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HomeMy WebLinkAboutG23-24 Ordinance No. G23-24 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CC 1 CENTRAL CITY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (62 South Grove Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development for the adaptive reuse of an existing building into a commercial event space for activities pertaining to the assembly of people, art gallery, and other school and educational service,more specifically an art school and an after school/tutoring service,with certain departures from the Elgin zoning ordinance at 62 South Grove Avenue; and WHEREAS, the zoning lot containing the premises at 62 South Grove Avenue is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land, and is located within the CC 1 Center City District, and WHEREAS, a planned development on a zoning lot containing less than two (2) acres of land,a commercial event space for activities pertaining to the assembly of people,art gallery,and other school and educational service, more specifically an art school and an after school/tutoring service are all listed as a conditional use within the CC 1 Center City District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on December 4, 2023, 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 for a planned development in the CC1 Center City 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 December 4, 2023, 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 for the adaptive reuse of an existing building into a commercial event space for activities pertaining to the assembly of people, art gallery, and other school and educational service, more specifically an art school and an after school/tutoring service,with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 62 South Grove Avenue, and commonly identified by Kane County Property Index Number 06-14-433-025 and legally described as follows: THE SOUTHERLY 44 FEET OF LOT 9 (EXCEPT THE NORTHERLY 21.5 FEET THEREOF), AND THE NORTHERLY 8 FEET OF LOT 10 (EXCEPT THAT PART THEREOF LYING WESTERLY OF THE EASTERLY LINE OF RIVERSIDE AVENUE) IN BLOCK 21 OF THE ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF THE FOX RIVER, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 62 South Grove Avenue). 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 Side Street Studio Arts,NFP,as applicant,and Triess LLC,as property owner,received September 22, 2023,and supporting documents including: a. Undated Side Street Studio Arts, NFP 62 S. Grove Ave. Redevelopment Plan, consisting of: Project Background,Project Summary, Cost Estimation, and Design Set, dated received November 3, 2023; b. Plat of Survey, prepared by Gerald Eopha, dated January 2, 2023; c. Project plans titled: Design Set 62 South Grove Avenue Elgin, IL for Side Street Studio Arts,prepared by Healy Bender Patton&Been Architects,dated September 22, 2023, last revised November 28, 2023, with such further revisions as required by the Community Development Director; and d. Undated NX-3000 Series Thermal Windows specifications by Kawneer, dated received November 28, 2023, with such further revisions as required by the Community Development Director. 2 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 construct one wall graphic on the east elevation of the building and two wall graphics on the west elevation of the building. 3. A departure is hereby granted to all the installation of one projecting graphic on the west elevation of the building with the maximum sign surface area of 43.5 square feet and the maximum height of 30.66 feet above grade. 4. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, Round-Table Discussions, and/or Workshops; b. Banquets(General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Beer, Wine, Liquor, and/or Food Tastings; f. Celebrations, Soirees, Private Parties, such as Anniversaries, Birthdays, and/or Bar and Bat Mitzvahs; g. Conferences, Conventions, and/or Seminars; h. Colloquiums; i. Consumer Shows, Trade Shows,Trunk Shows, and Fashion Shows; j. Corporate and/or Non-profit Events; k. Couples Night Out Events; 1. Dance Performances and Recitals; m. Dance Classes, including but not limited to Zumba; n. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting Classes: o. Dinners; p. Exhibitions, including but not limited to Art Shows; q. Expositions; r. Fairs and/or Festivals; s. Fundraisers; t. Funeral Services; u. Galas; v. Gallery Displays, including but not limited to works of art, either temporary or permanent; w. Graduation Parties; x. Health Fairs; y. Holiday Parties; z. Karaoke and Improvisational Events; aa. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, 3 nightclub operations, events hosted by bands or deejays, or other like music-or dance-oriented events; bb. Live or Recorded Music Concerts; cc. Luncheons; dd. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; ee. Mind and Body Classes and Sessions, including but not limited to Mediation and/or Yoga; ff. Networking Events; gg. Plenary or General Sessions; hh. Political Events; i i. Press Conferences; j. Product Launch Events; kk. Receptions; 11. Rehearsal Space; mm. Retreats and Team Buildings Events; nn. Sip and Paint Nights; oo. Social Events; pp. Symposiums; qq. Theatrical Productions; rr. Themed Events; ss. Vendor Fairs (Small Local Vendors); tt. Wedding Ceremonies& Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and uu. Other like assemblies of people. 