G9-19 Ordinance No. G9-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE AB AREA BUSINESS DISTRICT AND THE ARC ARTERIAL
ROAD CORRIDOR OVERLAY DISTRICT
(846-848 Summit Street)
WHEREAS, written application has been made requesting conditional use approval for a
planned development to construct a new commercial building for two restaurants with accessory
parking at 846-848 Summit Street; and
WHEREAS, the zoning lot containing the premises at 846-848 Summit Street is legally
described herein(the "Subject Property"); and
WHEREAS,the Subject Property is located within the AB Area Business District and ARC
Arterial Road Corridor Overlay District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on February 4, 2019, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use
in the AB Area Business District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated February 4, 2019, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a conditional use for a planned development is hereby granted for the
property commonly known as 846-848 Summit Street, and commonly identified by Cook County
Property Index Number 06-07-302-054-0000, and legally described as follows:
The southerly 220.0 feet (as measured along the East and West line thereof) of that part of
the South Half of the Southwest Quarter of Section 7, Township 41 North, Range 9 East
of the Third Principal Meridian,described as follows: Commencing at the Northeast Corner
of Lords Park, being the Northwest corner of the East Half of the Northwest Quarter of
Section 18, Township 41 North, Range 9, East of the Third Principal Meridian; thence
North 2 degrees00 minutes East on the line between the Lands of Starrett and Walbaum
1322.00 feet to a point 25 feet South of the North line of the South Half of the Southwest
Quarter of Section 7;thence South 88 degrees 00 minutes West parallel with and 25.0 feet
South of said North line of the South Half of said Southwest Quarter and at right angles
with the division line between the Lands of Walb3aum and Starrett 522.32 feet to a place
of beginning;thence South 2 degrees and 00 minutes West 644.0 feet to the Northerly right
of way line of the Evanston Highway (State Route 580); thence South 89 degrees 39
minutes East along said right of way line 134.9 feet;thence North 2 degrees and 00 minutes
East 649.5 feet to a point 25 feet South of the North line of the South Half of the Southwest
Quarter of said Section 7;thence South 88 degrees 00 minutes West parallel with 25.0 feet
south of said North line of the South Half of the Southwest Quarter of the said Section,
135.0 feet to the place of beginning, all in Cook County Illinois.
(commonly known as 846-848 Summit Street).
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Shree Kaira
LLC, as applicant, and Ravi Pandya, as property owner, received November 19, 2018,
and supporting documents including:
a. A statement of purpose and conformance for a planned development letter "Re:
846-848 Summit Street Elgin,IL 60120",dated December 19,2018,dated received
January 9, 2019, dated received January 9, 2019;
b. A statement of purpose and conformance for a conditional use letter"Re: 846-848
Summit Street Elgin, IL 60120", dated December 19, 2018;
c. Memorandum regarding the subject: "Shared Parking Study Proposed Dunkin'
Donuts & Wing Stop Restaurants 846-848 Summit Street-Elgin, Illinois, prepared
by Gewalt Hamilton Associates, Inc., dated January 7, 2019;
d. "Gleon Galleon LED 1-10 Light Squares Solid State LED"parking lot light fixture
specification, from McGraw-Edison, received January 8, 2019, with such further
revisions as required by the Community Development Director;
e. ALTA/NSPS Land Title Survey,prepared by Alan J. Coulson, P.C. dated July 20,
2018;
2
f. Site Plan Sheet T-1, prepared by Vari Architects Ltd, dated November 14, 2018,
last revised January 7, 2019, dated received January 23, 2019, with such further
revisions as may be required by the Community Development Director including
but not limited to additional pavement striping and/or signage in/around that area
on the subject property where the two south-bound drive-through lanes turn east;
g. Landscape Plan Sheet L-1, prepared by Vari Architects Ltd, dated November 14,
2018, last revised January 7, 2019, dated received January 23, 2019, with such
further revisions as required by the Community Development Director;
h. Floor Plan Sheet Al, prepared by Vari Architects Ltd, dated November 14, 2018,
last revised January 7, 2019, dated received January 23, 2019, with such further
revisions as required by the Community Development Director;
i. Exterior Elevations Sheet A-2.0,prepared by Vari Architects Ltd,dated November
14, 2018, dated received January 23, 2019, with such further revisions as required
by the Community Development Director;
j. Exterior Elevations Sheet A-2, prepared by Vari Architects Ltd, dated November
14, 2018, dated received January 23, 2019, with such further revisions as required
by the Community Development Director;
k. Signage Plan Sheet S-1, prepared by Vari Architects Ltd, dated November 14,
2018, last revised January 7, 2019, dated received January 23, 2019, with such
further revisions as required by the Community Development Director;
1. Photometric plan titled "Dunkin Donuts- Summit Street -Elgin, IL, prepared by
Villa Lighting, dated December 20, 2018, received January 8, 2019, with such
further revisions as required by the Community Development Director; and
m. Preliminary Engineering Plans For Proposed Outlot Development 846-848 Summit
Street,Elgin,IL.,prepared by Vari Architects Ltd,dated November 14,2018,dated
received January 23, 2019, with such further revisions as required by the City
Engineer.
