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G72-18 Ordinance No. G72-18 AN ORDINANCE AMENDING ORDINANCE NO. G40-06 WHICH AMEND D THE DEVELOPMENT PLAN IN A PAB PLANNED AREA BUSINESS DISTRICT AN GRANTED A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE ARC • RTERIAL ROAD CORRIDOR DISTRICT AND AMENDING ORDINANCE NO. G11 15 WHICH AMENDED PAB PLANNED AREA BUSINESS DISTRICT O' INANCE NO. G40-06 (819 South Randall Road) WHEREAS, the territory herein described has been •lassified in the PAB Planned Area Business District, and is subject to the requirements of Ordin. ce No. G40-06; and WHEREAS, by adopting Ordinance No. G11-15 o April 22, 2015, the City Council amended certain provisions of Ordinance No. G40-06, and WHEREAS, written application has been made to . end PAB Planned Area Business District Ordinance No. G40-06, as amended by Ordinanc: No. G11-15, to construct a new freestanding multi-tenant commercial building with a drive-t ough facility and accessory parking within the portion of the parking lot of the property comma ly known as 815 S. Randall Road "Meijer Store", and WHEREAS, after due notice in the manner provide• by law, the Planning and Zoning Commission conducted a public hearing concerning said app ication on November 5, 2018; and WHEREAS, the Community Development Depart ent 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, subjec to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Il inois, 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 :s a home rule unit may exercise any power and perform any function pertaining to its governmen and affairs; and WHEREAS, zoning, including, but not limited to, th s ordinance granting an amendment to the PAB Planned Area Business District established by 0 •inance No. G40-06, as amended by Ordinance No. G11-15, pertains to the government and affai is of the city. NOW, THEREFORE, BE IT ORDAINED BY THE ITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of olgin hereby adopts the Findings of Fact, dated November 5, 2018, and the recommendations mail e by the Community Development Department and the Planning and Zoning Commission, a cosy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 4. G. of Ordinance No. G41-06,which regulates"Site Design" in the PAB Planned Ara Business District of the Subject Pro•erty, is hereby amended only as set forth in this ordinance to allow for the redevelopment of the s iecified portion of The Meijer Store parking lot to construct a freestanding multi-tenant comme cial building with a drive-through facility and accessory parking, and shall include the following, additional conditions: 11. Substantial conformance to the Development A splication submitted by Amsterdam Property Group, L.L.C., as applicant, and Mei er Stores Limited Partnership, as property owner, received August 28, 2018, and susporting documents including: a. Amsterdam Property Group, LLC Stateme of Purpose and Conformance - Planned Development Amendment - Ordin. ce No. G40-06 letter from John E. Regan, attorney for petitioner, dated Septemb..r 12, 2018; b. ALTA/NSPS Land Title Survey, prepared by Professional Land Surveying, Inc., dated July 2, 2018; c. Final Plat of Subdivision Resubdivision of Lot 1 of the Final Plat of the 1st Resubdivision of Lot 1 of Woodbridge Nort Commercial Subdivision, prepared by Professional Land Surveying, Inc., dated J ly 26, 2018, last revised December 6, 2018, with such further revisions as requir,d by the Community Development Director; d. Site Plan(Overall) Sheet 1,prepared by KMA&Associates, Inc. Architects,dated September 24, 2018, with such further revis'ons as required by the Community Development Director; e. Site Plan (Enlarged) Sheet 1A, prepared by A & Associates, Inc. Architects, dated September 24, 2018, with such fu er revisions as required by the Community Development Director; f. Landscape Development Plan Sheet 1B, pr:I.ared by KMA & Associates, Inc. Architects, dated October 18, 2018, with suc further revisions as required by the Community Development Director; g. Photometric Plan Sheet E1,prepared by KM' & Associates, Inc. Architects, dated September 24, 2018; h. Trash Enclosure and Floor Plan Sheet 3, pry pared by KMA & Associates, Inc. Architects, dated September 24, 2018, with ch further revisions as required by the Community Development Director; i. Elevation plans Sheet 2, prepared by KMA Associates, Inc. Architects, dated September 24, 2018, with such further revis ons as required by the Community Development Director; j. Proposed Improvements for Proposed Rets it Development Meijer Outlot - Southeast corner of S. Randall Road and Co lege Green Road engineering plans, prepared by Manhard Consulting Ltd,dated A gust 7,2018, last revised November 19, 2018, with such further revisions as requi ed by the City Engineer; and - 2 - k. Undated two-page McGraw-Edison GSM/GSI Galleria Square lighting fixture specification, received September 24, 2018. In the event of any conflict between such documen s and the terms of this ordinance or other applicable city ordinances, the terms of thi• ordinance or other applicable city ordinances shall supersede and control. 12. A departure is hereby granted to permit a total of 2. parking spaces on the property for the proposed multi-tenant commercial building. The proposed 6,006-square foot building is hereby permitted to be occupied with a I permitted, conditional, and similar uses as listed in the PAB Ordinance No. G40-06, a. amended, including but not limited to eating places (restaurants), carry-out restauran is, and drinking places, without the need to provide additional parking spaces. 