5. Any event of an above assembly use may be catered,with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event of an above assembly use may include the incidental service of alcohol, with such service provided either by the applicant or from an off- site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 6. Except for any live or recorded musical concerts, which include the playing of music as a primary use associated with such an event, any event of an above assembly use may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations. Musical concerts or incidental playing of amplified live or recorded music are only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30"Noise"of the Elgin Municipal Code, 1976 as amended. 7. The above assembly uses are authorized for only the indoor tenant space described within the associated application for conditional use. However, said uses may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the 4 temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 8. The front elevation of the building shall be renovated and restored with a design that complements the existing terracotta façade.A sample of any proposed exterior material to be used on the front elevation shall be submitted for review and approval by the Community Development Director at the time of building permit review. 9. At the time of building permit review, the applicant shall submit a sample of the proposed brick to be used to infill any existing windows for the review and approval by the Community Development Director. 10. All new windows proposed to be installed in the existing and new window openings shall include a middle divider to give an appearance as a double hung window with a simulated divided meeting rail, and shall be in substantial conformance to the undated NX-3000 Series Thermal Windows specifications by Kawneer, dated received November 28, 2023, with such further revisions as required by the Community Development Director. 11. 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. Kaptai , May Presented: April 24, 2024 Passed: April 24, 2024 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: April 24, 2024 Published: April 24, 2024 : � a''^ r`tf v i. imberly De is City lerk '' .. • EXHIBIT A December 4, 2023 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 32-23, an application by Side Street Studio Arts,NFP,as applicant,and Triess LLC,as property owner,requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the maximum number of building signs, size of a projecting sign, and any other departures as may be necessary or desirable, for the adaptive reuse of the existing three-story commercial building as an art center with a museum,art gallery space,other school and education services, more specifically an art school and after school/tutoring programs, and a commercial event space for activities pertaining to the assembly of people, all at the property commonly referred to as 62 S. Grove Avenue. GENERAL INFORMATION Petition Number: 32-23 Property Location: 62 S Grove Avenue Requested Action: Planned development as a conditional use Current Zoning: CC 1 Center City District Proposed Zoning: No change. CC 1 Center City District Existing Use: Vacant Proposed Use: Commercial event space, art gallery, other school and educational service,more specifically art school and after school/tutoring (conditional uses),and miscellaneous retail store not elsewhere classified,more specifically art dealers retail store and artists' supply and material store Recommendation & Findings of Fact Petition 32-23 December 4,2023 (permitted uses) Applicant: Side Street Studio Arts. NFP Owner TriEss LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Side Street Studio Arts, NFP, as applicant, and Triess LLC, as property owner, are requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the maximum number of building signs, size of a projecting sign, and any other departures as may be necessary or desirable,for the adaptive reuse of the existing three-story commercial building as an art center with a museum,art gallery space,other school and education services, more specifically an art school and after school/tutoring programs, and a commercial event space for activities pertaining to the assembly of people, all at the property commonly referred to as 62 S. Grove Avenue. The subject property is a 5,900-square foot lot located in downtown Elgin on the west side of S. Grove Avenue approximately 200 feet north of S. Grove Avenue and Spring Street intersection. The west side of the property fronts on Riverside Drive. The property is improved with a 15,000- square foot, three-story building that covers the entire lot. The building was constructed around 1900 and served many purposes over the years including the offices of Centro de Informacion until 2002. The building is currently vacant. The front,main pedestrian entrance to the building is from S. Grove Avenue, while the secondary pedestrian access exists in the back from Riverside Drive. There is no vehicular access to the property. -2 - Recommendation& Findings of Fact Petition 32-23 December 4, 2023 All surrounding properties are zoned CC1 Center City District and are improved with two- and three-story buildings occupied by commercial uses. The building adjacent to the south is home to the El Patio restaurant.The building to the north is occupied by office uses on the first and second floors. And the building to the east across S. Grove Avenue is currently vacant. That building, commonly known as 61-65 S. Grove Avenue, is currently being renovated into a hub of three restaurants to be known as The Junction. Jl „ 'Ti.a F ro co Ol � a©u Olt' ,� ` % co > Q g • - _.. __ tird . ce a) CO CO OD a. �m m W { co co Sub ect • .. 