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 departure is hereby granted to permit a total of 18 parking spaces on the property for
the proposed development.
3. Box-type wall graphics are not permitted. Any wall graphics to be installed must be a
channel-letters street graphic.
4. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
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Presented: March 6, 2019
Passed: March 6, 2019
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: March 6, 2019
Published: March 7, 2019
Atte: : Get OF
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Kimberly Dewis, C Clerktk
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4
EXHIBIT A
February 4, 2019
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 51-18, an application by
Shree Kaira LLC, as applicant, and Ravi Pandya, as property owner, are requesting approval of a
conditional use for a planned development with a departure from Section 19.45.080, "Table of
Required Parking", specifically to reduce the number of parking spaces required for two new
restaurants at the property commonly referred to as 846-848 Summit Street. The property is zoned
AB Area Business District and ARC Arterial Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 51-18
Property Location: 846-848 Summit Street
Requested Action: Planned Development as a Conditional Use
Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay
District
Proposed Zoning: No change. AB Area Business District and ARC Arterial Road •
Corridor Overlay District
Existing Use: Vacant, undeveloped
Proposed Use: Easting place (restaurant) with a drive-through facility
Applicant: Shree Kaira LLC
Owner Ravi Pandya
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
•
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
Shree Kaira LLC, as applicant, and Ravi Pandya, as property owner, are requesting approval of a
conditional use for a planned development with a departure from Section 19.45.080, "Table of
Required Parking", specifically to reduce the number of parking spaces required for two new
restaurants at the property commonly referred to as 846-848 Summit Street. •
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MarKer Elan Fresti r
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_` Bank i, 1711 .�.;
Figure 1.Aerial map of the subject property outlined in red.
The 29,654-square foot property is located on the north side of Summit Street just east of Hiawatha
Drive and the Elgin Fresh Market food store. The vacant,undeveloped property is zoned AB Area
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
•
Business District and ARC Arterial Road Corridor Overlay District. All surrounding properties
are also zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. The
property to the west is improved with a shopping center home to the Elgin Fresh Market food store.
The property to the north is improved with two, multi-tenant, commercial buildings with several
retail uses, including Save&Tell Outlet store and several restaurants,among others. The property
to the east is improved with a stand-alone, one-story, commercial building home to PNC Bank. •
And the properties to the south across Summit Street are improved with auto-oriented, one-story,
commercial buildings home to AutoZone Auto Parts, Total Liquors, and Walgreens retail stores.
Proposal
The applicant is proposing to construct a new, one-story commercial building for two restaurants
with accessory parking and a drive-through service lane. The 3,250-square foot building would be '
occupied by Dunkin' and Wing Stop restaurants. Dunkin' would occupy the western 1,775 square
feet and would include the drive-through service window. Wing Stop would occupy the eastern
1,475 square feet of the building. Both restaurants would have their own indoor seating areas, and
a common outdoor patio seating area in front of the building would be shared by both restaurants.
r-mv- "GIB oases DRIVE An" The property would not have a direct access
®aVF 40 ••+'•••*jo `� to Summit Street. Instead two access
�-� driveways along the east property line would
, . connect the property to the existing north-
south drive-aisle which serves all
surrounding properties. The site layout .
-- -— includes 18 parking spaces and a side-by-side
drive-through lane with stacking for up to 11
t „ cars. The inside drive-through lane would be
VIII a typical drive-through service lane with
order menus and speakers, while the outside
a .' I I lane would be for the mobile order pick-up. .
A 3-foot fence would protect the outdoor
40 patio. A common refuse enclosure would be
located in rear of the building with access for
j both restaurants.
