HomeMy WebLinkAboutG27-20 Ordinance No. G27-20
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT TO ESTABLISH
A COMMERCIAL EVENT SPACE INVOLVING VARIOUS ASSEMBLIES OF PEOPLE
IN THE Cl COMMERCIAL INDUSTRIAL DISTRICT AND ARC ARTERIAL ROAD
CORRIDOR OVERLAY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN
ZONING ORDINANCE
(8 10 Villa Street)
WHEREAS, written application has been made requesting conditional use approval for a
planned development to establish a commercial event space for activities pertaining to assembly
of people with certain departures from the Elgin zoning ordinance at 810 Villa Street; and
WHEREAS, the zoning lot containing the premises at 810 Villa Street is legally described
herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the Cl Commercial Industrial District
and ARC Arterial Road Corridor Overlay District, and a commercial event space for activities
pertaining to assembly of people is listed as a conditional use within the CI Commercial Industrial
District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 15, 2020, 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 CI Commercial Industrial 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 June 15, 2020, 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 to establish a commercial
event space for activities pertaining to assembly of people with certain departures from the Elgin
zoning ordinance is hereby granted for the property commonly known as 810 Villa Street, and
commonly identified by Cook County Property Index Numbers 06-19-104-022-0000, 06-19-104-
006-0000, 06-19-104-007-0000, and 06-19-104-023-0000, and legally described as follows:
Lots 1, 2, 3,4, 5 (the Easterly Y2 thereof), Lots 8 and 9 in Block 4 in Hawkins and Sower's
Addition to the City of Elgin,in the Northwest Quarter of the Northwest Quarter of Section
32, Township 41 North, Range 9 East of the Third Principal Meridian, in Cook County,
Illinois.
(commonly known as 810 Villa 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 Pedro
Leguizamo, as applicant, and 808 Vila St. Trust #13800430942 as property owner,
received October 3, 2019, and supporting documents including:
a. Undated Planned Development Statement of Purpose and Conformance, received
January 17, 2020;
b. Undated letter titled: "Proposed Banquet Hall currently known as Bowlway Lanes
810 Villa St Elgin, IL 60120, received October 4, 2019;
c. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors,
dated January 22, 2020;
d. Undated front elevation rendering received April 9, 2020, with such further
revisions as required by the Community Development Director;
e. Landscape Plan,prepared by Scheflow Engineers,dated April 10,2020,last revised
June 8, 2020, with such further revisions as required by the Community
Development Director;
f. Architectural plans titled "Moon Place Banquet Hall Conversion from Bowling
Alley",prepared by James Byrnes,Architect, dated June 1, 2020,with such further
revisions as required by the Community Development Director;
g. Rear and Right Elevations Sheet 2, prepared by James Byrnes, Architect, dated
June 26, 2020, with such further revisions as required by the Community
Development Director;
h. Monument Sign Sheet 8, prepared by James Byrnes, Architect, dated July 6, 2020,
with such further revisions as required by the Community Development Director;
and
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i. Engineering plans titled Cook County, Illinois City of Elgin One Story Banquet
Hall Renovation 810 Villa Street, prepared by Scheflow Engineers, dated March
17, 2020, last revised April 6, 2020, 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 herebYb ranted to allow the construction of the vehicle use area with no
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required setback (0 feet) from the north street property line.
3. A departure is hereby granted to allow the construction of a six-foot high,solid,privacy
fence of neutral color, along the east property line with no required setback (0 feet)
from the north street property line.
4. The maximum capacity during any event(s) within the building shall be 368 persons
total, including but not limited to all customers, their guests, operators, employees, and
service providers (hereinafter "Occupants"), provided at least 78 parking spaces are
available on-site and at least 20 parking spaces are available off-site, for a total of 98
parking spaces. Customers and their guests shall have first priority to parking spaces
on the Subject Property, and the applicant and any future operator (hereinafter "the
Applicant") shall require employees and service providers to park within the off-site
parking spaces during any event(s)at which 300 or more Occupants are expected in the
building at the same time.
To maintain the permitted maximum occupancy at 368 Occupants, the Applicant shall
maintain a written agreement that secures the rights to at least 20 parking spaces upon
a property that is within 500 feet of the Subject Property (hereinafter "the Off-Street
Parking"), and the Applicant shall produce said written agreement to the City upon
request. If said written agreement cannot be provided within five (5) days of written
request by the City, or if the Applicant otherwise no longer has rights to the Off-Street
Parking, then the maximum permitted occupancy of the building shall immediately be
reduced to 288 Occupants.