4 e , . 00 —7-9pr-_,. Ilk ! m �m }u`wa 8B , . ' 1 ,, . .. c.., ,- .., 4 ,..4,_ im • ,.., , • . , ,„, CO Figure 1 Site area map with zoning overlay Proposal Side Street Studio Arts (SSSA), a nonprofit organization, is proposing to renovate the existing building at 62 S. Grove Avenue to use it as the organization's hub for exhibitions, art education classes, live performances, and arts advocacy. SSSA was founded in 2013. Its main art gallery and exhibition space where most events and art classes are currently offered is located at 15 Ziegler Court in downtown Elgin. The organization is at the beginning of a multi-year fund raising campaign, including the request for $500,000 in tax increment financing assistance, to secure the funding necessary for the building renovation. The renovation of the building would allow SSSA to consolidate all of its functions and locations into one comprehensive mixed-use facility. - 3 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 r-----_ Smell Group k Br►ak Room 111111211, minim W-r- G:"D.I IA. r 1S'. (l < Lr W�a--T�ly.. .�LMo Ill IIIII�iiii- Ee i .cii!iii t_ — , pe #I� 'aH fDlintinp o� JIIIIIJ� - wac.ar� ,• , Clasroomspa�. Elachidu , ♦� '' 11.1 an. I Dark Room 1 - gasroom az 1 j �ieoi l? 17 ,i�1 •uoax I r i Trash Roan ..-..••; ,..-- ........... 10C1.Isx w....l....w. ti..rr•W Figure 2. Proposed Lower Level Plan accessible from Riverside Drive illins=it Sr: ® ND SW /w..Ir w ag= nuuuw r` �iyi 9S7yD.. --cr 1.11iiii 4 Plk.:W V. nw s a�', o- Gallery 1 Exhibition Space Lefty k � / / 1.I I•y /• r .a— 'Mat til .. (Reception -.,r.� l �r-• 11Alrld, Figure 3.Proposed is'Floor Plan accessible from S.Grove Avenue 1\�, MM upurposol ROOM Smiting lei MUM! NID.RJW ram. ..1. ! mnu°°■• � I SO Or? n 1 l ;�IIIIIIIIIIIe) . ",,� �t4,o0 K GYMytExhIbltlonspud iirik _ able lof -_I -t�,r-L_f,--',—.J Gftd x —Storage/M EP SEGO . PIIM1y..�1 �—,:t— ` Custodian ..... ry...loin I.I Figure 4. Proposed 2"d Floor Plan SSSA plans to renovate the building at 62 S. Grove Avenue in phases. The ground floor with the main entrance off of S.Grove Avenue would include the main gallery/exhibition space,restrooms, a meeting area, and an approximately 350-square foot retail shop, similar to a museum gift shop. The second floor would include additional gallery,exhibition,and flex space,offices,and a multi- -4- Recommendation & Findings of Fact Petition 32-23 December 4, 2023 purpose meeting room.The lower level,accessible from Riverside Drive,would be primarily used for art education classes with classroom space,dark room, printing room, and art storage. I "7 .: .--.N\ ,,_ ---.--.. '- I _: -17W17..fftritralli' i3 6-tiiiitraira'll- .Stra IP "61"1" '.'" [ H... . . . .. ... .. . .._ - r.I Side Str•It StU•to Arts • - 11 ;1Ill Fp iim ' L .lfic_ ■ tns Lv ry L :1 �- InI- ; 7rll� il �i II MI II. t -- IJ 111:t1 II--- 1 rt. 11r 1Y1iY1iiiI :tArt�• i r Rol MS& Figure 5.Proposed front elevation facing S.Grove Avenue(top)and the proposed rear elevation facing Riverside Drive(bottom) The exterior improvements to the building include the restoration of the front façade along S. Grove Avenue, new windows, and a completely renovated rear elevation facing Riverside Drive with large curtain wall windows and a second entrance. All existing boarded-up windows would be replaced with new aluminum windows that give the appearance of the historic double-hung windows in phase 1 work.The existing security bars in all windows would also be removed during phase 1 work. The rear entrance would include a new 42-inch-deep canopy over the rear entrance. The exterior changes would also include new signage on the front and rear elevations, for which the applicant is requesting the approval of two departures from the standard zoning ordinance requirements. As the property is less than two acres in size,the applicant is requesting approval of -5 - Recommendation & Findings of Fact Petition 32-23 December 4, 2023 a planned development as a conditional use to allow for the departures from the zoning ordinance requirements. The building is permitted two wall graphics and one projecting graphic. The applicant is proposing a total of three wall graphics and a projecting graphic which exceeds the maximum permitted size. The requested departures are summarized in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Departures for 62 S. Grove Avenue Requirement Proposal One 79.75-sq. ft. wall sign on east elev. Number and size of Max. 2 wall graphics, One 25.5-sq. ft. wall sign on west elev. wall graphics 80 sq. ft. each One 10.25-sq. ft. wall sign on west elev. Number and size of a 1 projecting graphic 1 projecting graphic projecting graphic on 12 sq. ft. in surface area 43.5 sq. ft. in surface area west elevation No higher than 18 ft. 30.66 ft max. height SSSA plans to hold various types of events and art classes at the new building. The events may include but are not limited to gallery exhibit opening receptions, live musical concerts, open mic nights,film screenings,conferences or meetings,and various types of live theatrical