13. The color of the masonry exterior of the propos-d building must match the lighter masonry color of the restaurant building adjacent t i the south commonly known as 821 S. Randall Road ("Starbucks Property"). If awni gs are installed over the storefront windows,the color of the awnings shall be black to match the awnings on the Starbucks Property. 14. Deliveries for any of the uses within the proposed multi-tenant retail building must be scheduled outside of the peak times. 15. Compliance with all applicable codes and ordinan es. Section 3. That Section 4. J. of Ordinance No. G41-06, which regulates "Signs" in the PAB Planned Ara Business District of the Subject Propert , is hereby amended to include the following additional conditions: 7. Box-type wall graphics are not permitted on th multi-tenant commercial building commonly known as 819 S. Randall Road. Any all graphics installed on the multi- tenant commercial building at 819 S. Randall Ro.d must be individual channel letter- type wall graphics. Section 4. That except as amended herein, the se and development of the Subject Property shall be controlled pursuant to the provisions of On inance No. G40-06, as amended by Ordinance No. G11-15. In the event of any conflict betwee this ordinance and Ordinances No. G40-06, and G11-15, this ordinance and associated documen s shall control and prevail. Section 5. That this ordinance shall be in full farce and effect immediately after its passage in the manner provided by law. I G ay d J. Ka. %n, yor - 3 - Presented: December 19, 2018 Passed: December 19, 2018 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: December 19, 2018 ' .` '' `}�` -.S, . Published: December 20, 2018A:640,05:11* S tit.t!, -3 1 r ?4i1 tA. Ars/ Lee' _ .1,011e4/41-tr... i imberly Dewis, i Cler .`"-LF `''Y ;: y - 4 - EXHIBIT A November 5, 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 Petition 39-18 and 40-18 an application by Amsterdam Property Group, L.L.C., as applicant, and Meijer Stores Limited Partnership, as property owner, requesting approval of a preliminary and final plat of subdivision and of an amendment to the existing PAB Planned Area Business District Ordinance No. G40-06, as amended by Ordinance G11-15, to construct a new multi-tenant retail building as an outlot in front of the Meijer store at the property commonly referred to as 815 South Randall Road. The subject property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 39-18 and 40-18 Property Location: 819 S. Randall Road Requested Action: Preliminary and Final Plat of Subdivision, and Amendment to Planned Development as a Ma Amendment Current Zoning: PAB Planned Area Business District&ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PAB Planned Areal Business District & ARC Arterial Road Corridor Overlay District Existing Use: N/A. Proposed Use: Commercial Applicant: Amsterdam Property Group, L.L.C. Owner Meijer Stores Limited Partnership Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND By Amsterdam Property Group, L.L.C., as applicant, and Meijer Stores Limited Partnership, as property owner, requesting approval of a preliminary and final plat of subdivision and of an amendment to the existing PAB Planned Area Business District Ordinance No. G40-06, as amended by Ordinance G11-15,to construct a new multi-ten nt retail building as an outlot in front of the Meijer store at the property commonly referred to as 8115 South Randall Road. The subject property is zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. The subject property is part of the Meijer store site, which is Lot 1 of the Woodbridge North Commercial Subdivision located at the southeast corner of S. Randall Road and College Green Drive. The commercial subdivision and the existing Meijer sore were approved in 1999. In 2015, the City approved the final plat of subdivision for the first dutlot in front of the Meijer store for the existing Starbucks restaurant at 821 S. Randall Road. The commercial subdivision is surrounded by the Sierra Ride townhome community zoned PRC Planned Residence Conservation District on the east, and the southern portion of the Woodbridge North Commercial Subdivision on the south with Menards store and other commercial outlots along S. Randall Road. The properties to the west across S. Randall Road are zoned SFR2 Single Family Residence District and are improved with single-family homes. The properties to the north across College Green Drive are improved with townhomes, zoned PRC Planned Residence Conservation District, and are part of the Townhomes of Woodbridge subdivision. - 2 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 - !v 7 I Proposal ,y, Sr Vis. The applicant is proposing to create a new i. ';- • 33,4081-square foot outlot in front of the w Meijer store immediately north of , • . , \ ,...., . 4 Starbucks restaurant and construct a new ..- .4 s''' ,� approximately 6,000-square foot multi- ' �q tenant commercial building. The proposed building and site would be designed to ,, i . 1:4.4. , c ' accomriodate a restaurant with a drive- r ' 1' - i through service lane on the north side of the :' I, ,....;•:,, '11., ! buildin . The building could be divided to " "` Ads los accomrjodate upto four tenant spaces. :,. - p . • t .. .'""' 