Should the Applicant on three (3) or more occasions within any twelve-month period
not provide a written agreement that was in effect at the time of written request by the
City, the City may by written notice to the Applicant reduce the maximum permitted
occupancy of the building to 288 Occupants
Occupants shall not park on a city street at any time for any duration of time.
The Applicant shall schedule events with sufficient time in between those events to
ensure that Occupants leaving parking spaces can leave before it would be reasonably
expected that the Occupants for a subsequent event would arrive and need those same
parking spaces.
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5. All street graphics shall comply with the street graphics ordinance. Wall signs shall not
be box signs. Wall signs must be channel letters. The existing nonconforming free-
standing graphic shall be removed.Any new monument graphic proposed shall include
a masonry base which matches the masonry on the exterior of the building.
6. Assembly uses permitted by this grant of conditional use shall include:
a. Business Dinners, Breakout Session, and/or Round-Table Discussions;
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. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting
Classes:
1. Exhibitions, including but not limited to Art Shows;
m. Expositions;
n. Fairs and/or Festivals;
o. Fundraisers;
p. Funeral Services;
q. Galas;
r. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
s. Holiday Parties;
t. Live Performances, such as readings and/or plays, but expressly prohibiting 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;
u. Meetings, including but not limited to Board, Business, Public and/or Shareholders
Meetings;
v. Mind and Body Classes and Sessions, including but not limited to Mediation and/or
Yoga;
w. Networking Events;
x. Plenary or General Sessions;
y. Political Events;
z. Press Conferences;
aa. Product Launch Events;
bb. Promotional Events;
cc. Receptions;
dd. Retreats and Team Buildings Events;
ee. Social Events;
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ff. Symposiums;
gg. Themed Events;
hh. Wedding Ceremonies & Receptions, including but not limited to traditional
weddings, elopements, and/or civil unions; and
ii. Other like assemblies of people.
7. 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.
8. 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. The incidental playing of amplified live or recorded music is 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.
9. 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. KajTtairi,44ayor
Presented: July 22, 2020
Passed: July 22, 2020 .
Omnibus Vote: Yeas: 9 Nays: 0 , 's=
Recorded: July 22, 2020
Published: July 23, 2020 J
Kimberly Dewis, ity Clerk
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EXHIBIT A
June 15, 2020
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 34-19, an application by
Pedro Lequizamo, as applicant, and 808 Vila St. Trust #13800430942, as property owner, are
requesting approval of a planned development as a conditional use with departures from the Elgin
Municipal Code for the vehicle use area street yard setback and the location of a solid fence, and
any other departures as may be necessary or desirable to establish a commercial event space for
activities pertaining to the assembly of people at the property commonly referred to as 810 Villa
Street. The property is zoned CI Commercial Industrial District and ARC Arterial Road Corridor
Overlay District.
GENERAL INFORMATION
Petition Number: 34-19
Property Location: 810 Villa Street
Requested Action: Planned Development as a conditional use
Current Zoning: CI Commercial Industrial District
Proposed Zoning: No change. Cl Commercial Industrial District and ARC Arterial
Road Corridor Overlay District
Existing Use: Bowling alley
Proposed Use: Commercial event space
Applicant: Pedro Leguizamo
Owner 808 Vila St. Trust#B800430942
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
i
Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Pedro Lequizamo, as applicant, and 808 Vila St. Trust #B800430942, as property owner, are
requesting approval of a planned development as a conditional use with departures from the Elgin
Municipal Code for the vehicle use area street yard setback and the location of a solid fence, and
any other departures as may be necessary or desirable to establish a commercial event space for
activities pertaining to the assembly of people at the property commonly referred to as 810 Villa
Street.
The 1.4-acre property, zoned CI Commercial Industrial District and ARC Arterial Road Corridor
District, is located on the north side of Villa Street just east of Willard Avenue. The property,
which backs up to Olive Street on the north side, is improved with a 14,000-square foot building
home to Bowlway Lane bowling alley and a non-compliant surface parking lot with 97 parking
spaces.