.
•
The exterior of the building would be ••
primarily brick with stone and fiber-cement
,f- panels as accent materials to give each
','' restaurant a different identity. The applicant
s •"` • • •. -, would install extensive landscaping through
•* , -it t • ••
t
134.130. ,sr,"M"" the site, new parking lot light fixtures, and
one monument sign to serve both restaurants. •
All building and site signage would meet the
sign ordinance requirements.
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
Parking
The applicant is seeking a departure from the parking requirement. Based on the standard parking
Picture 3.Proposed landscape plan requirement, the two restaurants would be
required to provide 54 parking spaces, based
on the requirement of one parking space per 60 square feet of the floor area. However, the zoning
ordinance allows a reduction to the required number of parking spaces for land uses which share
a common parking lot,provided the peak parking demands of each use do not overlap.A 60 percent
reduction to the standard parking requirement decreases the amount of required parking spaces to
22. The proposed parking lot includes 18 parking spaces.
Table 1. Parking Requirement and Proposed Departure for
846-848 Summit Street, Dunkin' and Wing Stop
Zoning Standard Permitted Adjusted Proposed
Provision Reduction for Requirement
Off- peak
Times
0
Parking 54 -32 (60%) 22 18
The applicant has submitted a parking study demonstrating that the peak parking demands of each
restaurant do not overlap, and that the proposed 18 parking spaces can adequately serve both
restaurants. Dunkin' would be open 5:00 a.m. to midnight, seven days a week. The peak parking
demand for Dunkin' takes place during weekday morning hours between 8:00 a.m. and 10:00 a.m.
when up to 17 parking spaces are expected to be occupied. Approximately 60-65 percent of
Dunkin' business takes place in the mornings before Wing Stop restaurant opens at 11:00 a.m. In
addition, about 65 percent of Dunkin' total business comes from the drive-through.
Wing Stop would be open 11:00 a.m. to midnight. The peak parking demand for Wing Stop •
typically takes place in the late afternoon and early evening hours, Monday-Saturday. Saturday
evening hours tend to be the busiest when up to 13 parking spaces are expected to be occupied.
While it would be an eat-in restaurant, a large portion of Wing Stop business is carry-out with
customers parking on site only long enough to pick up their orders. Wing Stop would also offer
delivery service to be provided by a different food delivery company (i.e. Uber Eats)based on the
demand. Similarly, delivery drivers would park on site only temporarily to pick up their orders.
Based on the peak business hours for each restaurant,the peak parking demand for the property is
expected to be during lunch time on weekdays between 12:00 p.m. and 1:00 p.m., and Saturday
evenings between 7:00 p.m. and 8:00 p.m. when up to 18 parking spaces are expected to be
occupied. With 18 parking spaces proposed,the property would meet its expected parking demand
during peak times.
The Community Development Department offers the following additional information:
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
A. Property History.The subject property was annexed to the city in 1962.Upon annexation,
the property was zoned B3 Service Business District. In 1992,the property was zoned 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 is vacant and has never been developed.
B. Surrounding Land Use and Zoning. The property is zoned AB Area Business District
and ARC Arterial Road Corridor Overlay District. All surrounding properties are also
zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. The
property to the west is improved with a shopping center home to Elgin Fresh Market food
store. The property to the north is improved with two, multi-tenant, commercial buildings
with several retail uses, including Save &Tell Outlet store and several restaurants, among
others. The property to the east is improved with a stand-alone, one-story commercial
building home to PNC Bank. And the properties to the south across Summit Street are
improved with auto-oriented, one-story, commercial buildings home to AutoZone Auto
Parts, Total Liquors, and Walgreens retail stores.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily
traveled corridors and intersections, Corridor Commercial 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 smaller, stand-along businesses. Corridor
Commercial areas are the most widely accommodating and ranging commercial areas
within the city. Corridor Commercial areas are auto-oriented by nature but should also be
enhanced to be pedestrian-friendly.
D. Zoning District. The property is zoned AB Area Business District and the applicant is not .
proposing any changes to the zoning classification. The purpose of the AB Area Business
District is to provide commodities and services to several neighborhoods, and in some
instances to a community-wide 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 CC 1 center city districts.