1 - Specific tenants have not been identified, at ' �"";' `4 - but thapplicant anticipates one tenant "I a� - space Would be occupied by a carry-out a ", 1, - it r restaurant, and another tenant space would s .1 be occupied by a physical therapy medical i. tiliv 41 th_ 1 ._ office use. The occupants in the other two T tenant spaces have not been identified yet. 4Pasi Me The proposed site layout would include 26 I parking spaces and seamlessly connect to Figure 2.Existing Meer site layout and proposed outlot location. the surrounding Meijer and Starbucks' parking lots. The site would not have a direct access to Randall Road. Instead, and similar to the Starbucks outlot, the property would have access through the Meijer parking lot to College Green Drive on the north, Bowes Road on the south, and a right-in- right-out access driveway to S. Randall Road immediately sokth of Starbucks. - 3 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 L0 I 5, , ` 4 .. n . . . , 4 I -7-iiii 0 - .0 , ,,,,, K rip : i , '— - --4.'‘I 1 H 1 l'i24 i J ins- r i _J c Figure 3.Proposed outlot for multi-tenant retail building. Figure 4.Landscape plan for the proposed outlot. To create a cohesive look of the new outlot buildings, the exterior of the proposed building would be constructed of brick masonry with a color to match the exterior of the Starbucks building. Similarly, the storefronts would include black awnings to match the black awnings on the Starbucks building, and the new parking lot light fixtures would be the same as those installed on the Starbucks site.The applicant would install new landscaping throughout the site,a new sidewalk connection to the existing public sidewalk along the east side of S. Randall Road, and a sidewalk connection to the south property line shared with the Starbucks property. Final completion of the pedestrian connection to the Starbucks building with a crosswalk across the drive-through lane and sidewalk completion in front of Starbucks building would be completed by the owners of the Starbucks property in the future. Parking The proposed building is required to have a total of 46 parking spaces based on the requirement for one parking space per 250 square feet of medical office space and vacant commercial space, plus one parking space per 45 square feet of floor area of the carry-out restaurant. The proposed site requires a departure from the parking requirement as it includes 26 parking spaces. The development will, however, have cross-access and cross-parking agreements with the adjacent Meijer and Starbucks properties where sufficient parking exists to meet the parking needs of all uses. The applicant has submitted a parking study to demonstrate that, after the construction of the new building, adequate parking would remain on site to meet the parking needs of the Meijer store, the Meijer gas station, Starbucks restaurant, the subject multi-tenant retail building, and a future fast- - 4 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 food restaurant(application to be submitted in the near future). The entire site currently has a total of 969 parking spaces, however, only 38 percent (363 of 969 spaces) are occupied during peak parking demand on Sundays. After the completion of the proposed multi-tenant building, 901 parking spaces would be located on the entire site, including the Meijer store, Meijer gas station, Starbucks site, and the subject multi-tenant retail building. With the proposed building, the gntire site would be required to have a total of 848 parking spaces. The parking study contemplated the future construction of stand-alone, fast-food restaurant. After the completion of this restaurant, 817 parking spaces would bp located on the entire site. With the future fast-food restaurant,the entire site would be required to have 897 parking spaces. However, the parking study concludes that, after the completion of the subject multi-tenant retail building and the future fast-food restaurant, the peak parking occupancy would still only be approximately 55 percent(457 of 817 spaces). As such,more than adequate parking would remain on site to meet the parking needs of all uses. Meijer Site Parking Existing Proposed Required Spaces Existing conditions (Meijer store, Meijer Gas 969 N/A 802 Station, Starbucks) With proposed multi- tenant retail building 969 901 848 With future fast-food restaurant N/A 817 897 Table 1. Meijer site parking analysis. The Community Development Department offers the followilg additional information: A. Property History. The subject property was annexed to the city in 1989 and zoned B-3 Service Business District with a special use approval for a commercial planned development. In 1992,the property was reclassified to PAB Planned Area Business District as part of the comprehensive amendment to the zoning ordinance. In 1999,the city approved the Woodbridge North Commercial Subdivision with the Meijer store on Lot 1 and Menards store on Lot 2. Later in 1999,the city approved a resubdivision of Lot 2 to include five outlots in front of Menards. Ir 2015, the city approved a final plat of subdivision and an amendment to the PAB Planned Area Business District by Ordinance - 5 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 No. G11-15 for the first outlot in front