All surrounding properties,except for the property adjacent to the west,are zoned CI Commercial
Industrial District. The property adjacent to the west is zoned CF Community Facility District and
is improved with the City of Elgin Fire Station#5. The properties to the north across Olive Street
include two single family homes and three commercial properties, two of which are occupied by
motor vehicle repair shops and one occupied by a landscape contractor shop.The property adjacent
to the east is improved with mobile home dwellings part of Old Oaks Estates community. The
property to the south across Villa Street is improved with a one-story commercial building home
to VNA Health Care clinic.
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Recommendation & Findings of Fact
Petition 34-19
June 15,2020
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Sub- Pro e
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Figure 1. Site area map with zoning overlay
Proposal
The applicant is proposing to renovate the existing building and establish a banquet hall. The
facility would be available for rent for various types of events,such as weddings,corporate parties,
birthdays, fundraisers,networking events,promotional events,non-profit events,and other similar
events. Accessory music for a wedding or other like event would be permitted, but the space
would not be used as a music, concert, or dance venue.
The facility would allow for food to be provided by caterers bringing in ready-to-serve food with
no cooking or preparation required on site. The applicant also plans to apply for a liquor license to
allow liquor to be served. The facility would be available for rent 9:00 a.m. to 1:00 a.m. Monday
— Sunday. The facility would provide all necessary support staff for the events, including hosts,
servers, and any security if necessary, with up to eight staff members during peak times.
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Recommendation& Findings of Fact
Petition 34-19
June 15,2020
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Figure 3. Concept floor plan
The applicant is proposing to renovate the front elevation of the building by replacing the EIFS
material with brick masonry to match the other three sides of the building. A new canopy over the
front drive-aisle (a pone cochere) would be constructed to provide a weather-protected drop-off
for guests at the main entrance. A second ADA accessible entrance would be located on the east
side of the building. The interior of the building would be renovated to provide two separate
banquet hall rooms with the maximum permitted capacity for the entire building of 368 persons
including employees and service providers. The facility would include a small kitchen to be used
by caterers to serve food prepared off site.
Site improvements include the complete reconstruction of the parking lot with new barrier curb
and new landscape islands throughout the parking lot and along the perimeter of the site. The
applicant would improve site access and circulation by constructing two access driveways to Villa
Street and two access driveways to Olive Street. A new public sidewalk and landscaped parkway
with six street trees would be constructed along Olive Street, while a new pedestrian connection
would be constructed from the front entrance to the public sidewalk along Villa Street. The
applicant would also construct a new six-foot high solid fence along the east property line to
provide enhanced screening for the residential mobile home community adjacent to the east.
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
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Figure 4. Proposed landscape plan
The proposed facility is required to provide one parking space per employee during peak demand
plus one parking space per four guests during peak occupancy. The reconstructed on-site parking
lot would include 78 parking spaces, and the applicant intends to execute a lease agreement for the
right to use up to 20 parking spaces at the VNA Health Care clinic across Villa Street. The
applicant would direct employees and service providers to the leased spaces, leaving the on-site
spaces for guests. With 98 parking spaces available and eight staff members expected during the
peak demand, the facility can accommodate up to 368 persons and meet the parking requirement
of the zoning ordinance.
The proposal requires two departures from the requirements of the zoning ordinance. The required
departures are listed in Table 1 below and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
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Recommendation & Findings of Fact
Petition 34-19
June 15,2020
Table 1. Detail of Departures for 810 Villa Street
Requirement Proposal
Vehicle Use Area
Street Yard Setback 21 feet 0 feet
(along Olive Street
Height and style of
fence within street Max 4 ft. high Max. 6 ft. high
yard(along Olive Open design fence Solid fence
Street)
The Community Development Department offers the following additional information:
A. Property History.The subject property was zoned B Residential District in the first zoning
ordinance in 1927. By 1950,the property was rezoned to E Commercial District. In 1962,
the property was rezoned to B4 General Service District. In 1992,the property was rezoned
to Cl Commercial Industrial 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 existing building was constructed in 1942.
B. Surrounding Land Use and Zoning. All surrounding properties, except for the property
adjacent to the west,are zoned Cl Commercial Industrial District.The property adjacent to
the west is zoned CF Community Facility District and is improved with the City of Elgin
Fire Station #5. The properties to the north across Olive Street include two single family
homes and three commercial properties,two of which are occupied by motor vehicle repair
shops and one is occupied by a landscape contractor shop.The property adjacent to the east
is improved with mobile home dwellings part of Old Oaks Estates residential community.
