building entrance. Extensive landscaping, street lights, an pedestrian connections would be provided throughout the site, all of which meets the city req 'rements. The applicant would also install a new monument graphic and wall graphics facing R all Road. The daycare center would be open 6:30 am—6:30 pm Monday—Friday with occasional events on the weekends. The facility would have 24 employees duri peak time with capacity for 185 children.The proposed daycare center is required to have a to1 of 26 parking spaces(one parking space per employee during the peak shift demand, plus on parking space per ten seats in the classroom with largest capacity). With a total of 69 parkin spaces proposed on site (46 new parking spaces and 23 existing parking spaces)the property ill meet the parking requirement. In addition, all properties within the shopping center share a cross-access and cross-parking agreement.As such,after the construction of the daycare cente a total of 836 parking spaces would be required for all uses within the shopping center. With the a dition of 46 new parking spaces on the daycare center site, the entire shopping center will have a otal of 1,227 parking spaces which will continue to meet the parking requirement. During drop-off/pick up times,all parents/guardians are expec ed to temporarily park their vehicles as they are required to sign-in to drop-off and pick-up their hildren. The peak parking demand -4 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 occurs between 7:30 am—8:30 am and 4:30 pm- 5:30 pm when up to 86 children are expected to be dropped off and picked up. With an average of five minutes for each drop-off and eight minutes for each pick-up, the proposed parking facilities can adequately meet the daycare center needs. Service of alcohol in proximity of the proposed daycare center The Learning Experience is a daycare center, not a school. As such,the distance requirements that may be imposed by the Illinois Liquor Control Act, 235 ILCS 5/1-1 et seq., (the"Act") and/or the zoning ordinance upon an establishment with, or seeking to obtain, a liquor license do not apply. The Act generally provides, in pertinent part, that"[n]o license shall be issued for the sale at retail of any alcoholic liquor within 100 feet of any church, school other than an institution of higher learning, hospital, home for aged or indigent persons or for veterans, their spouses or children or any military or naval station."That being said,the State recently adopted an amendment to the Act which allows local liquor control commissions to grant exceptions to this distance requirement if the commission is given that authority by local rule or ordinance (see Public Act 100-0663). City Council is currently considering such an ordinance. The zoning ordinance distance requirements only apply to liquor stores seeking to locate within 100 feet of a church, school other than an institution of higher learning, hospital, home for aged or indigent persons or for veterans, their spouses or children or any military or naval station.An amendment to this provision within Chapter 19.90 may also be necessary, depending upon the intent of City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1978.Upon annexation, the property was zoned B-3 Service Business District. In 1992 it was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The property was subdivided in 1996 as part of Valley Creek Subdivision but has never been developed. B. Surrounding Land Use and Zoning. The subject property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south. The subject outlot is located immediately south of Carmina's Restaurant and west of the multi-tenant shopping center building home to Bumblebee Play Café, Royal Liquor and Wine liquor store, and Phoenix Athletics fitness facility. Russo Power Equipment (formerly a Walmart store) and one multi-tenant retail building are located directly to the south along Royal Boulevard. The property further to the east is zoned AB Area Business District and is improved with three multi-tenant office buildings primarily occupied with medical offices. The property to the south across Royal Boulevard is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial - 5 - Recommendation& Findings of Fact Petition 11-18 and 34-18 September 10, 2018 building(Home Depot)and accessory parking. The properties to the north across Fletcher Drivea zoned PRC Planned Residence Conservation District and are improved with illcreek Townhomes residential development. The property to the west across Randall Road is zon- PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay I istrict, and is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. C. Comprehensive Plan. The subject property is designted as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelin-s. Located along the City's heavily traveled corridors and intersection, Corridor Comm- ial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smalle stand-along businesses. Corridor Commercial areas are the most widely accommoda ng and ranging commercial areas within the city. Corridor Commercial areas are auto-o vented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District.The purpose and intent of this PAB z ning district is to provide a planned commercial environment, subject to the provisions of hapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of w 'ch is to provide commodities and services to several neighborhoods, and in some instan es to a communitywide or regional supporting population. AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC1 Center City District. E. Trend of Development. The subject property is located along N. Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into one of the City's primary commercial retail corridors with wick range of retail and service uses serving city residents. The subject property is located within an established multi-tenant shopping center that was developed in the mid-1990s. Most recent development within the shopping center includes the renovation of the former Walmart store for Russo Power Equipment,a 10,000-square foot physical fitness facility(Phoenix Athletics),and a 22,000- square foot cafe/restaurant with indoor play equipment for children (Bumblebee Play Café). Other existing commercial tenants include Carmina's Restaurant and Banquets, Royal Cleaners,and Royal Liquor and Wine retail stones.A 15,000-square foot multi-sport indoor training facility specializing in baseball and so i ball is currently proposed to occupy the vacant commercial space immediately north o Russo. The shopping center can accommodate additional potential outlot buildings closest to Randall Road. - 6- Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10,2018 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 11-18 and 34-18 on S• s tember 10, 2018. Testimony was presented at the public hearing in support of and agains' the application. The Community Development Department submitted a Planned Developme Amendment Review and Written Findings&Recommendation to the Planning&Zoning Co 0 ission dated September 10,2018. The Community Development Department and the Planning & Zoning Commission have made the following fmdings regarding this application against fl a standards for map amendments outlined within§ 19.55.030, the standards for planned develo'ments outlined within § 19.60.040, and standards for conditional uses outlined within § 19.65.0311: STANDARDS FOR MAP AMENDMENTS AND PLAN I D DEVELOPMENTS For consideration by the Planning & Zoning Commissi n, the Community Development Department offers the below fmdings regarding the applicat on against the standards for a map amendment outlined within§ 19.55.030, and a planned develipment outlined in§ 19.60.040: A. Site Characteristics Standard. The suitability of th• subject property for the intended zoning district with respect to its size, shape, si. ificant natural features including topography, watercourses and vegetation and existin: improvements. Findings. The subject property is suitable for the int: ded zoning district with respect to its size, shape, significant features including topogr.phy, watercourses, vegetation, and existing improvements. The 2.33-acre property is p. of a larger multi-tenant and multi- building shopping center, but is currently unimprov-d open green space. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. The proposed development would seamlessly connect to the surrounding properties and parking lots. B. Sewer and Water Standard.The suitability of the su 'ect property for the intended zoning district with respect to the availability of adequate M nicipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the int; ded zoning district with respect to the availability of adequate water, sanitary treatmen I and storm water control facilities. The development would connect to the existing m 'cipal, sanitary and water services located on the interior of the shopping center. The ex sting facilities can adequately serve the existing uses and the proposed use on the prope . - 7 - Recommendation &Findings of Fact Petition 11-18 and 34-18 September 10, 2018 The applicant will construct a new surface stormw:ter detention facility to meet the • stormwater ordinance requirements. The proposed de -lopment will not have any negative impact on the existing water, sanitary sewer, and sto water control facilities in the area. C. Traffic and Parking Standard. The suitability of t'e subject property for the intended zoning district with respect to the provision of sa • and efficient on-site and off-site vehicular circulation designed to minimize traffic con.:estion. 1. Nonresidential land uses should be located cen al and accessible to the area or population served without requiring traffic move ents through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined b the "arterial street"[SR]system. 