of the Meijer st re for the construction of Starbucks. B. Surrounding Land Use and Zoning. The propertie to the east are zoned PRC Planned Residence Conservation District and are improved ith townhomes that are part of the Sierra Ridge townhome community. The properties to the south are zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District and are part of the southern portion of the Woodbridge North Comme cial Subdivision improved with the Menards store and several commercial retail outlot b ildings. The properties to the west across S.Randall Road are zoned SFR2 Single Family ' esidence District and are improved with single-family homes. The properties to the no h across College Green Drive are zoned PRC Planned Residence Conservation District and are improved with townhomes that are part of the Townhomes of Woodbridge subdi ision. C. Comprehensive Plan. The subject property is design;ted as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guideli es. Located along the City's heavily traveled corridors and intersections, Corridor Comme cial 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 ling and ranging commercial areas within the city. Corridor Commercial areas are auto-o 'ented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District. The purpose and intent of this AB zoning district is to provide commodities and services to the community and reg on. A PAB zoning district is most similar to,but departs from the standard requirements of the AB zoning district. E. Trend of Development. The subject property is located along the Randall Road commercial corridor. Over the last 20 years, Randall Road has developed into one of City's primary commercial retail corridors with a wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kan• County's primary arterial road,the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto-oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast-casual, and sit-down restauran is, general retail stores, and service- oriented establishments, such as banks, salons, med cal and dental offices, and motor- vehicle service stations and repair shops. FINDINGS After due notice as required by law, the Planning & Zoni g Commission conducted a public hearing in consideration of Petitions 39-18 and 40-18 on ovember 5, 2018. Testimony was presented at the public hearing in support of and againsi the application. The Community - 6 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 Development Department submitted a Development Applica ion Review and Written Findings & Recommendation to the Planning&Zoning Commission dat d November 5, 2018. The Community Development Department and the Plannin & Zoning Commission have made the following findings regarding this application against t e standards for map amendments outlined within § 19.55.030, the standards for planned developments outlined within § 19.60.040, and standards for conditional uses outlined within § 19.65.03 : STANDARDS FOR MAP AMENDMENTS AND PLANKED DEVELOPMENTS A. Site Characteristics Standard. The suitability of t ,e subject property for the intended zoning district with respect to its size, shape, sig ificant natural features including topography, watercourses and vegetation and existin, improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topogr,phy, watercourses, vegetation, and existing improvements.The 26-acre Meijer site includ s the approximately 190,000-square foot Meijer grocery and general goods store, Meijer gas station, Starbucks outlot, and a total of 969 parking spaces. With only 38 percent oi parking occupied during the peak times,the site can accommodate additional outlots.Th- proposed 33,408-square foot outlot would be located immediately north of the Starbuck' outlot along S. Randall Road. The proposed outlot would include a 6,006-square foot, multi-tenant retail building and an accessory parking lot with 26 parking spaces. The proposed development would replace 94 parking spaces currently within the Meijer parkin El lot. The proposed site layout would seamlessly connect to the existing Meijer and Sta bucks parking lots which provide connections to College Green Drive on the north,Bow-s Road on the south,and a restricted right-in-right-out driveway to S. Randall Road so th of Starbucks. The site has no significant natural features, such as topography, wat•rcourses, or vegetation, or existing improvements that would have a negative impact on t e proposed development. B. Sewer and Water Standard. The suitability of the sus'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:nded zoning district with respect to the availability of adequate water, sanitary treatmen i, and storm water control facilities. The applicant would connect to the existing sanitary and water service facilities located within the Meijer parking lot.The development would result in reduced impervious surface as it replaces an existing parking lot area with 94 parki g spaces. The existing facilities can adequately serve the existing uses and the proposed u.e on the property. C. Traffic and Parking Standard. The suitability oft e subject property for the intended zoning district with respect to the provision of sa'' and efficient on-site and off-site - 7 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 vehicular circulation designed to minimize traffic coni 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 om a public