The property to the south across Villa Street is improved with a one-story commercial
building home to VNA Health Care clinic.
C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, 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. The property is also located within the Villa Street Corridor subarea, specifically
the Central Villa Street Corridor.
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Recommendation& Findings of Fact
Petition 34-19
June 15,2020
D. Zoning District. The purpose of the CI Commercial Industrial District is to provide for an
existing pattern of development in which certain commercial uses and industrial uses have
located together.The land uses provided for within the Cl zoning district are also provided
for within other zoning districts, which in general are more in keeping with the purpose
and intent of this Title,and the goals,objectives and policies of the Official Comprehensive
Plan.
E. Trend of Development. The subject property is located along the Villa Street corridor.
The Villa Street corridor east of Liberty Street is characterized primarily by used motor
vehicle dealerships and repair shops and stand-alone fast-food restaurants. Several single-
family homes are also located intermittently along the corridor. The Central Villa Street
Corridor has had several significant improvements in recent years. The vacant Pepper Mill
Restaurant&Last Chance Lounge(802 Villa)was demolished in 2013, and the new VNA
Health Clinic (801 Villa) was completed later that same year. In 2019, City Council
approved the conversion and the renovation of the existing building at 848 Villa Street,
which used to be occupied by a taxy dispatch center, into a community center for the Old
Oaks Estates mobile home community. That project is currently in building permit review
with construction expected to commence in early summer 2020.
Staff anticipates the Villa Street corridor between Liberty Street on the west and Varsity
Drive on the east will continue to be occupied and developed with auto-oriented
commercial uses serving the surrounding neighborhoods of Elgin's east side.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 34-19 on June 15,2020.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 June 15, 2020.
The Community Development Department and the Planning & 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
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 1.4-acre property is essentially all impervious
with no vegetation. The applicant proposes a complete reconstruction of the parking lot
that would include new landscape islands and permitted landscaping. The Olive Street
right-of-way would also include a new parkway with six new street trees. The applicant
would also install 18 new trees throughout the property. No existing site features including
topography, watercourses,vegetation, and property improvements exist that would have a
negative impact on the proposed development.
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. All public utilities, including municipal water, sanitary sewer, and stormwater
systems are located within adjacent rights-of-way. The existing building already includes
adequate water and sanitary sewer facilities, however, the applicant will remove the
existing lead service line and install a new code-compliant copper water service line.
The proposal includes complete reconstruction of the existing parking lot which currently
encroaches into the Olive Street right-of-way. The proposed parking lot with new
landscaping within and along the perimeter of the parking lot includes less impervious area
then the existing parking lot. The property is therefore not required to provide any new
stormwater infrastructure. The existing stormwater infrastructure can adequately service
proposed parking lot.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision ofsafe 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.
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
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 applicant is proposing a complete
reconstruction of the parking lot with two new driveways to Villa Street and two driveways
to Olive Street, which will significantly improve the access to the property. The proposal
will thereby improve its impact on the existing traffic pattern in the immediate
neighborhood.The property would maintain safe and efficient on-site and off-site vehicular
circulation and will not have any negative effect on the traffic circulation along Villa Street.
The proposed facility is required to provide one parking space per employee during peak
demand plus one parking space per four guests during peak occupancy.The on-site parking
lot would include 78 parking spaces,and the applicant intends to execute a lease agreement
for up to 20 parking spaces on the VNA Health Care clinic across Villa Street. With 98
parking spaces available and eight staff members during the peak demand, the facility can
accommodate up to 368 persons, including employees and service providers, and meet the
parking requirement of the zoning ordinance. To ensure the parking associated with the
proposal does not have any negative effect on the surrounding properties and uses, no
persons will be allowed to park on city streets.
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 zoned B Residential District in the first zoning ordinance
in 1927.By 1950,the property was rezoned to E Commercial District. In 1962,the property
was rezoned to B4 General Service District. In 1992, the property was rezoned to CI
Commercial Industrial 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 existing building was constructed in 1942 and has always been used as a bowling alley.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor
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,except for the property adjacent to the west,are zoned CI Commercial Industrial
District. The property adjacent to the west is zoned CF Community Facility District and is
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Recommendation & Findings of Fact
Petition 34-19
June 15,2020
improved with the City of Elgin Fire Station #5. The properties to the north across Olive
Street include two single family homes,and three commercial properties,two of which are
occupied by motor vehicle repair shops and one is occupied by a landscape contractor shop.
