HomeMy WebLinkAboutG5-23 Ordinance No. G5-23
AN ORDINANCE
AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G19-10, AS
AMENDED BY ORDINANCES NO. G2-13 AND G64-21
(581 North McLean Boulevard)
WHEREAS, the territory described herein has been classified in the PAB Planned Area
Business District, and is subject to the requirements of Ordinance No. G19-10; and
WHEREAS, by adopting Ordinance No. G2-13 on January 9, 2013, the City Council
amended Ordinance No. G19-10 to permit the construction of a motor vehicle repair shop
specifically related to automobile windshield installation and repair within the subdivision
commonly known as Wing Park Shopping Center; and
WHEREAS, by adopting Ordinance No. G64-21 on December 15, 2021, the City Council
further amended Ordinance No. G19-10,as amended by Ordinance No.G2-13,to grant a departure
from the parking requirement to allow the establishment of any permitted use in the PAB District
without the need to provide additional parking spaces, and
WHEREAS, written application has been made to amend certain provisions of Ordinance
No. G19-10,as amended by Ordinances No. G2-13 and No. G64-21,to allow a departure from the
parking requirements for the establishment of a membership organization with a commercial event
space for activities pertaining to the assembly of people, an eating place, and a drinking place at
581 North McLean Boulevard; and
WHEREAS,the zoning lot with the building containing the premises at 581 North McLean
Boulevard is legally described in Section 2 of Ordinance No. G19-10 (the "Subject Property");
and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on December 5, 2022 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment
to the PAB Planned Area Business District established by Ordinance No. G19-10, as amended by
Ordinances No. G2-13 and No. G64-21,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 5, 2022, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Section 2. H. of Ordinance No. G64-21, which regulates "Off-street
Parking" in the PAB Planned Area Business District of the Subject Property, is hereby amended
to include the following additional condition:
2. Notwithstanding the Section 2. H. 1. above, a departure is hereby granted to allow the
establishment of a membership organization with a commercial event space for
activities pertaining to the assembly of people, an eating place, and a drinking place at
581 North McLean Boulevard on the Subject Property without the requirement to
provide additional parking spaces, provided a minimum of 319 parking spaces are
located on the Subject Property.
Section 3. That except as amended herein,the use and development of the Subject Property
shall be controlled pursuant to the provisions of Ordinance No.G19-10,as amended by Ordinances
No. G2-13 and G64-21. In the event of any conflict between this ordinance, Ordinance No. G19-
10, Ordinance No. G2-13, and Ordinance No. G64-21, this ordinance and associated documents
shall control and prevail.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Olz-
David J. Kap in, yor
Presented: January 25, 2023
Passed: January 25, 2023
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: January 25, 2023 i, 4 _,
Published: January 25, 2023
A es4.
,
'mberly Dewis, Cityfler
- 2 -
EXHIBIT A
December 5, 2022
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written fmdings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petitions 43-22 and 49-22, an
application by Watch City VFW Post 1307,as applicant,and Elgin Improvement LLC,as property
owner, requesting approval of an amendment to PAB Planned Area Business District Ordinance
No. G19-10,previously amended by Ordinance Nos.G2-13 and G64-21,with departures from the
Elgin Municipal Code requirements for the minimum number of required parking spaces, and any
other departures as may be necessary or desirable, and conditional uses for a membership
organization and a commercial event space for activities pertaining to the assembly of people, all
of which are necessary to establish a new facility for Veterans of Foreign Wars(VFW)Post 1307
within an existing commercial tenant space at the property commonly referred to as 581 N.
McLean Boulevard,more specifically identified by the Kane County Property Index Number 06-
10-451-019. The properties classified in the PAB Planned Area Business District established by
Ordinance No.G19-10, as amended by Ordinance Nos. G2-13 and G64-21, are commonly known
as 551-589 N. McLean Boulevard, 554-590 Weston Avenue, 1341-1363 Manor Court, and 1343
Wing Street.
GENERAL INFORMATION
Petition Number: 43-22 and 49-22
Property Location: 581 N. McLean Boulevard
Requested Action: Map Amendment to Planned Development Ordinance No. G19-10,
As amended by Ordinances No. G2-13 and G64-21, and
conditional use
Current Zoning: PAB Planned Area Business District established by Ordinance No.
