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HomeMy WebLinkAboutG12-22 Ordinance No. G 12-22 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1020 Summit Street, Units A and B) WHEREAS, written application has been made requesting conditional use approval to establish a physical fitness facility at 1020 Summit Street, Units A and B; and WHEREAS, the zoning lot with the building containing the premises at 1020 Summit Street, Units A and B 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 a physical fitness facility is listed as a conditional use within the AB Area Business District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on January 10, 2022, 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 January 10, 2022, 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 to establish a physical fitness facility is hereby granted for the property commonly known as 1020 Summit Street, Units A and B,which is part of the property commonly identified by Cook County Property Index Number 06-07-314-023-0000, and legally described as follows: Lot 1 in Cobbler's Crossing Retail Subdivision, being a resubdivision of that part of the southwest '/4 of the Southeast 1/4 and the southeast 1/4 of the southwest 1/4 of section 7, township 41 North, range 9 East of the Third principal meridian, in Cook County, Illinois. (commonly known as 1020 - 1050 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 David Schaefer, as applicant, and EREP Cobbler Crossing II, LLC, as property owner, received November 10, 2021, and supporting documents including: a. Application for Conditional Use Statement of Purpose and Conformance,prepared by David Schaefer, dated November 3, 2021; b. ALTA/NSPS Land Title Survey, prepared by ASM American Surveying & Mapping, Inc., dated September 21, 2018; c. Compliance Drawing floor plan, prepared by Rigzin Dolma DN, dated September 20, 2021, with such further revisions as required by the Community Development Director; d. Sheet A-102 floor plan,prepared by LJP Architects PC, dated October 2,2021, last revised October 26,2021,with such further revisions as required by the Community Development Director; and e. Undated Anytime Fitness Design Compliance Packet for NEW Clubs, received November 8, 2021, with such further revisions as required by the Community Development Director. 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. All street graphics must comply with the zoning ordinance requirements. Wall signs shall not be box signs. Wall signs must be channel letters. 3. 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. David J. Kap ain, NMyor 2 Presented: February 23, 2022 Passed: February 23, 2022 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: February 23, 2022 Published: February 23, 2022 U'pA 4 Az -fin r kw� Kimberly Dewis, Clerk `�Q { 3 EXHIBIT A January 10, 2022 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 59-21, an application by David Schaefer, as applicant, and EREP Cobbler Crossing II, LLC, as property owner, are requesting a conditional use to establish a physical fitness facility at the property commonly referred to as 1020 Summit Street,Units A and B. GENERAL INFORMATION Petition Number: 59-21 Property Location: 1020 Summit Street,Units A and B Requested Action: 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 commercial space within a multiple-tenant building Proposed Use: Physical Fitness Facility Applicant: David Schaefer Owner EREP Cobbler Crossing II,LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petition 59-21 January 10,2022 C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND David Schaefer, as applicant, and EREP Cobbler Crossing II, LLC, as property owner, are requesting a conditional use to establish a physical fitness facility at the property commonly referred to as 1020 Summit Street,Units A and B. The subject property is a vacant 6,080-square foot commercial tenant space part of the multi-tenant and multi-building Cobbler Crossing shopping center anchored by Jewel-Osco. The 10.5-acre shopping center, located on the north side of Summit Street between Waverly Drive on the west and N. Shady Oaks Drive on the east, includes two multiple-tenant buildings with approximately 102,985-square feet of floor area and a surface parking lot with 517 parking spaces. In addition to Jewel-Osco, other current tenants include Pep Boys motor vehicle repair shop, T-Mobile retail store, and Subway and Chicago Pizza Authority restaurants, among others. The subject space is located in the smaller multi-tenant building that is currently home to Pep Boys. Four other tenant spaces with a total of 9,361 square feet of floor area are currently vacant. The shopping center also includes three outlots: Chase Bank, Fifth Third Bank, and Taco Bell restaurant. t tenant ` 4 Figure 1.Site area map with zoning overlay - 2 - Recommendation &Findings of Fact Petition 59-21 January 10,2022 The properties to the west and south are also zoned AB Area Business District, and are part of the ARC Arterial Road Corridor Overlay District. The property to the west, across Waverly Drive, which is currently vacant, is the site of the approved Bella Casa Square mixed-use development with 151 apartments and approximately 13,000 square feet of commercial space. One of the two properties immediately to the south across Summit Street is improved with a medical office building, while the other property is unimproved and vacant. The properties to the north across Jefferson Avenue and properties to the east across N. Shady Oaks Drive are zoned PRC Planned Residence Conservation District and are improved with multi-family residences. The applicant is proposing to establish an Anytime Fitness club, a physical fitness facility which offers free weights, exercise equipment, and fitness classes within the 6,080-square foot tenant space at 1020 Summit Street, Units A and B. During the hours from 10 a.m. to 7 p.m. Monday through Friday, the facility would have an on-site manager, a personal trainer, and one cleaning staff member present. However,members will have access to the facility 24 hours per day and 365 days per year with a valid key fob. Y ,AVMIaD fti tP • TJ „ Vd' �, to , Vl/ 1 • 1 M � cvn..xYt to ♦ ♦ YO.IRt1p NM1ly TM, t o.noM1+.wo ,>R 4 .ma�,,.amta aoaru w ` .m..