right of way should be limited to those which are necessary for the re,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 e 'fisting or approved locations across the street. The subject property is suitable for the intended zonin ti district with respect to the provision of safe and efficient on-site and off-site vehicular circ lation designed to minimize traffic congestion. The proposed outlot would not have a direct acces. to S. Randall Road. Instead, the proposed development would seamlessly connect to the existing Meijer and Starbucks parking lots and gain access through such parking lots o College Green Drive on the north, Bowes Road on the south and a restricted right-in-ri t-out driveway to S. Randall Road south of Starbucks. The proposed development will of have any negative effect on the current on-site or off-site vehicular improvements, w ich maintain congestion-free traffic circulation. The proposed development is required to have 46 par i'ng spaces based on the requirement for one parking space per 250 square feet of floor ar-: for medical office use and general retail uses, plus one parking space per 45 square feet •f floor area for the proposed carry- out restaurant. With 26 parking spaces proposed, th- proposed development requires a departure from the parking requirement. The applicant has submitted a parking analysis to demonstrate that adequate parking exists on the overall Meijer site to meet the parking need, of all existing and proposed uses. Currently, only 38percent of the existing parking lot s occupied during the peak parking demand on Sundays. After the completion of the roposed multi-tenant building, the number of parking spaces would be reduced from 9.9 to 901 across the entire shopping center, including the Meijer store, Meijer gas statio , Starbucks, and the subject multi- tenant retail building outlot. With the proposed buil i ing, the shopping center would be required to have 848 parking spaces. The proposed d;velopment would have cross-access and cross-parking agreements with the Meijer prop. 1 , Starbucks, and any future outlots. - 8 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 D. Zoning History Standard. The suitability of the subj-ct property for the intended zoning district with respect to the length of time the property as remained undeveloped or unused in its current zoning district. Findings.The property is suitable for the intended zo 'ng district with respect to the length of time the property has remained undeveloped or unu.ed in its current zoning district.The 26-acre Meijer site was approved in 1999. In 2015, e city approved the first outlot in front of Meijer for the Starbucks restaurant. With 96• parking spaces and only 38 percent occupancy during the peak times on Sundays, a larg, portion of the existing parking lot furthest away from the Meijer store remains unused. I e proposed outlot would replace 94 parking spaces furthest away from Meijer and immed'ately north of the existing Starbucks outlot. The proposed uses (carry-out restaurant and physical therapy medical office) are consistent with the surrounding uses and the genera trend of commercial development along Randall Road. Based on the anticipated parkin_ demand, the property is well suited to support additional outlets in the future. E. Surrounding Land Use and Zoning Standard. The .uitability of the subject property for the intended zoning district with respect to consisten and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intend-• zoning district with respect to consistency and compatibility with surrounding land .es and zoning.The properties to the east are zoned PRC Planned Residence Conservati•n District and are improved with townhomes part of the Sierra Ridge townhome comm 'ty. The properties to the south are zoned PAB Planned Area Business District and A' C Arterial Road Corridor Overlay District and are part of the southern portion of t e Woodbridge North Commercial Subdivision improved with the Menards store an o several commercial retail outlot buildings. The properties to the west across S.Randall Road are zoned SFR2 Single Family Residence District and are improved with single-fami y homes.The properties to the north across College Green Drive are zoned PRC Planned r esidence Conservation District and are improved with townhomes part of the Townhome of Woodbridge subdivision. The proposal would not have any negative effect on e surrounding land uses or zoning districts. F. Trend of Development Standard. The suitability of he subject property for the intended zoning district with respect to consistency with an e Fisting pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the inte ded zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along the Randall Road commercial corridor. Over the last 20 years,Randall Road has developed in o one of City's primary commercial - 9 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 retail corridors with wide range of retail and service ses serving city residents. Due to its high volume of traffic as Kane County's primary arte al road,the uses along Randall Road also provide services to residents from other surround. g communities.Most developments along Randall Road are auto-oriented with surface p.i king lots in front of small and large one-story commercial buildings. Typical uses includ; fast-food, fast-casual, and sit-down restaurants, general