G 19-10, as amended by Ordinances No. G2-13 and G64-21 and
ARC Arterial Road Corridor Overlay District
Proposed Zoning: No change(PAB Planned Area Business District)
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
Existing Use: Vacant commercial space part of a multi-tenant shopping center
Proposed Use: Membership organization, commercial event space, eating place,
and a drinking place
Applicant: Watch City VFW Post 1307
Owner Elgin Improvement LLC
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Watch City VFW Post 1307, as applicant, and Elgin Improvement LLC, as property owner, are
requesting approval of an amendment to PAB Planned Area Business District Ordinance No.G 19-
10, previously amended by Ordinance Nos. G2-13 and G64-21, with departures from the Elgin
Municipal Code requirements for the minimum number of required parking spaces, and any other
departures as may be necessary or desirable, and conditional uses for a membership organization
and a commercial event space for activities pertaining to the assembly of people, all of which are
necessary to establish a new facility for Veterans of Foreign Wars (VFW) Post 1307 within an
existing commercial tenant space at the property commonly referred to as 581 N. McLean
Boulevard, more specifically identified by the Kane County Property Index Number 06-10-451-
019.The properties classified in the PAB Planned Area Business District established by Ordinance
No.G19-10,as amended by Ordinance Nos.G2-13 and G64-21,are commonly known as 551-589
N. McLean Boulevard, 554-590 Weston Avenue, 1341-1363 Manor Court, and 1343 Wing Street.
The subject property is a 2,450-square foot vacant commercial tenant space part of the Wing Park
Shopping Center. The multi-tenant and multi-building shopping center is located at the southeast
corner of Wing Street and N. McLean Boulevard and is also bounded with frontage along Weston
Avenue on the east and Eagle Drive on the south. The shopping center consists of six separate
-2 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
buildings with a total of 61,849 square feet of floor area and 319 parking spaces shared by all
tenants. Current tenants include Walgreens, Dollar General, and Wing Park Liquors retail stores,
and Big Apple Bagels, La Michoacana and Little Caesar's restaurants, among others.
Approximately 13,578 square feet is currently vacant.
-` r _ 14 The shopping
e center is zoned
� �� �j 'e PAB Planned
w,,, - +► •!i,A' •` Area Business
tl "If 2 'N..... District
t ;+.,I Wing Park , established by
a 1 4. - Shoe•i • Center
Ordinance No.
i�, - f. ���. G19-10 in 2010,
a.
- , ► which approved
,'�A' � the construction
:f.. _ *� :_ ==t"4 Subject• .4 store. The
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,t I , M.'," _./lik. , _ ,', properties to the
o �1 174 . - ( west along N.0"79
t' -r ; ' ;:�- '" i I McLean
,,it , 4 _ , �, ri it, ,:, , l : Boulevard are all
. ` 1_.�,' 1 ,r _ I .: +_--i zoned AB Area
.I I - -- i' ` i , , .. Business District
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: `-- and are improved
�`.: ._q .• - w -ri with one or two
!�.. -. _. ., _II�- ., ..1 ,- - , story commercial
'• iio• and/or office
Figure 1.Site aerial map with zoning overlay buildings. The
property to the
north across
Wing Street is zoned CF Community Facility District and is improved with Illinois Park School,
an elementary school. The properties to the east across Weston Avenue are zoned RC1 Residence
Conservation District and are improved with single-family homes. The two properties located to
the south across Eagle Drive are zoned CF Community Facility District and are improved with
Calvary Lutheran Church and the accessory parking lot.
Proposal
VFW is proposing to open its Post 1307 within the existing 2,450-square foot vacant tenant space
located at 581 N. McLean Boulevard. Post 1307 would provide veterans in Elgin and the
surrounding area a place to come and share comradery, find assistance for any type of need, and
provide opportunities for community involvement.
-3 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
..» nM:•
Zrgl
aaa:, : ,,c� VFW! tr.
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01116 CI
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Figure 2.Proposed floor plan for VFW Post 1307
The applicant is proposing to undertake substantial interior renovation to create a "cantina"
(bar/restaurant) at the front of the tenant space with a commercial kitchen and bar seating similar
to that of a typical restaurant. Six 4-person tables would also be set up for additional restaurant-
style seating. The rear of the room would be set up as a meeting room with six 8-person round
tables. The meeting room area would be used for VFW Post meetings on the Pt Monday of the
month, and the Auxiliary's meetings on the 1st Wednesday of the month. VFW is also proposing
to host various other types of events, such as Christmas parties, birthday parties, baby showers,
etc.