�. f(�Vl W VI G S ,ou,avt.wnu +. •a „to„ xc, � \ ti^. +mot—n• M1 at =I.r»r �uV1 T lsnLwll �t i 9 .oswt,as con wn.,o.n �"� nw Iwrs� tact. vew, 4 iIHP,OIYMM1K'WG AY=Gbwa Nl.P+sa � ,u w C.MII Ta4i a Dw••O.W lT Q �wM1Mn t♦Vi,t M1.B}..,,M1ls .crn.....c>.ut CabOM1.n •,�'%�•�.,arcl 2 <c+ucna.n„an,...mr � ,uM, // t ts• i rY.1k.1,O WrO Mf1YC,Yl�� W,6 } � mx,.c:a�.:oio�w'P.w ♦ •� M1 � ! `w"MOfI`am ru.nc�*.�: Y e •.w I.tc,,.ut r � ..w•u•o.e Figure 2.Proposed floor plan - 3 - Recommendation & Findings of Fact Petition 59-21 January 10, 2022 The proposed interior renovation includes creating three restrooms, two of which would include individual shower facilities to function as changing rooms. Most of the space would have an open layout for exercise equipment and training with three separate offices for staff. The proposed facility would offer a variety of exercise classes for up to ten persons. Classes would be offered within the"Purple Turf"area shown in Figure 3 below.The applicant is not proposing any exterior changes to the building.Any future street graphics would meet the zoning ordinance requirements. The proposed 6,080-square foot physical fitness facility is required to provide one parking space per four persons in the class, plus one parking space per employee. With the maximum of ten persons per class and three employees, the facility is required to provide 6 parking spaces. With the proposed physical fitness facility and the existing mix of uses, the entire shopping center is required to have 436 parking spaces. With 517 parking spaces on site (which represents a surplus of 81 parking spaces),the shopping center will continue to meet the parking requirement. Following the establishment of Anytime Fitness,the shopping center would still have four vacant tenant spaces with approximately 9,361 square feet of floor area. If those spaces are occupied by general retail or office uses, which require one parking space per 250 square feet of floor area, additional 37 parking spaces would be required. With 81 surplus parking spaces, the shopping center would meet the parking requirement for future uses. The proposed physical fitness facility is listed as a conditional use in the AB Area Business District. Conditional uses require the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1970.Upon annexation, the property was zoned B3 Service Business District.The property was first subdivided for commercial development in the 1980s,but was later resubdivided for the existing Cobbler Crossing shopping center in 1994. In 1992, the property was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance.The existing multi-tenant commercial building was completed in 1992. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. B. Surrounding Land Use and Zoning. The properties to the west and south are also zoned AB Area Business District, and are part of the ARC Arterial Road Corridor Overlay District. The property to the west, across Waverly Drive, which is currently vacant, is the site of the approved Bella Casa Square mixed-use development with 151 apartments and approximately 13,000 square feet of commercial space. One of the two properties immediately to the south across Summit Street is improved with a medical office building, -4- Recommendation & Findings of Fact Petition 59-21 January 10,2022 while the other property is unimproved and vacant. The properties to the north across Jefferson Avenue and properties to the east across N. Shady Oaks Drive are zoned PRC Planned Residence Conservation District and are improved with multi-family residences. C. 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-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 purpose and intent of the AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population. AB zoning district 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 district. E. Trend of Development. The subject property is located on the east side of the city along Summit Street. The commercial area along Summit Street near the intersection of Summit Street and Waverly Drive has developed as the primary commercial area serving the residents on the east side of the city.The Cobbler Crossing shopping center at the northeast corner of Summit Street and Waverly Drive,where the subject commercial space is located, includes a large grocery store (Jewel-Osco) and several other retail and restaurant uses, including Chase Bank, Fifth Third Bank, and Subway and Chicago Pizza Authority restaurants, among others. Staff anticipates the properties along Summit Street will continue to be occupied and developed with auto-oriented commercial uses which provide services to the adjacent neighborhoods and residents from a larger area as well. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 59-21 on January 10, 2022. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated January 10, 2022. The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: - 5 - Recommendation & Findings of Fact Petition 59-21 January 10,2022 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 6,080-square foot tenant space is part of a 102,985-square foot multi-building and multi-tenant shopping center that includes 517 parking spaces. The applicant is proposing to occupy the subject tenant space following substantial interior renovation, however, no exterior changes are proposed to the building or the site. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. 