•
E. Trend of Development. The subject property is located along Summit Street east of
Hiawatha Drive. Since the early 1980s, Summit Street corridor between Hiawatha Drive
on the west and Shady Oaks Drive on the east has developed into the main commercial
area on the east side of Elgin. Anchored by two large food stores (Elgin Fresh Market and
Jewel Osco), the corridor includes a variety of commercial office, retail, and service uses,
including motor vehicle repair shops, banks, and various retail goods stores. Most
properties are developed with one-story commercial buildings with accessory surface
parking lots. The subject property is one of the two last remaining undeveloped properties
within the corridor. The City anticipates the corridor will continue to function as the
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•
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
primary commercial area on the east side of Elgin providing commercial goods and
services to the surrounding neighborhoods and in some instances the larger community-
wide population.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 51-18 on February 4, 2019. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning & .
Zoning Commission dated February 4, 2019.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for planned developments
outlined within § 19.60.040, and standards for conditional uses outlined within § 19.65.030:
STANDARDS FOR PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 29,654-square foot property does not feature any significant
topography, watercourses, or vegetation. The property is currently vacant green space and
has never been developed. Three mature locust trees currently exist on the property,two of
which are proposed to be removed and one would be saved.In addition,the applicant would
install 16 new trees and extensive landscaping throughout the site. The development would
not have its own driveway access directly to Summit Street. Instead, the applicant would
use the two existing driveways along the east property line to provide access to the existing
north-south access driveway, which provides access to Summit Street.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The applicant will construct new water, sanitary sewer, and stormwater facilities
connecting to the existing municipal facilities located on the east side of the property and
within the adjacent north-south drive-aisle which serves the surrounding properties. The
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
property is not required to provide an on-site stormwater detention.The existing sewer and
water facilities can adequately accommodate the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the planned •
development with respect to the provision of safe and efficient on-site and offisite vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential •
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from 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 vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion. The property is located along Summit Street, which is an arterial road. The
proposed development would not have its own direct access to Summit Street. Instead,the
applicant will use the two existing access driveways along the east property line to provide
access to the property from the adjacent north-south, drive-aisle which serves as access to .
Summit Street for most surrounding properties. Summit Street currently operates without
any significant delays. The proposed development would not have any negative effect on
the traffic pattern in the immediate vicinity, which will maintain congestion-free traffic
circulation.
Based on the standard parking requirement, the property would be required to provide 54
parking spaces based on the requirement for one parking space per 60 square feet of the
floor area. However, the zoning ordinance allows a reduction to the required number of
parking spaces for land uses which share a common parking lot where the uses do not have
overlapping peak parking demands. A 60 percent reduction to the standard parking
requirement reduces the parking requirement to 22.
•
The applicant has submitted a parking study demonstrating that the peak parking demands
of each restaurant do not overlap, and that the proposed 18 parking spaces can adequately
serve both restaurants. The peak parking demand for Dunkin' takes place during weekday
morning hours between 8:00 a.m. and 10:00 a.m.Approximately 60-65 percent of Dunkin'
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
business takes place in the mornings before Wing Stop opens at 11:00 a.m. In addition,
about 65 percent of Dunkin' total business comes from the drive-through.
The peak parking demand for Wing Stop takes place in the late afternoon and early evening
hours Monday-Saturday. Saturday evening hours tend to be the busiest when up to 13
parking spaces are expected to be occupied. While it would be an eat-in restaurant, a large
portion of Wing Stop business is carry-out with customers parking on site only long enough
to pick up their orders. Wing Stop would also offer deliver service to be provided by a
different food delivery company (i.e. Uber Eats) based on the demand. Similarly, delivery .
drivers would park on site only temporarily to pick up their orders.
Based on the different peak business hours for each restaurant, the peak parking demand
for the entire property is expected to be between 12:00 p.m. and 1:00 p.m. on weekdays,
and between 7:00 p.m. and 8:00 p.m. on Saturdays when up to 18 parking spaces are
expected to be occupied. With 18 parking spaces proposed, the property would meet its •
expected parking demand during peak times and would not have any negative effect on the
surrounding properties.