VFW is planning to apply for a liquor license to be able to serve alcohol for on-premise
consumption, and a gaming license to be able to install video gaming terminals. An area for two
video gaming terminals would be created in the front portion of the space that is less than 10
percent of the floor area, which qualifies the video gaming terminals as an accessory use, and
which is customary for other restaurants with a gaming license.
The proposed hours of operation would be 1 pm— 1 am Monday through Thursday, 11 am—2 am
Friday and Saturday, and 11 am- 1 am on Sunday. The liquor license would regulate the hours of
alcohol sales and service. The applicant is not proposing any exterior changes to the building or
the site. Any future street graphics will need to meet the zoning ordinance requirements.
Parking
The proposed VFW membership organization is required to provide one parking space per 4 seats,
plus one parking space per employee.With 83 seats total and 3 employees during the busiest time,
the facility is required to have 24 parking spaces.With the proposed VFW facility and the existing
mix of tenants, the shopping center is required to have a total of 334 parking spaces. With 319
parking spaces on site,the shopping center does not meet the parking requirement.Approximately
13,578 square feet of the shopping center floor area is currently vacant.
In 2021,the City granted a departure from the parking requirement for the shopping center to allow
-4-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
the establishment of any permitted use within the shopping center in the instances when the
shopping center does not meet the parking requirement per the zoning ordinance. The parking
departure,however, is not applicable to the conditional uses.
As part of its application,the applicant is requesting the approval of another parking departure to
allow the establishment of the VFW Post 1307 at 581 N. McLean Boulevard. The applicant has
provided traffic counts to demonstrate the availability of parking during the shopping center's peak
times. The applicant provided parking occupancy counts on Monday and Wednesday evenings
when VFW monthly meetings would occur, and on Saturday midday, which coincides with the
shopping center's busiest time. At most, 102 of 319 parking spaces (32 percent) are currently
occupied on Saturday midday.As such 217 parking spaces are available for VFW and other future
tenants. The shopping center has adequate parking to meet the needs of the proposed VFW Post
1307 and other existing tenants in the building.
The requested parking departure is summarized in Table 1 below and is further described in
Planned Development Departures and Exceptions section of the staff report further below.
Table 1. Detail of the Parking Departures for Wing Park Shopping Center
Requirement Proposal
# of parking spaces 334 parking spaces based on 319(existing on site)
required existing tenants and VFW
The proposed VFW is classified as a membership organization with a commercial event space,an
eating place (restaurant), and a drinking place (service of alcohol for on-premise consumption).
While the eating place and the drinking place are allowed as a permitted use in the PAB Planned
Area Business District,conditional use approval is required for the membership organization and
the commercial event space. The conditional use 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:
A. Property History.The subject property was annexed to the city in 1954.Upon annexation,
the property was zoned D Commercial. The existing multi-tenant shopping center was
constructed in 1959.
In 1962,the property was rezoned to B 1 Retail Business District, and in 1992 it 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.
In 2010,the property was rezoned to PAB Planned Area Business District to accommodate
the construction of the Walgreens building on the north side of the property along Wing
-5 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
Street. In 2013, the PAB District was amended by Ordinance No. G2-13 to allow for the
construction of Safelite AutoGlass motor vehicle repair shop. In 2021, the City amended
the PAB District by Ordinance No. G64-21 to grant a parking departure allowing any
permitted use to establish within the shopping center without the need to provide additional
parking.
Over the years,the City approved several conditional uses in the shopping center. In 1997,
the City approved the establishment of a day care center at 1341 Wing Street by Ordinance
No. G35-97,which was at the north end of the shopping center prior to the construction of
the Walgreens store. In 2013,the City approved the expansion of Wing Park Liquors store
at 571 N. McLean Boulevard by Ordinance No. G21-13. In 2017, the City approved the
establishment of a physical fitness facility(a martial arts school) at 1341 B Manor Court
by Ordinance No. G32-17. And in 2021, the City approved the establishment of another
physical fitness facility,The Work Out Zone,this time at 575 N. McLean Boulevard.