2. The number of locations for vehicular access to or rom a public right of way should be limited to those which are necessary for the r''sonable use of the property and consistent with current traffic engineering stand,rds. Property with two (2) street frontages should not be permitted access to or fro the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for v-hicular access to or from a public right of way should be aligned directly opposite - fisting or approved locations across the street. Findings. The subject property is suitable for the int: ded zoning district with respect to the provision of safe and efficient on-site and off-si e vehicular circulation designed to minimize traffic congestion. The proposed developm:nt will not have a new direct access to Randall Road.The applicant is not proposing to make any changes to the current on-site or off-site vehicular improvements,which maintain congestion-free traffic circulation.The property would gain access through other surround' g properties to the main shopping center access drive-aisles with access driveways to Fl-tcher Drive on the north and Royal Boulevard to the south. All surrounding properties p. of the shopping center enjoy cross access and cross parking agreements. The existing 'veways can adequately serve the existing uses on the property and the proposed daycar- center facility. The proposed daycare center is required to have a tot, of 26 parking spaces (one parking space for each of the 24 employees during the peak s 'ft demand, plus one parking space per ten seats in the classroom with the largest capaci ). With a total of 69 parking spaces proposed on site(46 new parking spaces and 23 exist g parking spaces)the property will meet the parking requirement. After the construction of the daycare center a total of 836 parking spaces would be required for all uses within e shopping center.With the addition of 46 new parking spaces on the daycare center site,tie entire shopping center will have a total of 1,227 parking spaces which will continue to eet the parking requirement. - 8 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 During drop-off/pick up times,all parents/guardians are expected to temporarily park their vehicles as they are required to sign-in when they drop-off and pick-up the children. The peak parking demand occurs between 7:30 am—8:30 am and 4:30 pm - 5:30 pm when up to 86 children are expected to be dropped off/picked up. With an average of five minutes for each drop-off and eight minutes for each pick-up, the proposed parking facility can adequately meet the daycare center needs during its peak times. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings.The property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the city in 1978.Upon annexation,the property was zoned B-3 Service Business District.The property was zoned AB Area Business District in 1992. In 1996, the property was subdivided as part of Valley Creek Subdivision. The property remains vacant green space that has never been developed. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The subject property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south. The subject outlot is located immediately south of Carmina's Restaurant and west of the multi-tenant shopping center building home to Bumblebee Play Café, Royal Liquor and Wine liquor store, and Phoenix Athletics fitness facility. Russo Power Equipment building (formerly occupied by a Walmart store) and one multi-tenant retail building are located directly to the south along Royal Boulevard. The property further to the east is zoned AB Area Business District and is improved with three multi-tenant office buildings primarily occupied with medical offices. The property to the south across Royal Boulevard is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one-story commercial building(Home Depot) and accessory parking. The properties to the north across Fletcher Drive are zoned PRC Planned Residence Conservation District and are improved with Millcreek Townhomes residential development. -9 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 The property to the west across Randall Road is zone' PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay District. It is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. F. Trend of Development Standard. The suitability oft e subject property for the intended zoning district with respect to consistency with an ex ting pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the int- ded zoning district with respect to consistency with an existing pattern of development or ; identifiable trend of development in the area. The subject property is located along Rand=11 Road commercial corridor.Over the last 20 years, Randall Road has developed into one of the City's primary commercial retail corridors with a wide range of retail and servi e uses serving city residents. The subject property is located within an established mu ti-tenant shopping center that was developed in the mid-1990s. Most recent development within the shopping center includes the renovation of the former Walmart store for Russo ower Equipment, a 10,000-square foot physical fitness facility(Phoenix Athletics), and 22,000-square foot cafe/restaurant with indoor play equipment for children (Bumb bee Play Café). Other existing commercial tenants include Carmina's Restaurant and anquets,Royal Cleaners and Royal Liquor and Wine retail stores. A 15,000-square foot multi-sport indoor training facility specializing in baseball and softball is currently propo d to occupy the vacant commercial space immediately north of Russo. The shopping c ter can accommodate additional potential outlot buildings closest to Randall Road. G. Zoning Districts/Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning dist ict with respect to conformance to the provisions for the purpose and intent, and the lo ation and size of a planned zoning district. Findings. The property is suitable for the intend zoning district with respect to conformance to the provisions for the purpose and in ent and the location and size of the zoning district. The purpose and intent of this PAB z 'ng district is to provide a planned commercial environment, subject to the provisions of hapter 9.