D. Zoning History Standard. The suitability of the subject property for the planned
development 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 1962. Upon annexation,the property was zoned
B3 Service Business District. In 1992, the subject property was zoned 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 is
vacant, and has never been developed.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development 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 property is
zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. All
surrounding properties are also zoned AB Area Business District and ARC Arterial Road
Corridor Overlay District. The property to the west is improved with a shopping center
home to the Elgin Fresh Market food store.The property to the north is improved with two,
multi-tenant commercial buildings with several retail uses, including Save & Tell Outlet
store and several restaurants, among others. The property to the east is improved with a
stand-alone, one-story, commercial building home to PNC Bank. And the properties to the
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
south across Summit Street are improved with auto-oriented, one-story, commercial
buildings home to AutoZone Auto Parts, Total Liquors, and Walgreens retail stores.
The proposal would not have any negative effect on the surrounding land uses or zoning
districts.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended 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 Summit Street east of Hiawatha Drive.
Since early 1980s, Summit Street corridor between Hiawatha Drive on the west and Shady
Oaks Drive on the east has developed into the main commercial area on the east side of
Elgin. Anchored by two large food stores (Elgin Fresh Market and Jewel Osco), the
corridor includes a variety of commercial office, retail, and service uses, including motor
vehicle repair shops,banks, and various retail goods stores. Most properties are developed
with one-story commercial buildings with accessory surface parking lots. The subject
property is one of the two last remaining undeveloped properties within the corridor. The
City anticipates the corridor will continue to function as the primary commercial area on
the east side of Elgin providing commercial goods and services to the surrounding
neighborhoods and in some instances the larger, community-wide population.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for .
the purpose and intent, and the location and size of a zoning district.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development district as a map amendment.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned •
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The
subject property is designated as Corridor Commercial by the City's 2018 Comprehensive •
Plan and Design Guidelines. Located along the City's heavily traveled corridors and
intersections, Corridor Commercial 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 smaller, stand-alone businesses. Corridor Commercial areas are the
most widely accommodating and ranging commercial areas within the city. Corridor
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
I. 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 developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the provision for the purpose and intent of planned
developments and with respect to the provisions of section 19.65.010 of the zoning
ordinance. The applicant is proposing a planned development as a conditional use to
construct a new commercial building with two restaurants that would share one parking
facility. The 29,654-square foot property is less than two acres, which is necessary to
establish a Planned Development District. The proposed conditional use for a planned
development would realize a desirable development on a long vacant property that would
otherwise not be possible. The building would include an outdoor seating area along
Summit Street, which would enhance the property appearance along a busy arterial street.
The proposed project represents a new development that would have a positive effect on
the surrounding commercial properties in the area.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. No significant natural features including
topography, watercourses, wetlands, and vegetation exist on the property. The property is
relatively flat green space and has never been developed. Three existing mature Locust
trees exist, two of which would be removed. The applicant would install 16 new trees to
meet the tree removal and landscaping requirements.
The property is not required to have an on-site storm water detention. The applicant would
install new storm water infrastructure connecting to the existing infrastructure adjacent to
the property. All existing stormwater infrastructure can adequately accommodate the new
development.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
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Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The proposed development would consist of two, side-by-side restaurants. The
two restaurants, Dunkin' and Wing Stop, complement each other as they do not offer
competing goods. The peak times for the two restaurants also do not overlap. The majority
of Dunkin' business would come from drive-through service,while a large portion of Wing
Stop business would come from carry-out and delivery services. The proposed uses also
complement other surrounding commercial uses. The uses will operate with no negative
impact on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
Sections 19.45.080, "Table of Required Parking". Based on the standard parking
requirement, the property would be required to provide 54 parking spaces based on the
requirement for one parking space per 60 square feet of the floor area.However,the zoning
ordinance allows a reduction to the required number of parking spaces for land uses which
share a common parking lot where the uses do not have overlapping peak parking demands.
A 60 percent reduction to the standard parking requirement reduces the parking
requirement to 22. The applicant is proposing 18 parking spaces.
Staff finds the proposed departure is appropriate to achieve a desirable development of a long
vacant property. The applicant has submitted a parking study to demonstrate that the two
restaurants have different peak times which do not overlap,and as such,the 18 parking spaces are
sufficient for the proposed uses, especially considering the heavy reliance by Dunkin' on their
drive-through services and Wing Stop on their carry-out business (meaning a high turnover of
parking spaces).
The peak parking demand for Dunkin' takes place during weekday morning hours between 8:00
a.m.and 10:00 a.m. Approximately 60-65 percent of Dunkin' business takes place in the mornings
before Wing Stop opens at 11:00 a.m. In addition, about 65 percent of Dunkin' total business
comes from the drive-through.
