HomeMy WebLinkAboutG4-24 Ordinance No. G4-24
AN ORDINANCE
GRANTING A CONDITIONAL USE TO ESTABLISH A COMMERCIAL EVENT SPACE
INVOLVING VARIOUS ASSEMBLIES OF PEOPLE IN THE AB AREA BUSINESS
DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(415 Airport Road)
WHEREAS, written application has been made requesting conditional use approval to
establish a commercial event space for activities pertaining to assembly of people at 415 Airport
Road; and
WHEREAS, the zoning lot with the building containing the premises at 415 Airport Road
is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the AB Area Business District and ARC
Arterial Road Corridor Overlay District, and a commercial event space for activities pertaining to
assembly of people is listed as a conditional use within the AB Area Business District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on 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
in the AB Area Business District pertains to the government and affairs of the city.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated 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 commercial event space for activities pertaining
to assembly of people is hereby granted for the property commonly known as 415 Airport Road,
which is commonly identified by Kane County Property Index Numbers 03-34-326-068, 03-34-
326-069,03-34-326-070,03-34-326-071,03-34-326-072,03-34-326-073,03-34-326-074,and 03-
34-326-075, and legally described as follows:
LOTS 152, 153, 154 AND 155 OF THE FIRST ADDITION TO FOX RIVER BUSINESS
CENTER, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 415 Airport Road)
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 Abdul A.
Mohammed, as applicant, and Airport Elgin Irrevocable Living Trust, as property
owner received January 17, 2023, and supporting documents including:
a. Undated letter titled: "Planned Development as a Conditional Use", prepared by
Abdul Aziz Mohammed, received January 17, 2023;
b. Undated document titled: "415 Airport Road Elgin, IL. Conditional Use Statement
of Purpose and Conformance, received October 27, 2023;
c. Play of Survey, prepared by Robert G. Sowka, dated January 9, 2023;
d. The architectural plan set titled: "Second Floor Addition to an Existing One Story
Building For New Banquet Hall 415 Airport Road. Elgin, IL", including sheets:
CS, D1, Al, A2, A3, A4, and A5, prepared by Jeff + Associates LLC, dated
December 1, 2023, with such further revisions as required by the Community
Development Director;
e. Two-page engineering plans titled: "Event Space 415 Airport Road, Elgin IL
60123", prepared by GEL Gloger Engineers Limited, dated August 5, 2023, last
revised September 26, 2023, with such further revisions as required by the City
Engineer; and
f. Landscape Plan 415 Airport Rd. Elgin, Illinois, prepared by Gary R. Weber
Associates, Inc., dated September 21, 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. 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);
2
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 Classes, including but not limited to Zumba;
m. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting
Classes:
n. Exhibitions, including hut not limited to Art Shows;
o. Expositions;
p. Fairs and/or Festivals;
q. Fundraisers;
r. Funeral Services;
s. Galas;
t. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
u. Holiday Parties;
v. 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;
w. Meetings, including but not limited to Board, Business, Public and/or Shareholders
Meetings;
x. Mind and Body Classes and Sessions, including but not limited to Mediation and/or
Yoga;
y. Networking Events;
z. Plenary or General Sessions;
aa. Political Events;
bb. Press Conferences;
cc. Product Launch Events;
dd. Receptions;
ee. Retreats and Team Buildings Events;
ff Sip and Paint Nights;
gg. Social Events;
hh. Symposiums;
Themed Events;
jj. Vendor Fairs (Small Local Vendors);
kk. Wedding Ceremonies& Receptions, including but not limited to traditional weddings,
elopements, and/or civil unions; and
11. Other like assemblies of people.
3
3. 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.
4. 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.
5. 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.
6. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
7. 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. Kapt . , Ma or
Presented: January 24, 2024
Passed: January 24, 2024
Omnibus Vote: Yeas: 9 Nays: 0 " "
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Recorded: January 24, 2024 of 46.
Published: January 24, 2024
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Kimberly Dewis, C ty lerk
4
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 02-23, an application by
Abdul A. Mohammed,as applicant,and Airport Elgin Irrevocable Living Trust,as property owner,
are requesting a conditional use to establish a commercial event space for activities pertaining to
the assembly of people within the existing commercial building at the property commonly referred
to as 415 Airport Road.
GENERAL INFORMATION
Petition Number: 02-23
Property Location: 415 Airport Road
Requested Action: Conditional Use
Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay
District
Proposed Zoning: No change. AB Area Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant
Proposed Use: A commercial event space
Applicant: Abdul A. Mohammed
Owner Airport Elgin Irrevocable Living Trust
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation& Findings of Fact
Petition 02-23
December 4,2023
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Abdul A.Mohammed,as applicant,and Airport Elgin Irrevocable Living Trust,as property owner,
are requesting a conditional use to establish a commercial event space for activities pertaining to
the assembly of people within the existing commercial building at the property commonly referred
to as 415 Airport Road.