retail stores, and service-ori- ed establishments, such as banks, salons,medical and dental offices, and motor-vehicle service stations and repair shops. G. Zoning/Planned Development District Standard: ' e suitability of the subject property for the intended zoning district with respect to co ormance to the provisions for the purpose and intent, and the location and size of a zo ,'ng district. Findings. The property is suitable for the inter. -a zoning district with respect to conformance to the provisions for the purpose and ' tent and the location and size of the zoning district. The purpose and intent of this AB zoning district is to provide commodities and services to the community and re:i.on. A PAB zoning district is most similar to, but departs from the standard requirem:nts of the AB zoning district. The proposed uses(carry-out restaurant and physical therapy medical office)are consistent with the surrounding uses and the general trend of co ercial development along Randall Road. H. Comprehensive Plan Standard. The suitability of te subject property for the intended zoning district with respect to conformance to the : •als, 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 e Official Comprehensive Plan.The subject property is designated as Corridor Commerci.1 by the City's 2018 Comprehensive Plan and Design Guidelines. Located along the Ci 's heavily traveled corridors and intersections, Corridor Commercial areas provide ret.it services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand-along businesses.Co 'dor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but sho ld also be enhanced to be pedestrian- friendly. ADDITIONAL STANDARDS FOR PLANNED DEVEL I PMENTS Conditional Use for a Planned Development: Wh:re applicable, the suitability of the subject property for the intended conditional use for ' planned development with respect to the provision for the purpose and intent of planned oevelopments and with respect to the provisions of section 19.65.010 of the zoning ordinan.e. No conditional use for a planned development should be granted for the sole purpose o ,'ntroducing a land use not otherwise - 10 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 permitted on the subject property. Findings. This standard is not applicable. The applic tis requesting approval of a map amendment to the existing planned development. 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 i tended planned development with respect to the preservation of all significant natu al features including topography, watercourses, wetlands, and vegetation. No signs ficant natural features including topography, watercourses, wetlands, and vegetation I urrently exist on the property. The proposed development would replace 94 parking sp.ces furthest away from the Meijer store and immediately north of the Starbucks restau ant. The proposed site plan would result in less impervious surface than the existing par ing lot. As such, the proposal does not have any impact on the existing limited natura features of the already developed property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted w thin the development being located, designed, and operated so as to exercise no undue de rimental influence on each other or on surrounding property. Findings. The subject property is suitable for the i tended planned development with respect to the land uses permitted within the develosment being located, designed, and operated so as to exercise no undue detrimental influe ce on each other or on surrounding properties. All proposed uses are compatible with oth-r uses already allowed in this PAB District. The proposed carry-out restaurant and the ph,sical therapy medial office use will not have any negative effect on the existing Meijer store and Starbucks restaurant. The proposed site layout will seamlessly connect to the existing Meijer and Starbucks parking lots. The parking study submitted demonstr.tes that only 38 percent of existing parking on site is occupied during the peak times on Sundays. Therefore, the site can accommodate the proposed outlot development witho t any negative effect on the parking supply for the other existing uses on the property. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: - 11 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 1. Section 19.45.080, "Table of Required Parking The proposed 6,006-square foot building is required to have a total of 46 parking spa es based on the requirement for one parking space per 250 square feet of medical office pace and vacant commercial space, plus one parking space per 45 square feet of floor a ea of the carry-out restaurant. The proposed site layout includes a total of 26 parking sp.ces. Staff finds the proposed parking departure is appropriate as the property will have cross-access and cross-parking agreements with the adjacent Meijer and Starbucks properties where excess parking exists. The applicant has submitted a parking analys s which shows that only 38 percent of the existing parking (363 of 969 spaces) on the overall eijer property are occupied during peak times on Sundays. The proposed development would re•lace 94 parking spaces immediately north of Starbucks restaurant which are rarely occupied. A`er the completion of the proposed multi-tenant retail building, the entire site would be required io have a total of 848 parking spaces, while a total of 901 parking spaces would be available. Adeq ate parking exists on the remainder of the Meijer site to meet any parking needs that cannot be m-t on the retail building site. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 39-18 and 40-18, subject to the followi g conditions: 1. Substantial conformance to the Development Ap•lication submitted by Amsterdam Property Group, L.L.C., as applicant, and Meijer Sto es Limited Partnership, as property owner, received August 28, 2018, and supporting doc ments including: a. Amsterdam Property Group, LLC Statement of P rpose and Conformance — Planned Development Amendment—Ordinance No. G40-0• letter from John E.Regan,attorney for petitioner, dated September 12, 2018; b. ALTA/NSPS Land Title Survey,prepared by Pro -ssional Land Surveying, Inc., dated July 2, 2018; c. Final Plat of Subdivision 2nd Resubdivision of Lot 1 of Woodbridge North Commercial Subdivision, prepared by Professional Land Sury ying, Inc., dated July 26, 2018, last revised November 5, 2018, with such further revi ions as required by the Community Development Director; d. Site Plan (Overall) Sheet 1, prepared by KMA Associates, Inc. Architects, dated September 24, 2018, with such further revisio s as required by the Community Development Director; e. Site Plan (Enlarged) Sheet 1 A, prepared by KMA & Associates, Inc. Architects, dated September 24, 2018, with such further revisio s as required by the Community Development Director; f. Landscape Development Plan Sheet 1B, prep.red by KMA & Associates, Inc. Architects, dated October 18, 2018, with such ' rther revisions as required by the - 12 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 Community Development Director; g. Photometric Plan Sheet El, prepared by KMA Associates, Inc. Architects, dated September 24, 2018; with such further revisio s as required by the Community Development Director; h. Trash Enclosure and Floor Plan Sheet 3, prep.red by KMA & Associates, Inc. Architects, dated September 24, 2018, with such further revisions as required by the Community Development Director; i. Elevation plans Sheet 2, prepared by KMA & Associates, Inc. Architects, dated September 24, 2018, with such further revisio s as required by the Community Development Director; j. Proposed Improvements for Proposed Retail Dev-lopment Meijer Outlot — Southeast corner of S. Randall Road and College Green ' s ad engineering plans, prepared by Manhard Consulting Ltd, dated August 7, 2018, ast revised November 7, 2018, with such further revisions as required by the City En. neer; and k. Undated two-page McGraw-Edison GSM/GS Galleria Square lighting fixture specification, received September 24, 2018. 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 departure is hereby granted to permit a total of 26 p.rking spaces on the property for the proposed multi-tenant commercial building. The prod.osed 6,006-square foot building is hereby permitted to be occupied with all permitted, conditional, and similar uses as listed in the PAB Ordinance No. G40-06, as amended, incl ding but not limited to eating places (restaurants), carry-out restaurants, and drinking p aces, without the need to provide additional parking spaces. 3. The color of the masonry exterior of the proposed buil s ing must match the lighter masonry color of the restaurant building adjacent to the south ommonly known as 821 S. Randall Road ("Starbucks Property"). If awnings are install:d over the storefront windows, the color of the awnings shall be black to match the awni gs on the Starbucks Property. 4. Box-type wall graphics are not permitted. Any wa 1 graphics to be installed must be channel-letters street graphic. 5. Deliveries for any of the uses within the proposed ulti-tenant retail building must be scheduled outside of the peak times. 6. The owner of the proposed multi-tenant retail buildin must come to terms and agree to a shared cross-parking agreement ("Parking Agreemen ") for the use of any and all parking facilities on the subject property, the property comm my known as 815 S. Randall Road ("Meijer Store"), the Starbucks Property, and any o her future outlot within the Meijer - 13 - Recommendation & Findings of Fact Petition 39-18 and 40-18 November 5, 2018 Store parking lot, with owners of those properties listed herein. Such Parking Agreement must be valid during any time the subject multi-tenant retail building, or portion thereof, is occupied. 7. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion]to recommend approval of Petitions 39-18 and 40-18 subject to the conditions outlined above, ws four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning& Zoning Commission - 14 - ,' S/ al ' FIRF� 'Nf Ver., r. •�' �' .. ► 4 # .....„,the ! At .r 0 _ $: akk. e -~ College Dr E College Green Dr ;. ioir4 y ', f �__ W F , QO 7,,...r6 `'" t 11. i 14 ,,„he�sea Ct i , :_ .,...r (Iwo /,‘,,, : 4p-wo • ..:. . . \ 4., „2,, Alp. i . . e. - .,-- • - \#1, IF s µ u , Subject Property etition 39 -18 & 40-18 ,_ ..z._., ,` t• 1 r EI I¢' �. * . 0 � i • '• OC r ... 1 Err c NO ! • r r yam ! ` 7 . t 1 E pk"P , �.., �rt. i-0 F ♦ r'' f , .. F! E!r tit l- :Foxg/ove Ct 1� 'c A t 1 111Et�E1R' .. .- rh Y. *' .' # �► '� •�,' , • I . ,.. .. ilk ,• E• FiN'1lFftr I �`� 1 1 . F t ooto r coso Pst t , 1 IEI ER r • k f 1 r pr ` E f� , 1 t EIV.' V r i ( Cr r r Y'"- *^ l • 14i � .,� ill e E fl r '.' I� 1 ' Coronado Ct Clo Ve r C .0 swept. i E PPPI 1 . 