HomeMy WebLinkAboutG37-21 Ordinance No. G37-21
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A RETAIL BAKERY
(203 East Chicago Street)
WHEREAS, written application has been made requesting conditional use approval to
establish a retail bakery, a food store, at 203 East Chicago Street; and
WHEREAS, the zoning lot with the building containing the premises at 203 East Chicago
Street, is legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City District, and a
food store is listed as a conditional use within the CC I Center City District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 7, 2021, 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 CC 1 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 June 7, 2021, and the recommendations made by the Community Development
Department and the Planning&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 retail bakery, a food store, is hereby granted for
the property commonly known as 203 East Chicago Street which is art of the property commonly
p p Y Y g P p p Y Y
identified by Kane County Property Index Numbers 06-13-302-001 and 06-13-302-002, and
legally described as follows:
The East 21 feet of the West 44 feet of the North 60 feet of Lot 5 and the West 23 feet of the North
53 feet and 1 inch of Lot 5 in Block 11 of the Original Town of Elgin, on the East side of Fox
River, in the City of Elgin, Kane County, Illinois.
(commonly known as 201-203 East Chicago 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 Elgin Leasing
and Operating Company LLC, as applicant and property owner, received April 17,
2021 and supporting documents including:
a. The Statement of Purpose and Conformance letter, For 201, 203 and 203 1/2 E.
Chicago Street, Elgin, IL For its Conditional Use Application, dated March 12,
2021; and
b. Proposed Floor Plan, Sheet AE1, prepared by COBU Architecture Studio, dated
May 21, 2021, with such further revisions, as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. All street graphics must comply with the zoning ordinance requirements.
3. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
David J. Kaftain/A4ayor
Presented: August 11, 2021
Passed: August 11, 2021
Omnibus Vote: Yeas: 9 Nays: 0 .
Recorded: August 11, 2021 � t
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Published: August 13, 2021
Att st: �U
Kimberly Dewis, Ci Clerk -
2
EXHIBIT A
June 7, 2021
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 18-21, an application by
Elgin Leasing and Operating Company, LLC, as applicant and property owner, requesting a
conditional use to establish a food store, more specifically a retail bakery, at the property
commonly referred to as 203 E. Chicago Street. The property is located in downtown Elgin and is
zoned CC 1 Center City District.
GENERAL INFORMATION
Petition Number: 18-21
Property Location: 203 E. Chicago Street
Requested Action: Conditional use for a retail bakery
Current Zoning: CC I Center City District
Proposed Zoning: No change. CC 1 Center City District
Existing Use: Vacant commercial space
Proposed Use: Retail bakery and coffee shop
Applicant: Elgin Leasing and Operating Company
Owner Elgin Leasing and Operating Company
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
Recommendation & Findings of Fact
Petition 18-21
June 7, 2021
C. Parcel Mat
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Elgin Leasing and Operating Company, LLC, as applicant and property owner, is requesting a
conditional use to establish a food store, more specifically a retail bakery, at the property
commonly referred to as 203 E. Chicago Street. The property is located in downtown Elgin and is
zoned CC Center City District.
The 2,482-square foot property located at the southeast corner of E. Chicago Street and S. Spring
Street is improved with a three-story mixed-use building known as the Leitner Building. The
3,525-square foot building is built to the lot lines and includes two commercial tenant spaces on
the ground floor and six studio and 1-BD apartments on the 2nd and aid floors. The building was
constructed in 1904 for a retail meat-market that operated on the ground floor. The ground floor is
currently occupied by Stoll Real Estate at 201 E. Chicago Street (the corner tenant space). The
1,100-square foot subject commercial tenant space at 203 E. Chicago Street is currently vacant but
was most recently occupied by a retail boutique.