The subject property is approximately 2.8 acres in size and located along Airport Road just north
of the I-90 Tollway. The rear of the property backs up to N. State Street (IL Route 31). The
property, zoned AB Area Business District, is improved with a 15,412-square foot one-story
commercial building with a surface parking lot with 178 parking spaces.The existing building was
constructed in 1992 for Cracker Barrel restaurant. The building was later renovated for a private
nursing college J'Renee College.The property is currently vacant.
All surrounding properties are zoned AB Area Business District or PAB Planned Area Business
District.The property adjacent to the north is a 12,450-square foot one-story commercial building,
which is currently vacant. The two properties further to the north are improved with a Super 8
hotel and Holiday Inn&Suites hotel.The property adjacent to the south is the Hampton Inn hotel.
The property to the east across Airport Road is a multi-tenant commercial and industrial building
known as the River Ridge Business Center. That property is home to a variety of businesses,
including Life Storage, a self-storage facility, Midwest Elite Gymnastics Academy, and Duke's
Root Control, a specialty sewer contractor, among other businesses. The property to the west
across N.State Street is a one-story multi-tenant and multi-building office complex known as Elgin
Oaks Business Center,that is largely vacant.
-2 -
Recommendation& Findings of Fact
Petition 02-23
December 4,2023
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Figure 1:Site area map with zoning overlay
Proposal
The applicant is proposing substantial renovations to the existing building for the adaptive reuse
of the building to use it as a commercial event space(banquet hall).
The applicant is proposing to construct a 1,056-square foot addition to the rear of the building, a
1,130-square foot addition on the south side of the building, and a 5,900-square foot 2nd floor
mezzanine, all of which would increase the building floor area to approximately 23,000 square
feet. The applicant is proposing to rent the facility for various types of events, such as but not
limited to weddings, private celebrations such as birthdays and anniversaries, holiday parties,
meetings, and various other types of social gatherings. Accessory music for events would be
permitted,however,the space would not be permitted to be used as a music or concert venue. The
facility would be available for rent from 12 pm to 12 am with most events taking place after
business hours and on weekends. The facility would have a maximum seating capacity for 522
persons.
-3 -
Recommendation & Findings of Fact
Petition 02-23
December 4, 2023
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Figure 2:Proposed 1st Floor Plan
The banquet hall would have a strict no alcohol policy. No alcohol would be served or allowed on
the property. While the renovated building would include a commercial kitchen, the food for
events would be provided by off site caterers.
The exterior improvements to the building would include a completely new front facade with a
canopy over a drive-up,pick-up and drop-off area. The applicant would incorporate stone,stucco,
and fiber cement siding to give the building a fresh, more contemporary look. The two sides and
the rear of the building would include new windows to allow for natural light into the facility.The
proposed site improvements include a new public sidewalk along Airport Road with a connection
to the front entrance of the building. The applicant would construct a new six-foot high masonry
enclosure for the refuse collection area on the south side of the building, which would match the
masonry on the building, and an outdoor patio on the north side of the building, which would be
enclosed by a 2.5-foot-high seating wall. Most of the existing parking spaces would remain, but
the applicant would create seven new parking spaces on the south side of the building, and would
convert ten existing regular parking spaces into five ADA accessible parking stalls near the main
entrance.This will result in two additional parking spaces for a total of 180 parking spaces on site.
The applicant would also install additional landscaping throughout the site.
-4-
Recommendation& Findings of Fact
Petition 02-23
December 4,2023
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Figure 3:Proposed site plan with a detail of the new refuse collection area enclosure
The property is required to have one parking space per four seats, plus one parking space per
employee during the peak shift. With 522 seats and 25 employees during peak times, the facility
is required to have 156 parking spaces. With 180 parking spaces proposed, the new banquet hall
would meet its parking requirement.
The proposed commercial event space for activities pertaining to the assembly of people is listed
as a conditional use in the AB Area Business District, requiring the review and recommendation
by the Planning and Zoning Commission and approval by the City Council.
-5 -
Recommendation & Findings of Fact
Petition 02-23
December 4, 2023
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Figure 5:Proposed elevations
- 6 -
Recommendation & Findings of Fact
Petition 02-23
December 4,2023
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the city in 1984.Upon annexation,
the property was classified in the B3 Service Business District. In 1992, the property was
rezoned to AB Area Business District as part of the comprehensive amendment to the
zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor
Overlay District.
The existing 15,412-square foot building was constructed in 1992. After the restaurant
closed,a private nursing college J'Renee College was established in 2015. The property
is currently vacant.