B. Surrounding Land Use and Zoning. The shopping center is zoned PAB Planned Area
Business District established by Ordinance No. G19-10 in 2010, which approved the
construction of the Walgreens store. The properties to the west along. N. McLean
Boulevard are all zoned AB Area Business District and are improved with one or two story
commercial and/or office buildings. The property to the north across Wing Street is zoned
CF Community Facility District and is improved with Illinois Park School, an elementary
school. The properties to the east across Weston Avenue are zoned RC1 Residence
Conservation District and are improved with single-family homes. The two properties
located to the south across Eagle Drive are zoned CF Community Facility District and are
improved with Calvary Lutheran Church and accessory parking lot.
C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily
traveled corridors and intersections, Corridor Commercial areas provide retail services to
both local and regional consumer bases. These areas contain a mix of retail from large
community centers with multiple tenants to smaller, stand-along businesses. Corridor
Commercial areas are the most widely accommodating and ranging commercial areas
within the city. Corridor Commercial areas are auto-oriented by nature but should also be
enhanced to be pedestrian-friendly.
D. Zoning District. The purpose of the PAB Planned Area Business District established by
Ordinance No. G19-10 is to provide a planned commercial environment, subject to the
provisions of Chapter 19.60 Planned Developments,of the Elgin Municipal Code, 1976 as
amended.
E. Trend of Development. The area around the intersection of N. McLean Boulevard and
Wing Street has been zoned for a business district since its annexation in the 1950s. Over
the years, properties along N. McLean Boulevard near Wing Street have developed with
-6-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
neighborhood retail and service uses providing goods and services to the surrounding
neighborhoods. Despite the large volume of traffic, N. McLean Boulevard corridor south
of the subject property maintains an intimate feel because several, two- and three-story
office buildings were constructed close to the street with parking in the side or rear yards.
The corridor has developed with a variety of uses, including offices, multiple-family
residential, and senior housing developments dispersed among single-family
neighborhoods. Staff anticipates the corridor will continue to be dominated by a variety
retail service uses providing commercial goods and services to the surrounding
neighborhoods. This stretch of N. McLean Boulevard corridor is also well positioned to
include new,multiple-family residential developments.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 43-22 and 49-22 on December 5, 2022. Testimony was
presented at the public hearing in support of the application. The Community Development
Department submitted a Development Application Review and Written Findings &
Recommendation to the Planning&Zoning Commission dated December 5, 2022.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for planned developments
outlined within § 19.60.040, standards for map amendments outlined within § 19.55.030, and
standards for conditional uses outlined within § 19.65.030:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The proposed VFW facility would occupy an
existing 2,450-square foot vacant commercial space within the existing multiple-tenant
shopping center. The applicant is not proposing to make any exterior changes to the
building or the site. The property is fully developed. No existing site features including
topography,watercourses,vegetation, and property improvements exist that would have a
negative impact on the proposed use.
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.
-7-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities.The property and the subject commercial space are currently served by municipal
water,sanitary sewer,and storm water systems.The applicant is not proposing any changes
to the existing sewer and water utilities or to the stormwater control facilities. The existing
sewer, water, and stormwater facilities can adequately service the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The shopping center was originally developed in
the late 1950s with direct access to four adjacent roadways: N. McLean Boulevard on the
west,Wing Street on the north, Weston Avenue on the east, and Eagle Drive on the south.
With multiple access driveways and a signalized intersection at N. McLean Boulevard and
Wing Street, the property maintains a safe and efficient on-site and off-site vehicular
circulation.The proposed VFW is located within the northern shopping center building and
will benefit from having a direct access to N. McLean Boulevard and the adjacent parking
lot.
The proposed VFW membership organization is required to provide one parking space per
4 seats,plus one parking space per employee. With 83 seats total and 3 employees during
the busiest time,the facility is required to have 24 parking spaces.With the proposed VFW
facility and the existing mix of tenants, the shopping center is required to have a total of
334 parking spaces. With 319 parking spaces on site, the shopping center does not meet
the parking requirement. Approximately 13,578 square feet of the shopping center floor
area is currently vacant.
-8 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
VFW is requesting approval of a departure from the parking requirement to allow the
establishment of the proposed use without the need to provide additional parking.With the
property being fully developed, there is no room to construct or stripe additional parking
spaces on site.