The property adjacent to the east is improved with mobile home dwellings part of Old Oaks
Estates residential community. The property to the south across Villa Street is improved
with a one-story commercial building home to VNA Health Care clinic.
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 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 along the Villa Street corridor.
The Villa Street corridor east of Liberty Street is characterized primarily by used motor
vehicle dealerships and repair shops and stand-alone fast-food restaurants. Several single-
family homes are also located intermittently along the corridor. The Central Villa Street
Corridor has had several significant improvements in recent years.The vacant Pepper Mill
Restaurant&Last Chance Lounge(802 Villa)was demolished in 2013,and the new VNA
Health Clinic (801 Villa) was completed later that same year. In 2019, City Council
approved the conversion and the renovation of the existing building at 848 Villa Street,
which used to be occupied by a taxy dispatch center, into a community center for the Old
Oaks Estates mobile home community. That project is currently in building permit review
with construction expected to commence in early summer 2020.
Staff anticipates that the Villa Street corridor between Liberty Street on the west and
Varsity Drive on the east will continue to be occupied and developed with auto-oriented
commercial uses serving the surrounding neighborhoods of Elgin's east side.
G. Planned Development District Standard: The suitability of the subject propertyfor 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 Corridor Commercial by the City's 2018
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Recommendation& Findings of Fact
Petition 34-19
June 15, 2020
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
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.
The property is also located within the Villa Street Corridor subarea, specifically the
Central Villa Street Corridor. The plan suggests several areas along this corridor, ". . .
should undergo comprehensive redevelopment to mitigate flood impacts, reposition
underutilized sites, and improve the image of the Villa Street corridor as a whole." The
proposed adaptive re-use of this property, by reducing the amount of impervious surface,
adding landscaping, and renovating the building, checks all those boxes.
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject propertyfor 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 an adaptive re-use of an existing underutilized
property. The proposal includes two departures from the requirements of the zoning
ordinance: 1) no vehicle use area setback from the north street property line and 2) the
proposed six-foot high solid fence along the east property line with no setback from the
north street property line. The 1.4-acre property is less than two acres, which is necessary
to establish a Planned Development District. The proposed conditional use for a planned
development would allow for significant building and site improvement, which represents
a desirable re-investment in an existing property that would have a positive effect on the
surrounding properties.
I Natural Preservation Standard. The suitability of the subject propertyfor 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 1.4-acre property does not have any
significant natural features including topography, watercourses, wetlands, and vegetation.
The entire property is essentially impervious. The proposal includes reducing the existing
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Recommendation & Findings of Fact
Petition 34-19
June 15,2020
impervious area and installing new landscaping including 24 new trees.
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 proposal is an adaptive re-use of an existing building to establish a banquet
hall. The City has approved several such facilities in the last few year with no negative
effects on surrounding properties. Conditions have been added to those approvals where
necessary to ensure the facility does not have a negative secondary impacts on the
immediate property owners and uses. The proposed banquet hall would be available for
rent from 9:00 a.m. to 1:00 a.m. All business activities would be conducted inside the
existing building. And while accessory music for a wedding or other like event would be
permitted, the space would not be used as a music,concert,or dance venue. The applicant
would also install a new six-foot high solid privacy fence along the east property line to
screen the adjacent residential community to the east. As such, the proposed banquet hall
would not have any negative impacts on the surrounding properties and uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.40.535, "Site Design". The minimum required vehicle use area street yard
setback along Olive Street is 21 feet. The applicant is proposing to construct the parking
lot with no setback from the north property line along Olive Street.
2. Section 19.90.015, "Definitions and Regulations". The maximum permitted height and
style of a fence within the street yard is six feet high, and open design fence. The applicant
is proposing to construct a six foot high solid fence within the street yard along Olive Street.
Staff finds the proposed departures are appropriate for a desirable adaptive re-use of an existing
building.
The proposal represents a substantial re-investment in an existing 78-year old building along Villa
Street, a corridor that has seen limited new investment in recent years. The proposal would
repurpose the existing building for a new use with enhanced architecture, site landscaping, and
improved screening for the adjacent residential community to the east.