The peak parking demand for Wing Stop takes place in the late afternoon and early evening hours
Monday-Saturday. While it would be an eat-in restaurant, a large portion of Wing Stop business
is carry-out with customers parking on site only long enough to pick up their orders. Wing Stop
would also offer deliver service to be provided by a different food delivery company (i.e. Uber
Eats)based on the demand. Similarly, delivery drivers would park on site only temporarily to pick
up the orders.
- 11 -
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
Based on the peak business hours for each restaurant,the peak parking demand for the property is
expected between 12:00 p.m. and 1:00 p.m. on weekdays, and between 7:00 p.m. and 8:00 p.m.
on Saturdays when up to 18 parking spaces are expected to be occupied. With 18 parking spaces
proposed,the property would meet its expected parking demand during peak times.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant 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 29,654-square foot property does not feature any significant
topography, watercourses, or vegetation. The property is currently vacant green space and
has never been developed. Three mature Locust trees currently exist on the property, two
of which are proposed to be removed. The applicant would install 16 new trees and
extensive landscaping throughout the site. The development would not have its own direct
access to Summit Street. Instead,the applicant would use the two existing driveways along
the east property line to provide access to the existing north-south access driveway, which
provides access to Summit Street.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The applicant will construct new water, sanitary sewer, and stormwater facilities per City
requirements connecting to the existing municipal facilities located on the east side of the
property and within the adjacent north-south drive-aisle which serves the surrounding
properties.The property is not required to provide an on-site stormwater detention(because
the property is less than one acre). The existing sewer and water facilities can adequately
accommodate the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
- 12 -
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
minimize traffic congestion. The property is located along Summit Street, which is an
arterial road. The proposed development would not have its own direct access to Summit
Street. Instead, the applicant will use the two existing access driveways along the east
property line to provide access to the property from the adjacent north-south drive-aisle
which serves as access to Summit Street for most surrounding properties. Summit Street
currently operates without any significant delays and has the capacity to accommodate any
additional traffic associated with the new development. The proposed development would
not have any negative effect on the traffic pattern in the immediate vicinity, which will
maintain congestion-free traffic circulation.
Based on the standard parking requirement, the property would be required to provide 54
parking spaces based on the requirement for one parking space per 60 square feet of the
floor area. However, the zoning ordinance allows a reduction to the required number of
parking spaces for land uses which share a common parking lot where the uses do not have
overlapping peak parking demands. A 60 percent reduction to the standard parking
requirement reduces the parking requirement to 22. The applicant is proposing 18 parking
spaces.
The applicant has submitted a parking study,demonstrating that the peak parking demands •
of each restaurant do not overlap, and that the proposed 18 parking spaces can adequately
serve both restaurants. The peak parking demand for Dunkin' takes place during weekday
morning hours between 8:00 a.m. and 10:00 a.m.Approximately 60-65 percent of Dunkin'
business takes place in the mornings before Wing Stop opens at 11:00 a.m. In addition,
about 65 percent of Dunkin' total business comes from the drive-through.
The peak parking demand for Wing Stop takes place in the late afternoon and early evening
hours, Monday-Saturday. Saturday evening hours tend to be the busiest when up to 13
parking spaces are expected to be occupied for the restaurant. While it would be an eat-in
restaurant, a large portion of Wing Stop business is carry-out with customers parking on
site only briefly to pick up the orders. Wing Stop would also offer deliver service to be
provided by a separate food delivery company (i.e. Uber Eats) based on the demand.
Similarly, delivery drivers would park on site only temporarily to pick up the orders.
Based on the different peak business hours for each restaurant, the peak parking demand
for the entire property is expected to be during lunch time on weekdays between 12:00 p.m.
and 1:00 p.m., and Saturday evenings between 7:00 p.m. and 8:00 p.m. when up to 18
parking spaces are expected to be occupied. With 18 parking spaces proposed,the property
would meet its parking demand during peak times and would not have any negative effect
on the surrounding properties.
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.
- 13 -
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
Findings. The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance. The proposed conditional use for a planned development would realize
the construction of a desirable new development on a long-vacant commercial property.