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. The PAB district is most similar to AB Area Business District, the purpose and intent of w 'ch is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population. AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC1 Center City District. - 10- Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 H. Comprehensive Plan Standard. The suitability of th• subject property for the intended zoning district with respect to conformance to the gsals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the int- ded zoning district with respect to conformance to the goals,objectives,and policies of th- Official Comprehensive Plan.The subject property is designated as Corridor Commercia by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently ad.'s ted by the City Council. Located along the City's heavily traveled corridors and inters-ction, Corridor Commercial areas provide retail services to both local and regional co timer bases. These areas contain a mix of retail from large community centers with mul iple tenants to smaller stand-along businesses. Corridor Commercial areas are the most idely accommodating and ranging commercial areas within the city. Corridor Commerci.1 areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVEL I PMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned i evelopments and with respect to the provisions of section 19.65.010 of the zoning ordinan d e. No conditional use for a planned development should be granted for the sole purpose of ntroducing a land use not otherwise permitted on the subject property. Findings.This standard is not applicable.The applic. t is requesting approval of a planned development as a map amendment. J. Natural Preservation Standard. The suitability oft e subject property for the intended planned development with respect to the preservatio of all significant natural features including topography, watercourses, wetlands, and v-..etation. Findings. The subject property is suitable for the ' tended planned development with respect to the preservation of all significant na al features including topography, watercourses, wetlands, and vegetation. The property is currently vacant green space with no significant natural features. No significant natural features including topography, watercourses, or wetlands exist on the property. The applicant will create a new surface stormwater detention facility to meet the storm ater ordinance requirements. The applicant will install 47 new shade, ornamental, or ev rgreen trees and approximately 225 shrubs throughout the site. K. Internal Land Use. The suitability of the subject roperty for the intended planned development with respect to the land uses permitted w.thin the development being located, - 11 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 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 ' tended planned development with respect to the land uses permitted within the develo ent being located, designed, and operated so as to exercise no undue detrimental influ ce on each other or on surrounding properties. The proposed child daycare center is an lowable conditional use in the AB Area Business District. The proposed hours of operati ns of the daycare center are similar to the typical business hours of the surrounding uses. Although the shopping center currently has a signific t surplus of parking, the applicant will add 46 new parking spaces to the shopping ce ter site. All properties within the shopping center enjoy cross-access and cross-parking greements and operate without any negative impact on each other. The use and develo ment of the shopping center will continue to operate with no negative impact on the sounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXC PTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Section 19.50.080,"Wall and Integral Roof Graphi ".The applicant is proposing three wall/building graphics -- one main wall graphic abo a the entrance and graphics (block numbers and letters) on the two front columns of the uilding. Per the zoning ordinance, two wall/building graphics are allowed. Staff finds the proposed departure from the sign ordinances appropriate to establish a unique identity for the proposed use along N. Randall Road.The twobuilding graphics that constitute two front columns with numbers and letters serve to identify the facility as a place for childcare. With the main wall graphic above the entrance,the total surface area of all three wall/building graphics is 73.32 square feet, which is still less than the maximum permitted wall sign surface area of 80 square feet. In addition, the only other proposed graphic is 45-square foot monument graphic along Randall Road,which is significantly less than the max' urn permitted monument sign of 80 sq. ft. - 12 - Recommendation& Findings of Fact Petition 11-18 and 34-18 September 10,2018 RIDGE vENT— LEaswu 38r usFT To offs:t any negative impact of the 5 '— additiona wall graphic, the proposed develop ent would include 47 new trees and 225 new shrubs. The applicant would also { install e beginning of a new, western internal shopping center drive-aisle with y = > w• street