B. Surrounding Land Use and Zoning. All surrounding properties are zoned AB Area
Business District or PAB Planned Area Business District. The property adjacent to the
north is a 12,450-square foot one-story commercial building, which is currently vacant.
The two properties further to the north are improved with a Super 8 hotel and Holiday Inn
& Suites hotel. The property adjacent to the south is the Hampton Inn hotel. The property
to the east across Airport Road is a multi-tenant commercial and industrial building known
as the River Ridge Business Center. That property is home to a variety of businesses,
including Life Storage, a self-storage facility, Midwest Elite Gymnastics Academy, and
Duke's Root Control, a specialty sewer contractor, among other businesses. The property
to the west across N. State Street is a one-story multi-tenant and multi-building office
complex known as Elgin Oaks Business Center,that is largely vacant.
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.
D. Zoning District. The purpose of the AB Area Business District is to provide commodities
and services to several neighborhoods, and in some instances to a communitywide or
regional supporting population.AB zoning districts are limited by the applicable site design
regulations to an intermediate scale of development relative to NB Neighborhood Business
Districts and the CC1 Center City District.
E. Trend of Development. The subject property is generally located at the northeast corner
of the 1-90 Tollway and N. State Street(IL Route 31)interchange. Properties on both sides
of N. State Street with direct access/frontage to N.State Street north of 1-90 have developed
with commercial uses due to their proximity to the interchange, and because of their
- 7-
Recommendation&Findings of Fact
Petition 02-23
December 4,2023
proximity to the industrial properties further to the east and west along I-90 Tollway. The
328,500-square foot River Ridge Business Center multi-tenant building on the east side of
Airport Road, which was constructed in 1985, is approximately 90% occupied with a
variety of retail service and light-industrial uses. Staff anticipates River Ridge Business
Center will be targeted for redevelopment with new small or large light-industrial buildings
and uses due to the property's proximity to I-90 and State Street(IL Route 31)interchange.
Staff anticipates the development of all surrounding properties will continue to be that of
commercial auto-oriented type and character.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 02-23 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 & Recommendation to the Planning&
Zoning Commission dated December 4,2023.
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 banquet hall would occupy the expanded building
with approximately 23,000 square feet of floor area.The building offers a large open space
ideal for a commercial venue space, and the applicant intends to add a partial 2°d floor
mezzanine overlooking the 1st floor which will also increase the seating capacity of the
venue.The proposed exterior improvements are mostly limited to the facade,which would
include mostly stone and stucco exterior with fiber cement siding to give the building a
more contemporary look.The applicant is also proposing site improvements, including the
construction of a new entrance canopy,additional parking,and a new public sidewalk along
Airport Road with a connection to the building. 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
- 8 -
Recommendation & Findings of Fact
Petition 02-23
December 4,2023
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The property is currently served by municipal water, sanitary sewer, and storm water
systems.The applicant is proposing additional bathroom facilities to accommodate the new
use. The existing sewer and water utilities have adequate capacity to serve the increased
number of water fixtures in the building.The applicant is not proposing any changes to the
existing stormwater utilities,which adequately serve the property.
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 and includes a parking lot
with 178 parking spaces. The access to the parking lot is from Airport Road via two full
access driveways. The applicant is not proposing to make any changes to the existing
access driveways. The applicant is proposing to construct a new canopy for a covered
drive-by pick-up and drop-off area by the front entrance, which blends seamlessly within
the existing parking lot. The other site changes include the addition of seven new parking
spaces on the south side of the building and the conversion of ten regular parking stalls into
five ADA accessible stalls. However, those changes will not have any negative effect on
the existing on-site and off-site traffic circulation.
The property is required to have one parking space per four seats, plus one parking space
per employee during the peak shift. With 522 seats and 25 employees during peak times,
the facility is required to have 156 parking spaces. With 180 parking spaces proposed,the
new banquet hall will meet its parking requirement.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The applicant is proposing substantial renovation to the building and some site
improvements. The additions to the building and façade renovation will serve to make the
building better suited for its intended purpose as a banquet hall. The façade improvements
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Recommendation & Findings of Fact
Petition 02-23
December 4,2023
will give the building a more contemporary look given the proposed use.The proposal will
not have any negative effect on the existing on-site and off-site traffic circulation. The
proposed use is well position to complement the existing hospitality uses in the area.
All proposed events would take place on the interior of the building.The hours of operation
are similar to other businesses in the area and are the same as other event venues across the
City, including the Height, the Asbury, and the Highland Loft event venues in downtown
Elgin.
No evidence has been submitted or found that the proposed use will be located or operated
in a manner that will exercise undue detrimental impact on surrounding properties. While
accessory music for events would be permitted, the space would not be permitted to be
used as a music or concert venue. The applicant must comply with Chapter 10.30"Noise"
of the Elgin Municipal Code, 1976 as amended.