performances. The facility would also offer a variety of art classes including free summer art classes, student artist workshops, private classes for youth and adults, art therapy classes, theater classes, and others. The typical hours of operation would be from 9 am to 10 pm Monday — Thursday and Sundays,and from 9 am to 11 pm on Fridays and Saturdays. The organization also plans to make the facility available for rent for various types of private and public events, such as but not limited to weddings, holiday parties, various types of celebrations, fund raisers, and live performances, among others. All private and SSSA events would end by 11 pm. As is the case with other downtown event venues,the applicant plans to serve alcohol during certain events and will need to apply for and obtain a separate liquor license prior to the service of any alcohol. Such service of alcohol will need to be provided by either the applicant, or from an off-site establishment which is in compliance with the City's liquor code. Some events are also expected to have food service with food provided by outside caterers. No food would be cooked and prepared on site. No parking exists on site,but the zoning ordinance does not require off-street parking for any land use within the downtown CC 1 District. Ample free public parking is available at the City-owned surface parking lots and parking structures throughout the downtown. The closest public parking lot is located one block to the south at the northwest corner of S.Grove Avenue and Prairie Street. And the Fulton Parking Deck is also located one-half block to the east with 456 parking spaces. Short-term on-street parking is also available on both sides of S. Grove Avenue and on the east -6- Recommendation & Findings of Fact Petition 32-23 December 4, 2023 side of Riverside Drive. While the proposed retail store on the ground floor is a permitted use, a commercial event space for activities pertaining to the assembly of people, art gallery, and other school and educational service, more specifically an art school and after school/tutoring are all listed as conditional uses in the CC1 Center City District, requiring the review and recommendation by the Planning and Zoning Commission and the approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was part of the original town of Elgin subdivision since the City's incorporation in 1835. The property was originally zoned E Commercial District in 1927. In 1962, the property was rezoned to B-2 Central Business District, and in 1992,the property was rezoned to CC 1 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building was constructed around 1900 and served many purposes over the years including the offices of Centro de Informacion until 2002. The building is currently vacant. B. Surrounding Land Use and Zoning. All surrounding properties are zoned CC1 Center City District and are improved with two-and three-story buildings occupied by commercial uses. The building adjacent to the south is home to the El Patio restaurant. The building to the north is occupied by office uses on the first and second floors. And the building to the east across S. Grove Avenue is currently vacant. That building, commonly known as 61- 65 S. Grove Avenue, is currently being renovated into a hub of three restaurants to be known as The Junction. C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown contains mixed-use structures featuring retail, restaurant, service uses, office and residential uses. Mixed-use structures contribute to an active street life and help foster a unique sense of place within Elgin. A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District. The purpose and intent of the CC 1 Center City District is to facilitate the implementation of the official comprehensive plan for the city center, as focused on a distinctive subarea of the city with a common urban fabric. The CC1 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian-oriented character. - 7- Recommendation&Findings of Fact Petition 32-23 December 4,2023 E. Trend of Development. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, and residential uses. The City encourages downtown development that will foster a vibrant,walkable,mixed-use center for the community,as well as a regional center with an urban fabric unique to the Chicago metropolitan region. In recent years, the downtown has experienced significant revitalization with several building and facade renovations, including the Tower Building at 100 E. Chicago Street, 19-21 Douglas Avenue building, and the restoration of the former Gasthaus restaurant at 11-15 N. Grove Avenue. The adaptive reuse of the former five-story office building at 40 DuPage Street into 40 residential units (Courtyard at 40) is currently under construction. Some of the notable businesses that have recently opened in the downtown area include Kubo Sushi and Sake Lounge, BeaUnique Latin Kitchen,Meraki Market Hub, and Vern's Tavern. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 32-23 on December 4, 2023. 