li. ts, street trees and public sidewalks that will enable development of additional -- outlots in the shopping center in the future. arr © !tic , III; A ■u! OR ■t■ ■•R�MRS 1G■ 't ill !1r • t . I ■!11 NJ$ STOREFRONT-1 ( KNOX•t LETTERI • Figure 4.Proposed wall/building graphics STANDARDS FOR CONDITIONAL USE For consideration by the Planning & Zoning Commissi on, the Community Development Department offers the following fmdings regarding this a s plication against the standards for conditional uses outlined within§ 19.65.030: A. Site Characteristics Standard. The suitability of th• subject property for the intended conditional use with respect to its size, shape, signifi ant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 2.33-acre property is part of a larger multi-tenant and multi- building shopping center, but is currently unimproved open green space. There are no significant natural features including topography, w.tercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. The proposed development would seamlessly connect to th- surrounding properties and parking lots. B. Sewer and Water Standard. The suitability of th: subject property for the intended conditional use with respect to the availability of ade uate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the int: ded conditional use with respect to the availability of adequate water, sanitary treatment. and storm water control facilities. - 13 - Recommendation& Findings of Fact Petition 11-18 and 34-18 September 10,2018 The development would connect to the existing m cipal, sanitary and water services located on the interior of the shopping center. The exi•ting facilities can adequately serve the existing uses on the property and the proposed use. The applicant will construct a new surface stormw.ter detention facility to meet the stormwater ordinance requirements. The proposed dev:lopment will not have any negative impact on the existing water, sanitary sewer, and sto water control facilities in the area. C. Traffic and Parking Standard. The suitability of th• subject property for the intended conditional use with respect to the provision of sa : and efficient on-site and off-site vehicular circulation designed to minimize traffic con_estion. Findings. The subject property is suitable for the inti ded zoning district with respect to the provision of safe and efficient on-site and off-sit- vehicular circulation designed to minimize traffic congestion. The proposed developm- t will not have a new direct access to Randall Road. The applicant is not proposing to make any changes to the current shopping center access driveways and internal drive .isles, which maintain congestion- free traffic circulation. The property would gain :ccess through other surrounding properties to the main shopping center access drive-ais e with access driveways to Fletcher Drive on the north and Royal Boulevard to the south. 11 surrounding properties part of the shopping center enjoy cross access and cross parking .greements. The existing driveways • can adequately serve the existing uses on the prop- and the proposed daycare center facility. The proposed daycare center is required to have a tot:I of 26 parking spaces(one parking space for each of the 24 employees during the peak s 'ft demand, plus one parking space per ten seats in the classroom with the largest capaci ). With a total of 69 parking spaces proposed on site(46 new parking spaces and 23 exis g parking spaces)the property will meet the parking requirement. After the construction f the daycare center, a total of 836 parking spaces would be required for all uses within th- shopping center.With the addition of 46 new parking spaces on the daycare center site,th- entire shopping center would have a total of 1,227 parking spaces which will continue to eet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the inte ded conditional use with respect to it being located, designed, and operated so as to pro ote the purpose and intent of the zoning ordinance.The proposal represents a desirable ill development that will continue to revitalize an aging shopping center. The proposed d-velopment will seamlessly connect to the surrounding properties and will increase the umber of available parking spaces within the shopping center.The applicant would also e.tablish the beginning of the western - 14- Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 internal shopping center drive-aisle with street lights, street trees, and public sidewalks which has the potential to attract additional outlots along Randall Road. The proposed daycare center will complement surrounding service uses such as Bumble Bee Play Café, Phoenix Athletics fitness facility, and the proposed indoor training facility for baseball and softball (It Starts with the Turf), and it will not exercise any undue detrimental impact on the surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 11-18 and 34-18, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by JAS Development — Elgin, LLC, as applicant, and Kane Holdings LLC, as property owner, received March 23, 2018, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received August 6, 2018; b. Undated Operational Description from the Learning Experience,received July 2,2018; c. Plat of Survey, prepared by Greengard, Inc., dated January 26th, 2018; d. Aerial