While the applicant proposes to reconstruct the new parking with no setback from the north
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
property line along Olive Street, the proposal represents a significant improvement of the existing
condition. Currently, the parking lot extends into the right-of-way and meets the Olive Street
pavement with no defined access driveway. The applicant would reconstruct the parking lot with
a barrier curb,two new driveways, new public sidewalk, and new landscaping with six new street
trees along Olive Street. Additional landscaping would be constructed within the parking lot
throughout the site.
Similarly, the proposed six-foot high solid fence along the east property line would provide the
needed screening for the residential mobile home community to the east,which currently does not
exist. The fence is located in the street yard because the existing building is located approximately
80 feet from the north street property line along Olive Street. The reconstructed parking lot would
be located six feet from the east property line, which provides adequate space for the installation
of the fence and new landscaping including three new shade trees and new shrubs.
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 1.4-acre property is essentially all impervious with no
vegetation. The applicant proposes a complete reconstruction of the parking lot that would
include new landscape islands and perimeter landscaping. The Olive Street right-of-way
would also include a new parkway with six new street trees. The applicant would also
install 18 new trees throughout the property. No existing site features including
topography, watercourses,vegetation, and property improvements exist that would have a
negative impact on the proposed development.
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. All
public utilities, including municipal water, sanitary sewer, and stormwater systems are
located within adjacent rights-of-way. The existing building already includes adequate
water and sanitary sewer facilities, however, the applicant will remove the existing lead
service line and install a new code-compliant copper water service line.
The proposal includes complete reconstruction of the existing parking lot which currently
encroaches into the Olive Street right-of-way. The proposed parking lot with new
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
landscaping within and along the perimeter of the parking lot includes less impervious area
then the existing parking lot. The property is therefore not required to provide any new
stormwater infrastructure. The existing stormwater infrastructure can adequately service
the proposed parking lot.
C. Traffic and Parking Standard. The suitability of the subject propertyfor 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 applicant is proposing a complete reconstruction of the
parking lot with two new driveways to Villa Street and two driveways to Olive Street,
which will significantly improve the access to the property. The proposal will thereby
improve its impact on the existing traffic pattern in the immediate neighborhood. The
property would maintain safe and efficient on-site and off-site vehicular circulation and
will not have any negative effect on the traffic circulation along Villa Street.
The proposed facility is required to provide one parking space per employee during peak
demand plus one parking space per four guests during peak occupancy.The on-site parking
lot would include 78 parking spaces,and the applicant intends to execute a lease agreement
for up to 20 parking spaces on the VNA Health Care clinic across Villa Street. With 98
parking spaces available and eight staff members during the peak demand, the facility can
accommodate up to 368 persons, including employees and service providers,and meet the
parking requirement of the zoning ordinance. To ensure the parking associated with the
proposal does not have any negative effect on the surrounding properties and uses, no
persons will be allowed to park on city streets.
D. Location, Design, and Operation Standard. The suitability of the subject propertyfor
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. The proposal represents a desirable adaptive re-use of an existing
underutilized property. The location of the property along Villa Street, an arterial street
with easy access to US Highway 20, is well suited for the proposed use that is expected to
serve not only Elgin residents but persons from a larger regional area as well. The size of
the building with available parking would allow events for up to 368 persons, including
employees and service providers. The applicant would improve the front elevation of the
building and install new landscaping throughout the parking lot,which will have a positive
effect on the surrounding properties. The applicant would also construct a new six-foot
high, solid, privacy fence along the east property line to screen the residential community
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
to the east. All proposed events would take place on inside the building with no outside
activities. No evidence has been submitted or found that the proposal will exercise any
negative impact on surrounding properties or uses.
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 34-19, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Pedro Leguizamo,
as applicant, and 808 Vila St. Trust#13800430942 as property owner, received October 3,
2019, and supporting documents including:
a. Undated Planned Development Statement of Purpose and Conformance, received
January 17, 2020;
b. Undated letter titled: "Proposed Banquet Hall currently known as Bowlway Lanes 810
Villa St Elgin, IL 60120,received October 4, 2019;
c. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors, dated
January 22, 2020;
d. Undated front elevation rendering received April 9, 2020, with such further revisions
as required by the Community Development Director;
e. Landscape Plan, prepared by Scheflow Engineers, dated April 10, 2020, last revised
June 8, 2020, with such further revisions as required by the Community Development
Director;
f. Architectural plans titled One Story Banquet Hall Renovation, prepared by James
Byrnes,Architect,dated February 27,2020,witch such further revisions as required by
the Community Development Director; and
g. Engineering plans titled Cook County, Illinois City of Elgin One Story Banquet Hall
Renovation 810 Villa Street, prepared by Scheflow Engineers, dated March 17, 2020,
last revised April 6, 2020, 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.