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 December 4,2023. The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in § 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 planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Side Street Studio Arts, a nonprofit organization, is proposing to occupy the vacant 15,000-square foot building for art gallery and exhibition space,various types of events,and art classes and art education. Most of the improvements are interior, however, the applicant is proposing to restore the front facade, all existing windows on the north and south sides of the building, and would install new curtain glass windows and new entrance on the rear elevation. The existing building covers the entire lot with only pedestrian access from S. Grove - 8 - Recommendation & Findings of Fact Petition 32-23 December 4, 2023 Avenue and Riverside Drive.There is no vehicular access to the property. No existing site features including topography,watercourses,vegetation, and property improvements exist that would have a negative impact on the proposed building and site improvements. 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 planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is proposing substantial interior renovation of the building which would include the addition of new bathrooms on all floors. The applicant will upgrade the existing water and sanitary sewer lines as necessary to accommodate the new bathrooms. The existing city infrastructure adjacent to the building has adequate capacity to meet the needs of the renovated building. 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 off site 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. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property is fully improved with a 15,000- square foot building which covers the entire property. Pedestrian access to the building exists on both S. Grove Avenue and from Riverside Drive.There is no vehicular access to the property. As such, the proposed use will not have any negative effect on the existing traffic conditions in the immediate area. No parking exists on site, but the zoning ordinance does not require off-street parking for any land use within the CC 1 District. Ample free public parking is available at the City- -9- Recommendation & Findings of Fact Petition 32-23 December 4,2023 owned surface parking lots and parking structures throughout the downtown. The closest public parking lot is located one block to the south at the northwest corner of S. Grove Avenue and Prairie Street. The Fulton Parking Deck is also located one-half block to the east with 456 parking spaces. On-street parking is also available on both sides of S. Grove Avenue and on the east side of Riverside Drive. 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 planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 1966. The subject property was part of the original town of Elgin subdivision since the City's incorporation in 1835.The property was originally zoned E Commercial District in 1927. In 1962,the property was rezoned to B-2 Central Business District, and in 1992, the property was rezoned to CC1 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building was constructed around 1900 and served many purposes over the years including the offices of Centro de Informacion until 2002. The building is currently vacant. 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 planned development with respect to consistency and compatibility with surrounding land uses and zoning. All surrounding properties are zoned CC1 Center City District and are improved with two- and three-story buildings occupied by commercial uses. The building adjacent to the south is home to the El Patio restaurant. The building to the north is occupied by office uses on the first and second floors. And the building to the east across S. Grove Avenue is currently vacant. That building, commonly known as 61-65 S. Grove Avenue, is currently being renovated into a hub of three restaurants to be known as The Junction. F. Trend of Dev elopment 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 planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, - 10- Recommendation & Findings of Fact Petition 32-23 December 4,2023 restaurants, and residential uses. The City encourages downtown development that will foster a vibrant,walkable,mixed-use center for the community,as well as a regional center with an urban fabric unique to the Chicago metropolitan region. In recent years, the downtown has experienced significant revitalization with several building and facade renovations, including the Tower Building at 100 E. Chicago Street, 19-21 Douglas Avenue building, and the restoration of the former Gasthaus restaurant at 11-15 N. Grove Avenue. The adaptive reuse of the former five-story office building at 40 DuPage Street into 40 residential units (Courtyard at 40) is currently under construction. Some of the notable businesses that have recently opened in the downtown area include Kubo Sushi and Sake Lounge, BeaUnique Latin Kitchen, Meraki Market Hub, and Vern's Tavern. 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 planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown contains mixed- use structures featuring retail, restaurant, service uses,office and residential uses. Mixed- use structures contribute to an active street life and help foster a unique sense of place within Elgin.A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. 