and Site Plan Exhibit, prepared by Greengard, Inc., dated July 3, 2018; e. Landscape Plan, prepared by David R. McCallum Associates, Inc., dated March 20, 2018, last revised July 27, 2018; f. Schematic Floor Plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; g. Schematic Building Elevations plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; h. Site Details plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018; i. Undated Main Entry Details plan, received July 2, 2018; j. Undated Signage Details plan,prepared by Jarmel Kizel Architects and Engineers, Inc., received July 2, 2018; k. Two-page TLE Elgin Civil Set,prepared by Telser Lighting Associates, dated July 27, - 15 - Recommendation & Findings of Fact Petition 11-18 and 34-18 September 10, 2018 2018; 1. Plat of Easement Grant,prepared by Greengard, Inc., dated August 2, 2018; m. Proposed Site Improvements for The Learning Experience plans, prepared by Greengard, Inc., dated March 23, 2018, last revised August 2, 2018; and n. Stormwater Management Report, The Learning Experience Elgin, IL, prepared by Greengard, Inc., dated May 17, 2018. 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. A maximum of three wall graphics are permitted to be installed in substantial compliance with the Undated Main Entry Details plan, received July 2, 2018, and Schematic Building Elevations plan, prepared by Jarmel Kizel Architects and Engineers, Inc., dated July 27, 2018. 3. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 11-18 and 34-18, subject to the conditions outlined above, was six (6) yes, zero (0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning& Zoning Commission - 16- I ta fi } l1/ — Subject Property N Petition 11 -18 ," a •, s I I / t c� . I `. `'; . 4 • 110., / laft.irr .. ` 1 I r - .4P4:::' mansr .-1 7 l r iii Oti r♦ litii i ti .. ��� a ,. .t '''` �\ ` ‘lor ...- _... /. ,'r*44 *so• ....,,_ .., .7. , , 4,t.g *, ....„....„_._, .* if, mt ni ,, t, Rom M 1 r y : li 111 , _ Ilk t, ®! ., rte, t4'-'.) 1' 410:\ ") 4 *At./ .40 r, \s„, i a r aria 4,4 '. 7..4. , tA: ,_,,,4406,(10.06 _ . . 07'4111 1, (11 I ,!Opp i .. ... -,.... # _ . . , „....,..„.,.... ...:_....4..., . ... #K). 4/12‘ 0 IlkOw ., wilisiku„,-.442110—, --,-4r to...7. ;Ili no t! mi.:--Iv;-iatt .1,-.11p--,46 , 410101 . Blu ySi & \- -i.4# vi. • . , ,_cv , ` Jar a � ,Q li ' .; \ - ,,,,,, ......., ty EL i _:. t,A,, NeCilica ",\•\ . far L 1.011. w40,3 iIL . ��� ���ri. Robin Ln it VANI EXHIBIT Aerial/Location Map H W-dr-E 1 S 0 110 220 440 660 880 Map prepared by City of Elgin Feet Department of Community Development / i _ PMFR .41///ihi la a° 41r. . ,. Subject Property )i , Petition 11 -18 46,1 S it PRC LegendIII ,+4 ♦ °^� Q RC1 Residence Conservation 1 , ¢ ♦ c'^ O RC2 Residence Conservation 2 -lk _ -- -` ORC3 Residence Conservation 3 O PRC Planned Residence Conservation \\ ♦1 O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 _ D A D O TRF Two Family Residence / 1!`�D OPTRF Planned Two Family Residence �� MFR Multiple Family Residence �, QPMFR Planned Multiple Family Residence / -----_____\ QRB Residence Business AB QPRB Planned Residential Business / NB Neighborhood Business / �� 01111V ®PNB Planned Neighborhood Business / ©AB Area Business / inPAB Planned Area Business / �, . -CC1 Center City 1 • 4.- IM CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial .. . - -PORI Planned Office Research Industrial -GI General Industrial IMPGI Planned General Industrial R0Y04e MCI Commercial Industrial -CF Community Facility -PCF Planned Community Facility •• EXHIBITB Zoning Map N W-A1,—E I S Map prepared by City of Elgin 0 60 120 240 360 480 Feet Department of Community Development Fletcher Dr r Subject Property / 1023 N. Randall Rd. ma Petition 11 -18 a m� 0609154030 0609154031 0609154019 --- 0609154020 0609154021 • EXHBIIT C Parcel Map N City of Elgin 0 20 40 80 120 160 Department of Community Development Feet EXHIBIT D SITE LOCATION 0 1023 N. Randall Road Petition 11-18 and 34-18 SUBJECT r �,` x215 - .. :, i-�� PROPERTY •i • ,r n ` - -IV-. R _ III M- 1 tri �(\ 4.e ', '' - ''''...4 ,r 7 ' \ic.:,. ..k„,......„,...„ x ,..,_, .. „ , .. . .... , 4,,..,! p...-. , .,- .f, ' / 4.., f. Z. : --- -...,,,,,,..- -- ',. , '1". , ' &IIIIIIp:it. _ �< .'/A 2013 Bird's Eye View Looking North SUBJECT PROPERTY 1 ~ .----------. IIs r. • --lit • e •.• �s , • 414411. i t I A Adioi ......... 1 • . . .04i:4100 . h; 461 46 air -- -sf. wiles 2018 Bird's Eye View Looking East EXHIBIT D SITE LOCATION 1023 N. Randall Road Petition 11-18 and 34-18 1111111 ay. . Subject property, future location of proposed daycare center rik • Randall Road frontage of the subject property EXHIBIT D SITE LOCATION 1023 N. Randall Road Petition 11-18 and 34-18 +rte= ` "= ¶. dr �,. 4 -.� +�'�"'-^wr.�_. r4.,�„n.,�-......,.,�•.i may' f• � 1161MeggSW i s.. . Parking lot adjacent to the south • _ 1 rfty? 3L 110 • - a Randall Road frontage of the parking lot adjacent to the south EXHIBIT D SITE LOCATION 1023 N. Randall Road Petition 11-18 and 34-18 i Location of the proposed It Starts with the Turf indoor practice facility 7-,�. Building previously occupied by almart, now Russo 4 Power Equipment EXHIBIT D SITE LOCATION 1023 N. Randall Road Petition 11-18 and 34-18 T � . 444. turnieZet PLAN' CAtE1111. Bumblebee Play Cafe at 1015 N. Randall Rd _ r Phoenix Athletics at 1029 Ni. Randall Rd J