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Recommendation& Findings of Fact
Petition 34-19
June 15, 2020
2. A departure is hereby granted to allow the construction of the vehicle use area with no
required setback(0 feet) from the north street property line.
3. A departure is hereby granted to allow the construction of a six-foot high, solid, privacy
fence of neutral color, along the east property line with no required setback (0 feet) from
the north street property line.
4. The maximum capacity during any event(s)within the building shall be 368 persons total,
including but not limited to all customers, their guests, operators, employees, and service
providers(hereinafter"Occupants"),provided at least 78 parking spaces are available on-
site and at least 20 parking spaces are available off-site, for a total of 98 parking spaces.
Customers and their guests shall have first priority to parking spaces on the Subject
Property, and the applicant and any future operator (hereinafter "the Applicant") shall
require employees and service providers to park within the off-site parking spaces during
any event(s)at which 300 or more Occupants are expected in the building at the same time.
To maintain the permitted maximum occupancy at 368 Occupants, the Applicant shall
maintain a written agreement that secures the rights to at least 20 parking spaces upon a
property that is within 500 feet of the Subject Property (hereinafter "the Off-Street
Parking"),and the Applicant shall produce said written agreement to the City upon request.
If said written agreement cannot be provided within five(5)days of written request by the
City, or if the Applicant otherwise no longer has rights to the Off-Street Parking, then the
maximum permitted occupancy of the building shall immediately be reduced to 288
Occupants.
Should the Applicant on three (3)or more occasions not provide a written agreement that
was in effect at the time of written request by the City, the City may by written notice to
the Applicant reduce the maximum permitted occupancy of the building to 288 Occupants.
Occupants shall not park on a city street at any time for any duration of time.
The Applicant shall schedule events with sufficient time in between those events to ensure
that Occupants leaving parking spaces can leave before it would be reasonably expected
that the Occupants for a subsequent event would arrive and need those same parking
spaces.
5. All street graphics shall comply with the street graphics ordinance. Wall signs shall not be
box signs. Wall signs must be channel letters. The existing nonconforming free-standing
graphic shall be removed. Any new monument graphic proposed shall include a masonry
base which matches the masonry on the exterior of the building.
6. Assembly uses permitted by this grant of conditional use shall include:
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Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
a. Business Dinners, Breakout Session, and/or Round-Table Discussions;
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. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting
Classes:
1. Exhibitions, including but not limited to Art Shows;
m. Expositions;
n. Fairs and/or Festivals;
o. Fundraisers;
p. Funeral Services;
q. Galas;
r. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
s. Holiday Parties;
t. Live Performances, such as readings and/or plays, but expressly prohibiting 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;
u. Meetings, including but not limited to Board, Business, Public and/or Shareholders
Meetings;
v. Mind and Body Classes and Sessions, including but not limited to Mediation and/or
Yoga;
w. Networking Events;
x. Plenary or General Sessions;
y. Political Events;
z. Press Conferences;
aa. Product Launch Events;
bb. Promotional Events;
cc. Receptions;
dd. Retreats and Team Buildings Events;
ee. Social Events;
ff. Symposiums;
gg. Themed Events;
hh. Wedding Ceremonies& Receptions, including but not limited to traditional weddings,
elopements, and/or civil unions; and
- 17 -
Recommendation & Findings of Fact
Petition 34-19
June 15, 2020
ii. Other like assemblies of people.
7. 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.
8. 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. The incidental playing of amplified live or recorded music is 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.
9. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined by the Community Development Department,was five(5)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
- 18 -
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810 Villa Street
Petition 34-19
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EXHIBIT D
SITE LOCATION
810 Villa Street
Petition 34-19
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EXHIBIT D
SITE LOCATION
810 Villa Street
Petition
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East elevation of the building looking north