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 02-23, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Abdul A.
Mohammed, as applicant, and Airport Elgin Irrevocable Living Trust, as property owner
received January 17, 2023, and supporting documents including:
a. Undated letter titled: "Planned Development as a Conditional Use", prepared by
Abdul Aziz Mohammed, received January 17,2023;
b. Undated document titled: "415 Airport Road Elgin, IL. Conditional Use Statement
of Purpose and Conformance,received October 27,2023;
c. Play of Survey,prepared by Robert G. Sowka,dated January 9, 2023;
d. The architectural plan set titled: "Second Floor Addition to an Existing One Story
Building For New Banquet Hall 415 Airport Road. Elgin, IL", including sheets:
CS, D1, Al, A2, A3, A4, and A5, prepared by Jeff + Associates LLC, dated
November 5, 2023, with such further revisions as required by the Community
Development Director;
- 10-
Recommendation & Findings of Fact
Petition 02-23
December 4,2023
e. Two-page engineering plans titled: "Event Space 415 Airport Road, Elgin IL
60123", prepared by GEL Gloger Engineers Limited, dated August 5, 2023, last
revised September 26, 2023, with such further revisions as required by the City
Engineer; and
f. Landscape Plan 415 Airport Rd. Elgin, Illinois, prepared by Gary R. Weber
Associates, Inc.,dated September 21,2023,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. 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 Classes, including but not limited to Zumba;
m. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting
Classes:
n. Exhibitions, including but not limited to Art Shows;
o. Expositions;
p. Fairs and/or Festivals;
q. Fundraisers;
r. Funeral Services;
s. Galas;
t. Gallery Displays, including but not limited to works of art, either temporary or
permanent;
u. Holiday Parties;
v. 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;
w. Meetings, including but not limited to Board, Business, Public and/or Shareholders
- 11 -
Recommendation &Findings of Fact
Petition 02-23
December 4, 2023
Meetings;
x. Mind and Body Classes and Sessions, including but not limited to Mediation and/or
Yoga;
y. Networking Events;
z. Plenary or General Sessions;
aa. Political Events;
bb. Press Conferences;
cc. Product Launch Events;
dd. Receptions;
ee. Retreats and Team Buildings Events;
ff Sip and Paint Nights;
gg. Social Events;
hh. Symposiums;
ii. Themed Events;
jj. Vendor Fairs(Small Local Vendors);
kk. Wedding Ceremonies&Receptions,including but not limited to traditional weddings,
elopements, and/or civil unions; and
11. Other like assemblies of people.
3. 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.
4. 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.
5. 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.
6. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
- 12 -
Recommendation &Findings of Fact
Petition 02-23
December 4,2023
7. 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 six(6)yes, zero(0)no,
and zero(0)abstentions. One member was absent..
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 13 -
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EXHIBITA Aerial/Location Map AN
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Map prepared by City of Elgin 0 120 240 480 720 Feet
Department of Community Development
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Petition 02-23
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Legend 'iiii
QRC1 Residence Conservation 1 - =,
ORC2 Residence Conservation 2 `0
QRC3 Residence Conservation 3
OPRC Planned Residence Conservation ''►
Q$FR1 Single Family Residence 1 AB .fir a '�"
OPSFR1 Planned Single Family Residence - -
OSFR2 Single Family Residence 2
PSFR2 Planned Single Family Residence --1
OTRF Two Family Residence j
O PTRF Planned Two Family Residence
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QMFR Multiple Family Residence
OPMFR Planned Multiple Family Residence if
RB Residence Businessibi !
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gmNB Neighborhood Business r�����tCCC�---1111
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-CC1 Center City 1 49 - _
-CC2 Center City 2 0 ..,, —>
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ORI Office Research Industrial ` �''Y
-PORI Planned Office Research Industrial
-GI General Industrial I-90E From IL 31N
-PGI Planned General Industrial 90
-Cl Commercial Industrial 90
-CF Community Facility0 West River Rd
OMPCF Planned Community Facility Gr'I_ COI
EXHIBIT B Zoning Map "
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Map prepared by City of Elgin 0 85 170 340 510 680 Feet
Department of Community Development
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Subject Property
415 Airport Rd.
Petition 02-23
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0334326070
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EXHBIITC Parcel Map N
City of Elgin 30 60 120 180 240
Department of Community Development r eel
EXHIBIT D
SITE LOCATION
415 Airport Road
Petition 02-23
Subect Pro.ert 9 IIh: fw .
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EXHIBIT D
SITE LOCATION
415 Airport Road
Petition 02-23
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Front elevation of the existing building
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Rear elevation of the existing building