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 allow for several departures related to the proposed signage. The 5,900-square foot property is - 11 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 less than two acres, which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow the installation of two wall graphics and one larger-than-permitted projecting graphic on the west elevation of the building facing Riverside Drive. The proposed signage is appropriate considering the location of the building,the new renovated façade facing Riverside Drive,and considering the art gallery/exhibition space proposed. The Riverside Drive entrance would serve the lower lever which would be primarily used for art education classes. The proposal would enhance the appearance of the property with a positive effect on the surrounding properties consistent with the proposed renovation of the building. 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.The subject property is fully improved and covered by the existing three-story building. There are no natural features on the property. 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 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 applicant is proposing to establish a new hub for Side Street Studio Arts organization with art gallery, exhibition space, and classrooms for art education. All proposed activities would take place on the interior of the building.The proposed hours of operation from 9 am to 10 pm Monday-Thursday and on Sundays,and from 9 am to 11 pm on Fridays and Saturdays are similar to other downtown businesses. And while the facility would be used for various live performances or musical concerts,the facility must comply with the City of Elgin noise regulations. The proposed exterior improvements would enhance the downtown area and will have a positive effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.50.080, "Wall and Integral Roof Graphics". The building is permitted two N1 all graphics each with a maximum of 80 square feet of signage on both the east and west - 12 - Recommendation & Findings of Fact Petition 32-23 December 4, 2023 elevations.The applicant is proposing three wall graphics total.The applicant is proposing one wall graphic with 79.75 square feet of sign surface area on the east elevation, and two wall graphics on the west elevation: one with 25.5 square feet of sign surface area and the second with 10.25 square feet of sign surface area(35.75 square feet total). 2. Sections 19.50.090,"Special Street Graphics".The property is permitted one projecting graphic with a maximum sign surface area of 12 square feet, and the maximum height of 18 feet above grade. The applicant is proposing a projecting graphic on the west elevation with 43.5 square feet of sign surface area, and the maximum height of 30.66 feet. Staff finds the proposed departures are appropriate and will improve the functionality of the proposed use. The proposed wall sign on the front elevation facing S. Grove Avenue complies with the sign surface area. The two proposed wall graphics on the west elevation with a total sign surface area of 35.75 square feet are still far below the maximum permitted 80 square feet for the west elevation. The two wall signs are located on top of and on the bottom of the proposed projecting sign.The size of the projecting sign(43.5 sq.ft.)was chosen based on the total allowable 80 square feet of wall signage on the west elevation.The two proposed wall signs and the proposed projecting sign equal 79.25 square feet in sign surface area which is less than the 80 square feet allowed for wall signage. The signs are designed to give the building a unique identity given its use as a hub for artists, and art and design exhibitions. Overall,the proposed signage will enhance the appearance of the renovated building and will have a positive effect on the surrounding properties. 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. Side Street Studio Arts, a nonprofit organization, is proposing to occupy the vacant 15,000-square foot building for art gallery and exhibition space,various types of events, and art classes and art education. Most of the improvements are interior, however,the applicant is proposing to restore the front façade,all existing windows on the north and south sides of the building,and would install new curtain glass windows and new entrance on the rear elevation. The existing building covers the entire lot with only pedestrian access from S. Grove - 13 - Recommendation&Findings of Fact Petition 32-23 December 4,2023 Avenue and Riverside Drive. There is no vehicular access to the property.No existing site features including topography,watercourses,vegetation,and property improvements exist that would have a negative impact on the proposed building and site improvements. 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is proposing substantial interior renovation of the building which would include the addition of new bathrooms on all floors. The applicant will upgrade the existing water and sanitary sewer lines as necessary to accommodate the new bathrooms. The existing city infrastructure adjacent to the building has adequate capacity to meet the needs of the renovated building. 