The applicant has demonstrated that the current parking demand is far below the regulatory
parking requirement. While 310 parking spaces are required per the zoning ordinance for
the existing mix of tenants, actual parking demand is far below that. The peak parking
demand occurs on Saturday midday when 102 off 319 parking spaces (32 percent) are
occupied. As such, at least 217 parking spaces are available for VFW and future tenants in
the remaining 11,078 square feet of vacant space. If the remaining vacant space is occupied
by general retail or office uses, 44 parking space would be required per the zoning
ordinance in addition to the 24 parking spaces required for VFW (68 total). With at least
217 parking spaces available during the peak time, the shopping center has adequate
parking capacity to meet the needs of the proposed VFW Post and other future business in
the shopping center.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the city in 1954. Upon annexation, the
property was zoned D Commercial. The existing multi-tenant shopping center was
constructed in 1959.
In 1962,the property was rezoned to B 1 Retail Business District, and in 1992 it 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.
In 2010,the property was rezoned to PAB Planned Area Business District to accommodate
the construction of the Walgreens building on the north side of the property along Wing
Street. In 2013, the PAB District was amended by Ordinance No. G2-13 to allow for the
construction of Safelite AutoGlass motor vehicle repair shop. In 2021, the City amended
the PAB District by Ordinance No. G64-21 to grant a parking departure allowing any
permitted use to establish within the shopping center without the need to provide additional
parking.
Over the years,the City approved several conditional uses in the shopping center. In 1997,
the City approved the establishment of a day care center at 1341 Wing Street by Ordinance
No. G35-97,which was at the north end of the shopping center prior to the construction of
-9-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
the Walgreens store. In 2013,the City approved the expansion of Wing Park Liquors store
at 571 N. McLean Boulevard by Ordinance No. G21-13. In 2017, the City approved the
establishment of a physical fitness facility (a martial arts school) at 1341 B Manor Court
by Ordinance No. G32-17. And in 2021, the City approved the establishment of another
physical fitness facility,The Work Out Zone,this time at 575 N. McLean Boulevard.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The shopping center
is zoned PAB Planned Area Business District established by Ordinance No. G19-10 in
2010, which approved the construction of the Walgreens store. The properties to the west
along. N. McLean Boulevard are all zoned AB Area Business District and are improved
with one or two story commercial and/or office buildings. The property to the north across
Wing Street is zoned CF Community Facility District and is improved with Illinois Park
School, an elementary school. The properties to the east across Weston Avenue are zoned
RC 1 Residence Conservation District and are improved with single-family homes.The two
properties located to the south across Eagle Drive are zoned CF Community Facility
District and are improved with Calvary Lutheran Church and accessory parking lot.
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 area around the intersection of N. McLean Boulevard and
Wing Street has been zoned for a business district since its annexation in the 1950s. Over
the years, properties along N. McLean Boulevard near Wing Street have developed with
neighborhood retail and service uses providing goods and services to the surrounding
neighborhoods. Despite the large volume of traffic, N. McLean Boulevard corridor south
of the subject property maintains an intimate feel because several, two- and three-story
office buildings were constructed close to the street with parking in the side and rear yards.
The corridor has developed with a variety of uses, including offices, multiple-family
residential, and senior housing developments dispersed among single-family
neighborhoods. Staff anticipates the corridor will continue to be dominated by a variety
retail service uses providing commercial goods and services to the surrounding
neighborhoods. This stretch of N. McLean Boulevard corridor is also well positioned to
include new,multiple-family residential developments.
G. Planned Development District Standard: The suitability of the subject property for the
- 10-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
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. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The property was zoned PAB Planned Area Business District
by Ordinance No.G19-10,which enabled the construction of the existing Walgreens store.
The purpose of the PAB Planned Area Business District established by Ordinance No.
G19-10 is to provide a planned commercial environment, subject to the provisions of
Chapter 19.60 Planned Developments,of the Elgin Municipal Code, 1976 as amended.The
applicant is not proposing any exterior changes to the existing building or the site.
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
Comprehensive Plan and Design Guidelines. Located along the City's heavily traveled
corridors and intersections,Corridor Commercial areas provide retail services to both local
and regional consumer bases. These areas contain a mix of retail from large community
centers with multiple tenants to smaller, stand-along businesses. Corridor Commercial
areas are the most widely accommodating and ranging commercial areas within the city.
Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be
pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
1. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
- 11 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
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.There are no significant natural features,including
topography, watercourses, wetlands, and vegetation located on the property. The property
is fully improved with a multiple-tenant shopping center and accessory parking lots.There
are no existing watercourses or property improvements that would have a negative impact
on the proposed use on the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The applicant is proposing to establish a membership organization with a
commercial event space, an eating place, and a drinking place within the vacant tenant
space at 581 N.McLean Boulevard.The hours of operation would be 1 pm— 1 am Monday
through Thursday, 11 am—2 am Friday and Saturday, and 11 am - 1 am on Sunday. The
liquor license would regulate the hours of alcohol sales and service.The proposed hours of
operation are similar to those of other existing businesses. The proposed use would not
have any negative effect on the other businesses within the shopping center or the
surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the PAB Planned
Area Business District Ordinance No. G19-10, as amended by Ordinances No. G2-13 and G64-
21, and the zoning ordinance:
1. Section 19.45.070, "Table of Required Parking". With the existing mix of uses and the
proposed VFW facility, the shopping center is required to have 334 parking spaces. The
applicant is proposing to maintain the existing 319 parking spaces on site.
Staff finds the proposed departure is appropriate and necessary to continue filling up the shopping
center.
With the property being fully developed, there is no room to construct additional parking spaces
on site.The applicant has demonstrated that the current parking demand is far below the regulatory
parking requirement. While 310 parking spaces are required per the zoning ordinance for the
- 12 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
existing mix of tenants, the actual parking demand is far below that. The peak parking demand
occurs on Saturday midday when 102 off 319 parking spaces(32 percent)are occupied. As such,
at least 217 parking spaces are available for VFW and future tenants in the remaining 11,078
square feet of vacant space. If the remaining vacant space is occupied by general retail or office
uses, 44 parking space would be required per the zoning ordinance in addition to the 24 parking
spaces required for VFW(68 total).As such,the shopping center has adequate parking capacity to
meet the needs of the proposed VFW Post and other future business in the shopping center.
And while some uses, such as sit-down restaurants or carry-out restaurants have a bigger parking
requirement than general retail and office uses, with different hours of operations and the
anticipated quick turnover of parking spaces for quick-serve,fast-food,and fast-casual restaurants,
the shopping center can meet the parking demand of any businesses that move in.
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 VFW facility would occupy an existing 2,450-square
foot commercial space within the existing multiple-tenant shopping center. The applicant
is not proposing to make any exterior changes to the building or the site. The property is
fully developed.No existing site features including topography, watercourses, vegetation,
and property improvements exist that would have a negative impact on the proposed use.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The property and the subject commercial space are currently served by municipal water,
sanitary sewer,and storm water systems.The applicant is not proposing any changes to the
existing sewer and water utilities or to the stormwater control facilities.The existing sewer,
water, and stormwater facilities can adequately service the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
- 13 -
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
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 shopping center was originally developed in the late
1950s with direct access to four adjacent roadways: N. McLean Boulevard on the west,
Wing Street on the north, Weston Avenue on the east, and Eagle Drive on the south. With
multiple access driveways and a signalized intersection at N.McLean Boulevard and Wing
Street,the property maintains a safe and efficient on-site and off-site vehicular circulation.
The proposed VFW is located within the northern shopping center building and will benefit
from having a direct access to N. McLean Boulevard and the adjacent parking lot.
The proposed VFW membership organization is required to provide one parking space per
4 seats,plus one parking space per employee. With 83 seats total and 3 employees during
the busiest time,the facility is required to have 24 parking spaces.With the proposed VFW
facility and the existing mix of tenants, the shopping center is required to have a total of
334 parking spaces. With 319 parking spaces on site, the shopping center does not meet
the parking requirement. Approximately 13,578 square feet of the shopping center floor
area is currently vacant.
VFW is requesting approval of a departure from the parking requirement to allow the
establishment of the proposed use without the need to provide additional parking.With the
property being fully developed, there is no room to construct or stripe additional parking
spaces on site.
The applicant has demonstrated that the current parking demand is far below the regulatory
parking requirement. While 310 parking spaces are required per the zoning ordinance for
the existing mix of tenants, actual parking demand is far below that. The peak parking
demand occurs on Saturday midday when 102 off 319 parking spaces (32 percent) are
occupied. As such, at least 217 parking spaces are available for VFW and future tenants in
the remaining 11,078 square feet of vacant space. If the remaining vacant space is occupied
by general retail or office uses, 44 parking space would be required per the zoning
ordinance in addition to the 24 parking spaces required for VFW (68 total). With at least
217 parking spaces available during the peak time, the shopping center has adequate
parking capacity to meet the needs of the proposed VFW Post and other future business in
the shopping center.