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Figure 1:Area map with zoning overlay
- 2 -
Recommendation & Findings of Fact
Petition 18-21
June 7,2021
Elgin Leasing and Operating Company LLC recently purchased the entire building and is
proposing to open a high-end French bakery and coffee shop at 203 E. Chicago Street. The front
of the tenant space would be set up as a coffee shop, while the bakery in rear would specialize in
making croissants,macrons,and deserts.Baked products would be sold on site as part of the coffee
shop,but also as wholesale to various customers in the Elgin area. The bakery would operate from
2:00 a.m. to 10:00 a.m. Monday to Saturday,while the front coffee shop would be open 7:00 a.m.
to 3:00 p.m. Monday to Saturday. The applicant would use proximate on-street parking during the
brief loading and unloading of baked goods in the company van.
As part of the interior renovation, the applicant would install a new HVAC system and fire
sprinkler system in the subject tenant space. No exterior changes to the building or the storefront
are necessary or proposed. Any future signage will confirm to the zoning ordinance.
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Figure 2:Proposed floor plan
All uses in the CC 1 district are not required to provide any parking spaces. As such, there is no
regulatory parking requirement for the proposed bakery. The employees and customers will have
access to all downtown city-owned parking facilities, including the Spring Street parking deck
located across the street. E. Chicago Street is a one-way eastbound roadway with additional on-
street parking on the south side of the street with 2-hr parking restriction from 8:00 AM to 5:00
PM Monday-Friday.
The retail bakery is classified as a food store,which is listed as a conditional use in the CC 1 Center
City District and requires the review and recommendation by the Planning and Zoning
Commission and approval by the City Council.
The Community Development Department offers the following additional information:
3 -
Recommendation It Findings of Fact
Petition 18-21
June 7,2021
A. Property History. The roe was zoned E Commercial District b the first zoning
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ordinance in 1927. In 1962, the property was rezoned to B2 Central Business District. In
1992, the property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance.
The existing three-story mixed-use building was completed in 1904 for Leitner brothers,
and is known as the Leitner Building. The building was constructed to serve the brothers'
retail meat market on the ground floor with ice chests and other meat market necessities
bult into the walls in the basement. The upper levels served as office space initially but
were later converted to a residential rooming house.The property was owned by the Leitner
family until 1950.
The two ground-floor commercial tenant spaces were home to various businesses over the
years. Stoll Real Estate office currently occupies the corner unit at 201 E. Chicago Street
while the 203 E.Chicago Street tenant space is currently vacant. In 2004,the City approved
conversion of the rooming house on the upper levels to six studio and 1-BD apartments by
Ordinance No. G2-04.
B. Surrounding Land Use and Zoning. All surrounding properties are also zoned CC 1
Center City District. The properties adjacent to the south and east are two-story mixed-use
buildings with ground-floor retail spaces and residential units on the 2nd floors.
The property to the west across Spring Street is improved with Advocate Park(pocket park)
and a surface parking lot for Union Bank. City-owned Spring Street parking garage is
located to the north across E. Chicago Street.
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 Center City District is to facilitate the
implementation of the official comprehensive plan for the center city, as focused on a
distinctive subarea of the city with a common urban fabric. The CC 1 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.
-4-
Recommendation & Findings of Fact
Petition 18-21
June 7, 2021
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. The most recent new
construction in the area was the completion of the first phase of the Fountain Square
development building in 2007. 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 & Zoning Commission conducted a public
hearing in consideration of Petition 18-21 on June 7,2021.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 7, 2021.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for conditional uses outlined
within § 19.65.030:
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,and vegetation,and
existing improvements. The proposed retail bakery and coffee shop would occupy an
existing 1,100-square foot vacant commercial tenant space within an existing 3-story
mixed-use building. The existing building was constructed to the lot lines and covers the
entire property.No vehicular access to the site exists. Pedestrian access is located along E.
Chicago Street.The applicant is not proposing to make any exterior changes to the building
to accommodate the new use.No existing site features including topography,watercourses,
vegetation, and property improvements exist that would have a negative impact on the
proposed conditional use.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
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Recommendation & Findings of Fact
Petition 18-21
June 7, 2021
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The property and the existing building are currently served by municipal water, sanitary
sewer and stormwater facilities. The existing water service line can adequately meet the
needs and services of the proposed bakery and coffee chop. The applicant is not proposing
any changes to the existing water, sewer, and stormwater facilities.