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 fully improved with a 15,000-square foot building which covers the entire property. Pedestrian access to the building exists on both S. Grove Avenue and from Riverside Drive. There is no vehicular access to the property. As such, the proposed use will not have any negative effect on the existing traffic conditions in the immediate area. No parking exists on site, but the zoning ordinance does not require off-street parking for any land use within the CC1 District. Ample free public parking is available at the City- owned surface parking lots and parking structures throughout the downtown. The closest public parking lot is located one block to the south at the northwest corner of S. Grove Avenue and Prairie Street. The Fulton Parking Deck is also located one-half block to the east with 456 parking spaces. On-street parking is also available on both sides of S.Grove Avenue and on the east side of Riverside Drive. 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 - 14- Recommendation& Findings of Fact Petition 32-23 December 4, 2023 zoning ordinance. The applicant is proposing primarily the interior improvements to the building.The exterior improvements include the restoration of the front facade and the installation of new windows within the existing window opening, which are currently covered by plywood. The applicant would also eliminate the security bars in all windows. All window improvements would be completed during phase 1 renovation of the building, which will have a positive impact on the surrounding properties. All proposed uses and functions would take place on the interior of the building. The proposed hours of operation are similar to those of other surrounding downtown businesses. And while live or recorded music and musical concerts are allowed within the building, the property will have to comply with the City of Elgin noise regulations. The requested departures for the proposed signage are minimal accommodations necessary to achieve the desired appearance of the building. The proposal will enhance the look of the property with 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. The property is, however,part of the Downtown Elgin Commercial National Register Historic District. While no City or State regulations are associated with this designation, the applicant has agreed to restore the exterior of the building to its original design as much as possible. The renovation of the west elevation facing Riverside Drive departs from the traditional architectural design, but is appropriate considering it is the rear of the building and considering the proposed use of the building. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 32-23,subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Side Street Studio Arts,NFP,as applicant,and Triess LLC,as property owner,received September 22,2023, and supporting documents including: a. Undated Side Street Studio Arts, NFP 62 S. Grove Ave. Redevelopment Plan, consisting of: Project Background,Project Summary,Cost Estimation,and Design Set, dated received November 3,2023; - 15 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 b. Plat of Survey,prepared by Gerald Eopha,dated January 2,2023; c. Project plans titled: Design Set 62 South Grove Avenue Elgin,IL for Side Street Studio Arts,prepared by Healy Bender Patton& Been Architects, dated September 22, 2023, last revised November 28, 2023, with such further revisions as required by the Community Development Director; and d. Undated NX-3000 Series Thermal Windows specifications by Kawneer,dated received November 28, 2023, 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. A departure is hereby granted to construct one wall graphic on the east elevation of the building and two wall graphics on the west elevation of the building. 3. A departure is hereby granted to all the installation of one projecting graphic on the west elevation of the building with the maximum sign surface area of 43.5 square feet and the maximum height of 30.66 feet above grade. 4. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, Round-Table Discussions, and/or Workshops; b. Banquets(General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Beer,Wine, Liquor,and/or Food Tastings; f. Celebrations, Soirees,Private Parties, such as Anniversaries,Birthdays,and/or Bar and Bat Mitzvahs; g. Conferences,Conventions, and/or Seminars; h. Colloquiums; i. Consumer Shows,Trade Shows,Trunk Shows, and Fashion Shows; j. Corporate and/or Non-profit Events; k. Couples Night Out Events; 1. Dance Performances and Recitals; m. Dance Classes, including but not limited to Zumba; n. Design and Creative Workshops,such as Calligraphy, Art, Pottery,and/or Painting Classes: o. Dinners; p. Exhibitions, including but not limited to Art Shows; q. Expositions; r. Fairs and/or Festivals; s. Fundraisers; - 16 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 t. Funeral Services; u. Galas; v. Gallery Displays, including hut not limited to works of art. either temporary or permanent; w. Graduation Parties; x. Health Fairs; y. Holiday Parties; z. Karaoke and Improvisational Events; aa. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts,karaoke,ballrooms, dance halls, discotheques, nightclub operations,events hosted by bands or deejays,or other like music-or dance-oriented events; bb. Live or Recorded Music Concerts; cc. Luncheons; dd. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; ee. Mind and Body Classes and Sessions, including hut not limited to Mediation and/or Yoga; ff. Networking Events; gg. Plenary or General Sessions; hh. Political Events; ii. Press Conferences; jj. Product Launch Events; kk. Receptions; 11. Rehearsal Space; mm. Retreats and Team Buildings Events; nn. Sip and Paint Nights; oo. Social Events; pp. Symposiums; qq. Theatrical Productions; rr. Themed Events; ss. Vendor Fairs(Small Local Vendors); tt. Wedding Ceremonies& Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and uu. Other like assemblies of people. 