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 of the proposed VFW facility will be conducted
on the interior.The applicant is proposing substantial renovation to the interior of the space,
- 14-
Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
but no exterior changes are proposed to the building or the site. The long floor plan of the
tenant space can easily accommodate a commercial kitchen with restaurant and bar seating
in the front of the space, and a meeting room in the rear of the tenant space. The liquor
license would regulate the hours of operation for alcohol sales. The hours of operation are
consistent with those of surrounding businesses.
No evidence has been submitted or found that the proposed use will be located or operated
in a manner that will exercise undue detrimental impact on surrounding properties.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 43-22 and 49-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by,Watch City VFW
Post 1307, as applicant, and Elgin Improvement LLC, as property owner, received
September 9,2021, and supporting documents including:
a. Undated letter from Shawn Ayers, Commander, Veterans of Foreign Wars Watch
City Post 1307, received November 2,2022;
b. ALTA/NSPS Land Title Survey Wing Park Shopping Center, prepared by Sarko
Engineering Inc.,dated last revised November 22, 2017; and
c. Architectural plan set for VFW Post 1307 Interior Buildout, prepared by Aiello
Architecture Design, dated July 21, 2022, 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. Notwithstanding the Section 2. H. 1. above, a departure is hereby granted to allow the
establishment of a membership organization with a commercial event space, an eating
place, and a drinking place at 581 North McLean Boulevard on the Subject Property
- 15 -
Recommendation&Findings of Fact
Petition 43-22 and 49-22
December 5, 2022
without the requirement to provide additional parking spaces,provided a minimum of 319
parking spaces are located on the Subject Property.
3. 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
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;
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Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
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.
4. 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.
5. 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.
6. 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.
7. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
8. 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 four (4) yes, zero (0)
no, and zero(0)abstentions. Three members were absent.
Respectfully Submitted,
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Recommendation & Findings of Fact
Petition 43-22 and 49-22
December 5,2022
s/Jav Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 18 -
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EXHIBIT Aerial/Location Map AN
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Map prepared by City of Elgin 0 so too 200 300 aoFeet
Department of Community Development
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Q MPTRF Planned Two Familyei Residences I
QMFR Multiple Family Residence ■ .
Q PMFR Planned Multiple Family Residence .
RB Residence Business
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O PNB Planned Neighborhood Business -
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-AB Area Business
-PAB Planned Area Business /� . MI-CC1 Center City 1 RB ([7 RC2
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-ORI Office Research Industrial ••Q •
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GI General Industrial 12
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EXHIBIT B Zoning Map "
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Map prepared by City of Elgin 0 75 150 300 450 600
Feet
Department of Community Development
Subject Property
581 N. McLean Blvd.
Petition 43-22&49-22
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EXHBIIT C Parcel Map N
City of Elgin 0 20 40 80 120 160
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
581 N. McLean Boulevard
Petition 43-22 and 49-22
i _. . 61.13: 1
firri7-17— 4 far ' , it
. , lot ---i
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Site area map with zoning overlay
EXHIBIT D
SITE LOCATION
581 N. McLean Boulevard
Petition 43-22 and 49-22
�, y 1 Ali r
u I.J 1:
411,211
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Location of proposed ' ` 4 :-
Bird's Al
eye view looking east
EXHIBIT D
SITE LOCATION
581 N. McLean Boulevard
Petition 43-22 and 49-22
'MN View-Sp 2018
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f
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• ---.111116.2., A litit. ilikart., _ Aiti. _Aiming
DOLLAR GENERAL „mammies
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immeuppownwill
Wing Park Shopping Center multiple-tenant building
Proposed Iocatic i
VFW Post 1 307
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The location of the proposed VFW facility
EXHIBIT D
SITE LOCATION
581 N. McLean Boulevard
Petition 43-22 and 49-22
• � �
. ,.541.,,,,,,,,,11 ',--tiam., _,_
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Walgreens building — west elevation
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South elevation of the southern multiple-tenant building
within Wing Park Shopping Center
EXHIBIT D
SITE LOCATION
581 N. McLean Boulevard
Petition 43-22 and 49-22
• r•
•
._t :.. ;.E
1341 Manor Ct building, part of Wing Park Shopping
Center
F
F1
O e e 551 N. McLean Blvd building, part of Wing Park Shopping
Center