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 proposed retail bakery and coffee shop would be located
on the ground floor of an existing building in downtown Elgin. The building covers the
entire property with no vehicular access to the site. Pedestrian access is located off of E.
Chicago Street. Downtown Elgin functions with safe and efficient vehicular circulation.
The applicant would use proximate on-street parking during brief periods of loading and
unloading of baked products for wholesale customer deliveries. The proposed use will not
have any negative effect on the existing traffic configuration in the downtown area.
All uses in the CC 1 district are not required to provide any parking spaces. As such, there
is no regulatory parking requirement for the proposed bakery. The employees and
customers will have access to all downtown city-owned parking facilities, including the
Spring Street parking deck located across the street. E. Chicago Street is a one-way
eastbound roadway with additional on-street parking on the south side of the street with 2-
hr parking restriction from 8:00 AM to 5:00 PM Monday- Friday.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance. All business activities will be conducted on the interior. The bakery
would operate from 2:00 AM to 10:00 AM Monday to Saturday, while the coffee shop
portion would be open 7:00 AM to 3:00 PM Monday to Saturday. In addition to the new
HVAC system and the fire sprinkler system for the proposed bakery, the applicant would
install all required filter, ventilation, and exhaust equipment as required per the building
code to not emit any fumes or odors. The applicant would use proximate on-street parking
during the brief loading and unloading times of baked products for wholesale customer
delivery. Such loading and unloading is no different that any customary loading and
loading of personal vehicles. No evidence has been submitted or found that the proposed
- 6 -
Recommendation & Findings of Fact
Petition 18-21
June 7, 2021
use will be located or operated in a manner that will exercise undue detrimental impact on
surrounding uses and 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 does not propose any changes to the exterior of the building.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 18-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Elgin Leasing and
Operating Company LLC, as applicant and property owner, received April 17, 2021 and
supporting documents including:
a. The Statement of Purpose and Conformance letter, For 201, 203 and 203 %2 E.
Chicago Street, Elgin, IL For its Conditional Use Application, dated March 12,
2021; and
b. Proposed Floor Plan, Sheet AE1, prepared by COBU Architecture Studio, dated
May 21, 2021, with such further revisions, as required by the Community
Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terns of this ordinance or other applicable city
ordinances shall supersede and control.
2. All street graphics must comply with the zoning ordinance requirements.
3. Compliance with all applicable codes and ordinances.
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined above, was four(4)yes, zero (0)no, zero(0) abstentions. One member
- 7 -
Recommendation & Findings of Fact
Petition 18-21
June 7, 2021
was absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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EXHIBITA Aerial/Location Map /"
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Map prepared by City of Elgin 0 15 30 60 90 12Feet
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Legend
ORC1 Residence Conservation 1 CC1
ORC2 Residence Conservation 2
ORC3 Residence Conservation 3
OPRC Planned Residence Conservation
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O SFR1 Single Family Residence 1 (' i--
O PSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2 y
O TRF Two Family Residence y
OPTRF Planned Two Family Residence
O MFR Multiple Family Residence
Q PMFR Planned Multiple Family Residence
ORB Residence Business
OPRB Planned Residential Business
O NB Neighborhood Business Du page Ct Dupage St
PNB Planned Neighborhood Business
-AB Area Business -- ---'- -
-PAB Planned Area Business
-CC Center City 1 N
-CC2 Center City 2
-PCC Planned Center City N
ORI Office Research Industrial �L
®PORI Planned Office Research Industrial
GI General Industrial
OPGI Planned General Industrial
®Cl Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility
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Petition 18-21
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EXHIBIT Parcel Map N
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EXHIBIT D
SITE LOCATION
203 E. Chicago Street
Petition 18-21
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ChicagoEXHIBIT D
SITE LOCATION
203 E. Street
Petition 18-21
Proposed French
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North side of the subject building along E. Chicago St
West side of the subject building along S. Spring St
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