5. Any event of an above assembly use may be catered, with food preparation and service provided either by the applicant or from an off site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event of an above assembly use may include the incidental service of alcohol, with such service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. - 17 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 6. Except for any live or recorded musical concerts, which include the playing of music as a primary use associated with such an event,any event of an above assembly use may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations. Musical concerts or incidental playing of amplified live or recorded music are only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. 7. The above assembly uses are authorized for only the indoor tenant space described within the associated application for conditional use. However, said uses may be established on the Subject Property outside the building as an authorized permitted use, provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 8. The front elevation of the building shall be renovated and restored with a design that complements the existing terracotta facade. A sample of any proposed exterior material to be used on the front elevation shall be submitted for review and approval by the Community Development Director at the time of building permit review. 9. At the time of building permit review,the applicant shall submit a sample of the proposed brick to be used to infill any existing windows for the review and approval by the Community Development Director. 10. All new windows proposed to be installed in the existing and new window openings shall include a middle divider to give an appearance as a double hung window with a simulated divided meeting rail, and shall be in substantial conformance to the undated NX-3000 Series Thermal Windows specifications by Kawneer,dated received November 28, 2023, with such further revisions as required by the Community Development Director. 11. 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 - 18 - Recommendation & Findings of Fact Petition 32-23 December 4,2023 Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- L i_ lik G%-k. \i , • c� e _ . Chicago'St . •_. . • . ii % Isti i. ii igli!..J...." I f'),. ' \\05 i i it _, p• . . _ • Subject Property Petition 32-23 g 41. :.. c 4 1 1 y : . c� DuPage Ct _DuPage St '46 ` '~.ice ♦ ♦ '. � ,f• .... ^� , 0 A I 'pritilaip.. tat ,4, / r '' ♦ A i r. -, TIO ' 1 • "- * 44, .,, Fulton St .4.111 .�� ' .0 c ... * '4,.:ti*% fo.w... e., fro. - , , eliiiti \\Mmilt" . 4:e• -- ' I II pi A \ %, A „ea° ,• a► aft s' eiV) e. EXHIBITA Aerial/Location Map N N'+F. Mapprepared byCityof Elgin 0 30 60 120 180 240 p p 9 Feet Department of Community Development Chicago St 1. \ 1 \ \ - '., Nillik 'clik\b z-77 a,/� Pecj et • G�L DuPageCt Subject Property Petition 32-23 Nl0 Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 QRC3 Residence Conservation 3 QPRC Planned Residence Conservation SFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 Fulton St OSFR2 Single Family Residence 2 QPSFR2 Planned Single Family Residence 2 QTRF Two Family Residence QPTRF Planned Two Family Residence QMFR Multiple Family Residence QPMFR Planned Multiple Family Residence QRB Residence Business OPRB Planned Residential Business QNB Neighborhood Business MaPNB Planned Neighborhood Business -AB Area Business Cli -PAB Planned Area Business -CC1 Center City 1 s -CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial lJu:1Lef -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial - PCC _C -CI Commercial Industrial -CF Community Facility ,. -PCF Planned Community Facility - .- �• - FoxRiver EXHIBITS Zoning Map w yr. Map prepared by City of Elgin 0 30 60 120 180 240eet Department of Community Development Subject Property 62 S. Grove Ave Petition 32-23 OL l0 -L t0 (§ t0� Nam. �t0 EXHBIIT C Parcel Map A City of Elgin o 10 20 40 60 80 Department of Community Development Feet EXHIBIT D SITE LOCATION 62 S Grove Avenue Petition 32-23 1 • $ N. u. '. ... DuPage Ltd # t, W t . 4 *Si �`�� ro .~ • ?op* by e pr( i�... ru Sub'ect buildi • � clot ��. >: ^ � 4,6.,..,.4*,,„\ , 1‘\ 4, 611,• y Ne. Coo` ,I, . _ Prairie Street t \ \ \'.Y' _l �'-• • zwf �• ,�nrn NC Igor Bird's eye view looking north 4 \ \ • `, ' T . 'mil+ lir: i uh�ec.S• uil ding •,. _ CilP e ! a .r ;tell: Q;jr Ei#141,:61 ;-� _ .� r Bird's eye view looking west EXHIBIT D SITE LOCATION 62 S Grove Avenue Petition 32-23 r ......- .....1 v.:: , , .... _.. 4" ,, ., _L___A I 1 i ,.• Je- --:- .4, - . ,........z...,..... , . _,_..._,,,..,, .,„ _ , t . __ ....,,,ii.t" . illill0 -'4 -1, .f ' r �T•:`fit, , t.. 1 t 1' ' ij . i 1 ti-. •I I-- .•- -V Ffi. t 4;441,1"6".,-,,,, 04-.ii; • P. • a ye• Goo a le Existing East Elevation *& , tit,. rat::� • •' is A 4 r ..r J . ,�. 1 • •". ` �f ire 4 . °), J '+►. $ i, . 01 .4fk. -. -• • Dal ". ' si 1.1 f�' i"""'' It .• .ziatekilgilti I dir , 4 �r *. l I • r i t r 4 Il 46 t T !��• Si rZ r I Slant r ' 1"' n. w�— Existing West Elevation EXHIBIT D SITE LOCATION 62 S Grove Avenue Petition 32-23 . _.._ . - • . ..., .1 '• . -%N.. V •. . ,ur tu, 4t• • - • 4-7,41: ::- • Iii. . 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