The new development would get access from the existing north-south drive-aisle which
provides access to Summit Street for most surrounding properties. The proposed side-by-
side drive through lane service meets the minimum stacking requirement of 10 parking
spaces and will not have any negative effects on the traffic circulation on and around the
property. The applicant has submitted a parking study to demonstrate that the proposed 18
parking spaces can adequately serve the proposed uses without any negative effect on the
surrounding properties. The parking study shows the two restaurants do not have
overlapping peak times, and that during the busiest times, there is demand for up to 18
parking spaces. With 18 parking spaces proposed, the property would meet its own
expected parking demand.
The proposal represents a new development that would have a positive effect on all
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 Petition 51-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Shree Kaira LLC,
as applicant, and Ravi Pandya, as property owner, received November 19, 2018, and
supporting documents including:
a. A statement of purpose and conformance for a planned development letter "Re: 846-
848 Summit Street Elgin,IL 60120",dated December 19,2018,dated received January
9, 2019, dated received January 9, 2019;
b. A statement of purpose and conformance for a conditional use letter"Re: 846-848
Summit Street Elgin, IL 60120", dated December 19, 2018;
- 14 -
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
c. Memorandum regarding the subject: "Shared Parking Study Proposed Dunkin' Donuts
& Wing Stop Restaurants 846-848 Summit Street-Elgin, Illinois, prepared by Gewalt
Hamilton Associates, Inc., dated January 7, 2019;
d. "Gleon Galleon LED 1-10 Light Squares Solid State LED" parking lot light fixture
specification, from McGraw-Edison, received January 8, 2019, with such further
revisions as required by the Community Development Director;
e. ALTA/NSPS Land Title Survey, prepared by Alan J. Coulson, P.C., dated July 20,
2018;
f. Site Plan Sheet T-1, prepared by Vari Architects Ltd, dated November 14, 2018, last
revised January 7, 2019, dated received January 23, 2019, with such further revisions
as may be required by the Community Development Director including but not limited
to additional pavement striping and/or signage in/around that area on the subject
property where the two south-bound drive-through lanes turn east;
g. Landscape Plan Sheet L-1,prepared by Vari Architects Ltd,dated November 14,2018,
last revised January 7, 2019, dated received January 23, 2019, with such further
revisions as required by the Community Development Director;
h. Floor Plan Sheet Al, prepared by Vari Architects Ltd, dated November 14, 2018, last
revised January 7, 2019, dated received January 23, 2019, with such further revisions
as required by the Community Development Director;
i. Exterior Elevations Sheet A-2.0,prepared by Vari Architects Ltd,dated November 14,
2018, dated received January 23, 2019, with such further revisions as required by the
Community Development Director;
j. Exterior Elevations Sheet A-2, prepared by Vari Architects Ltd, dated November 14,
2018, dated received January 23, 2019, with such further revisions as required by the
Community Development Director;
k. Signage Plan Sheet S-1, prepared by Vari Architects Ltd, dated November 14, 2018,
last revised January 7, 2019, dated received January 23, 2019, with such further
revisions as required by the Community Development Director;
1. Photometric plan titled"Dunkin Donuts-Summit Street-Elgin,IL,prepared by Villa
Lighting, dated December 20, 2018, received January 8, 2019, with such further
revisions as required by the Community Development Director; and
m. Preliminary Engineering Plans For Proposed Outlot Development 846-848 Summit
Street, Elgin, IL., prepared by Vari Architects Ltd, dated November 14, 2018, dated
received January 23,2019,with such further revisions as required by the City Engineer.
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 departure is hereby granted to permit a total of 18 parking spaces on the property for the
proposed development.
3. Box-type wall graphics are not permitted. Any wall graphics to be installed must be a
- 15 -
Recommendation & Findings of Fact
Petition 51-18
February 4, 2019
channel-letters street graphic.
4. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
51-18, subject to the conditions outlined by the Community Development Department,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 -
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EXHIBIT
EXHIBITS Zoning Map /N
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Map prepared by City of Elgin 0 80 160 320 480 640
Department of Community Development Feet
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848 Summit St.
Petition 51 -18
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SUMMIT ST
EXHBIIT C Parcel Map N
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Department of Community Development o 15 30 60 90 120
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EXHIBIT D
SITE LOCATION
846-848 Summit St
Petition 51-18
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EXHIBIT D
SITE LOCATION
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Petition 51-18
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EXHIBIT D
SITE LOCATION
846-848 Summit St
Petition 51-18
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Elgin Fresh Market food store adjacent to the west
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EXHIBIT D
SITE LOCATION
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Petition 51-18
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