1 . , , 1:1114-`--- t. IlliVallitt. f , •. ..3.t, . ' . irAi , , :. U _, _ pr . . y____ � • IF 1 ... ` s ' Shootin Star Ct I J �I :' r r—,/, Fl i 4 s I : , .is �1 e Carlsbad Ct fl kt : ..... i 1 0 Mountain Laurel Ct a . �'• t EXHIBIT A Aerial/Location apN w__„_E Map prepared by City of Elgin 0 60 120 240 360 5480 Department of Community Development Feet /Covered Bridge Ct c- Sparta Dr PCF I 144. R NI PAB 4D Waterfall Ln C) _ a z College Green Dr ,m� m k o O °e RC1 cwi-ye , v- Y Brighton Ct G nor 3 V College Green Dr IrSubject Property �d° rhes Petition 39-18 & 40-18 �Gti� ea Cr ilv NO l" , vo# P gill\N"—, Ili II" 4111111110 O . . sm NW • pi, 44 PRC --Rolling Ridge Ln Ill t w I 11 RC1 Legend _Foxglove Ct ORC1 Residence Conservation 1 QRC2 Residence Conservation 2 ' ORC3 Residence Conservation 3 ' OPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 SFR2 Coronado Ct ' 1 D PSFR1 Planned Single Family Residence 1 eet Clover Ct O SFR2 Single Family Residence 2 114 PAB QPSFR2 Planned Single Family Residence 2 C QTRF Two Family Residence e O PTRF Planned Two Family Residence 41 E O MFR Multiple Family Residence a CF QPMFR Planned Multiple Family Residence V O RB Residence Business Carlsbad Ct OPRB Planned Residential Business -NB Neighborhood Business I MI PNB Planned Neighborhood Business MIAB Area Business , -PAB Planned Area Business -CC1 Center City 1 Mountain Laurel Ct RC1 Mil CC2 Center City 2 ■ -PCC Planned Center City - -ORI Office Research Industrial I PORI Planned Office Research Industrial PC F /I MIGI General Industrial _ -PGI Planned General Industrial — i MICI Commercial Industrial Shasta Daisy Cl ` CF Community Facility CF MI -PCF Planned Community Facility I I HIBIT B - Zoning Map N W-dr-E s Map prepared by City of Elgin 0 87.5 175 350 525 700 Feet Department of Community Development Subject Property 819 S. Randall Rd. Petition 39-18 & 40-18 Foxglove Ct CC c C Pt. 062812706 is Sweet Clover Ct J Shooting Star Ct EXHBIIT C Parcel Map N City of Elgin Department of Community Development 0 40 80 160 240 320 Feet EXHIBIT D SITE LOCATION 819 S Randall Rd Petition 39-18 and 40-18 I i s gn9ht wrif 1 hl I :: �� ` 1 rte E ' `�' • --:..r! s4 X� « • • mo i f. Meijer Gas Station _ ..�- �....4.;.-� *}��'' . t`, •�-� ��' . w Chu- , '' �• �' (1' •' l t ' a M ---tet-C ! r I- t t. 3 • oji r E R f t 1 ,\ . r o."D •t t ^`m' i!tawI It I • A College Green Dr, r + +r • lar 1 .��'• I I t' Zig!l!It.l ! L22 �r}►s •. q- I F Ft�: it • �' k • ! ' 1 it'nr tea r r r q- v �_ N r F ltrtlt• r F, I, i..'-1 - 0 t FIi ! r1 FM eijer 1, , __- 1 t fluty. L.__., : * •r • 1 a tt t g t t t F Hllt.“, ♦. ) i • al,Krrt l t t t , . N -' • f r tHtt•Ofy t I . ! NEW OUTLOT 4 a r Frtrttr etc • i w �,; CL / f 11, 14 11 t^ 1-----11°1 # a <. t.r i H' rllh r - IP ,Sin •, "3r I I ._ - wF 1i I! } 1 - ' - r .' k - . , nt t.if.--- Alichit,..0,_'. ''' .-, f- Starbucks �_. b '� F ,fi'� , -`Is t :t: t err- - e N I I- '. ' i*IP1 r . rt..'. ) .:, Menards • A �,� t �s Car:lslwd C C Site Aerial Map 1 EXHIBIT D SITE LOCATION 819 S Randall Rd Petition 39-p18 and 4'-18 1--•-=-4.- r NEW i _a• s• at1i. ,•I- .1 • TLOT I6,, . '— r -alb- , r .,,,. i j ,1 f. i. '� - �1 CJI= : ,,. t c rx"It' ' . $1 • .may- • f , t F y - !, • • Bird's Eye View Looking North ••OPOSED NEW ` #Y `` • TLOT • lEr' • _1 }. . .. r r y 01 At,s 0 _.!f, I _ .t s 3F` -. t 4,a ytall 1 r_ zt " � t k I. • v" Et r e. HR,.. .tet r (:• C• „ t a AY r• - .1.- I di 411:1011t'.4 ji 1111.141 •-soi i. i 4a4;440.4104A00,5,„„„,t.,,,,41,tr ., . . . or ....• -.. ii. 4,.......iii C� ' 1,Ligliii' ;4161°''. - lw Bird's Eye View LookinFast I EXHIBIT D SITE LOCATION 819 S Randall R Petition 39-18 and 4 -18 • a4, . 4-. i " S z Meijer i . N s I�-�-.r -- . _"T Location of proposed outlot looking southeast ell,IflatidiaaNE i 1%114.--"..1,1,.. , tom:; _ Location of proposed outlot looking northeast 3 EXHIBIT D SITE LOCATION 819 S Randall Rd Petition 39-18 and 40-18 r STAR Bucks COFFEE -t, * i. « Ah. ti 4: .„ I . 0 : . , . , .,...17 •._ ----, __ -— — —----- -- _ _ Ai. Adjacent Starbucks building looking northeast ... . •---. . - _ ' * _ _A • 1/411Nieri __ _ - , _ • ..:4.-..11.tAimak or . .. -. - -4 • ..,..- -,....- -f- - im....v4r. .. ..630600$111 + c,,,,,.......„ 14:6,4._ • ,_, . ,,,,,, ---..„....., ....:.. • t . .. _ .•- _411A., Adjacent Starbucksbuilding west elev- • • facing Randall-Rd 1 EXHIBIT D SITE LOCATION 819 S Randall Rd Petition 39-18 and 40-18 , 11 111.01111111.11111111 11, -' .• - le :..". .• - • ' --4 X.it A-.id • . .1 .' '-..4.-V7;•.• • i•c. ! • 40'. _ ',, ; ..------•••••' 7 I . -- -,v. - -- • . an ar: :C-SD'' . ' nigir 1 _ f • k _ . _ .. .. _ pa ' z....;.... 1:3 ,c. —T.. __—*EAIINP; * • --- - - -••• MI.. .w N* ma— Illiiiiiiiiii Meijer store front elevation • . • . _. .• . . 4P . -A. 7,.. • --.- .. "* , •. .. - 77,-.01ktk- - •-• A,a.•la. 1 •- -4..- .aCI.,.,...' ‘,11.' . •• V.fit:.-. - . -• .J. e.....,-,. ."4--: t -.. 1,--• e.• 'AN t... :,. ..c..4.- . IE.—, .---.--'4,.-- - -.4 .„.• - . . ....• . • - • . , •• • .:., • ; , I - _ , ,, t,-,,- ..t .-- . '...' ' , -.7 ,•r _ - , -, .7_, mi„.4 - Ar,r-Ils" •.... - A " • '-• . — a air • 211- __ , • , ___ •.. . ,. ... _ .. . , _, , • - • • •. ••;. '.-. ._, *:,.",...41,0_1--.:....,‘;.'`„ .• ` ' . ' ...... .-44,4"...":',.: *_ . ... ,v .. • ve ..7" .tit N.- .. -%:*•..-.." •• o P a . - -.. 4. — . • I"' a 10.1. 4 , 4. 4, ..• i -P Parking lot frontage along Randall Rd. 5