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 property is served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve 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 conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is part of a larger shopping center with frontage and access driveways to four surrounding streets: Summit Street on the south, Waverly Drive on the west, N. Shady Oaks Drive on the east, and Jefferson Avenue on the north. The existing driveways allow for efficient access to and from the property. With the maximum of ten participants per class and three employees, the proposed fitness club is expected to generate minimal vehicular trips, and will not cause any traffic congestion on the property or in the surrounding neighborhood. The proposed 6,080-square foot physical fitness facility is required to provide one parking space per four persons in the class, plus one parking space per employee. With the maximum of ten persons per class and three employees, the facility is required to provide 6 parking spaces. With the proposed physical fitness facility and the existing mix of uses, -6- Recommendation & Findings of Fact Petition 59-21 January 10, 2022 the entire shopping center is required to have 436 parking spaces. With 517 parking spaces on site, the shopping center will continue to meet the parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. All business activities will be conducted on the interior. The applicant is proposing to make interior improvements to accommodate the new use, however, no exterior changes are proposed to the building or the site. The existing building, part of a larger shopping center with abundant parking is well suited to accommodate the proposed fitness club offering a variety of fitness equipment and group exercise classes. The space can easily accommodate one class at the time that would have a maximum of ten participants per class. The hours of operation are consistent with those of surrounding businesses. While the facility is accessible 24 hours per day, a small percentage of its members are expected to use the facility during afterhours. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on 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 and Zoning Commission recommend approval of Petition 59-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by David Schaefer, as applicant,and EREP Cobbler Crossing II,LLC,as property owner,received November 10, 2021, and supporting documents including: a. Application for Conditional Use Statement of Purpose and Conformance,prepared by David Schaefer,dated November 3, 2021; b. ALTA/NSPS Land Title Survey, prepared by ASM American Surveying & - 7 - Recommendation & Findings of Fact Petition 59-21 January 10, 2022 Mapping, Inc.,dated September 21,2018; c. Compliance Drawing floor plan,prepared by Rigzin Dolma DN, dated September 20, 2021, with such further revisions as required by the Community Development Director; d. Sheet A-102 floor plan,prepared by LJP Architects PC,dated October 2,2021,last revised October 26,2021,with such further revisions as required by the Community Development Director; and e. Undated Anytime Fitness Design Compliance Packet for NEW Clubs, received November 8, 2021, with such further revisions as required by the Community Development Director. 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. All street graphics must comply with the zoning ordinance requirements. Wall signs shall not be box signs. Wall signs must be channel letters. 3. Compliance with all applicable codes and ordinances. The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was six (6) yes, zero (0) no, and zero (0)abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 8 - F.m ,fir Subject Property �scr "-� Petition 59-21 - r a f>fr pODNILL\T4` _ orr gTILL tER R� WA 4r• too SUMMIT ST F r y Y J C !► J EXHIBITA Aerial/Location Map w�e s Map prepared by City of Elgin o 50 100 200 300 aooeet Department of Community Development RC1 CF - -- 0 TFR a ,v Subject Property PRC ° Petition 59-21 Gs�aay od 0 MFR Jefferson Ave oodhill Ct O Legend ate Rd GISDBO.ParcelsCook_V3 AB Stlllw QRC1 Residence Conservation 1 ORC2 Residence Conservation 2 L ORC3 Residence Conservation 3 OPRC Planned Residence Conservation R OSFR1 Single Family Residence 1 0 OPSFR1 Planned Single Family Residence 1 \ a QSFR2 Single Family Residence 2 •C QPSFR2 Planned Single Family Residence 2 Z OTRF Two Family Residence O PTRF Planned Two Family Residence - OMFR Multiple Family Residence PMFR Planned Multiple Family Residence RB Residence Business OPRB Planned Residential Business 13 NB Neighborhood Business _ E3PNB Planned Neighborhood Business 13 AB Area Business Q 13 PAB Planned Area Business 0) - ('` S F R 1 CC1 Center City 1 v F CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial ®PORI Planned Office Research Industrial ®GI General Industral -PGI Planned General Industrial Cl Commercial Industrial ®CIF Community Facility RC 1 13 PCF Planned Community Facility RC 1 F EXHIBIT Zoning Map why E /A" ���S Map prepared by City of Elgin 0 50 100 200 300 400 Department of Community Development Feet ---, Subject Property %P$- 1020 Summit St, Unit IO Ao� Petition 59-21 Jefferson Ave 06073140230000 O Y a r z Summit St EXHIBIT Parcel Map N A City of Elgin o 35 70 140 210 280 Department of Community Development Feet EXHIBIT D SITE LOCATION 1020 Summit Street, Units A and B Petition 59-21 Subject tenant ace ' rZT a a �' 1--�--•� .1i..•��Z..i"-3��•—•_ "M mil-• *'; n lot �t t. C. Sullwat ti Evanston Elgin Roag(IL 58) A"All Bird's eye view looking north u EVaniton Ugin Roa?IL 58) A TO • .4 r y r. • _— . 5ubject tenant s ace � Y Ai +a ,,,,� erg. 3a.• Bird's eye view looking south EXHIBIT D SITE LOCATION 1020 Summit Street, Units A and B Petition 59-21 MIMI Front elevation of the subject tenant space Pow Rear elevation of the subject tenant space