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HomeMy WebLinkAboutG58-24 Ordinance No. G58-24 AN ORDINANCE AMENDING PNB PLANNED NEIGHBORHOOD BUSINESS DISTRICT ESTABLISHED BY ORDINANCE NO. G47-00 (2000 Big Timber Road) WHEREAS, the zoning lot with the building containing the premises at 2000 Big Timber Road has been classified in the PNB Planned Neighborhood Business District, and is subject to the requirements of Ordinance No. G47-00; and WHEREAS, the zoning lot with the building containing the premises at 2000 Big Timber Road is described as PARCEL 1 A in Section 2 of Ordinance No. G47-00(the"Subject Property"); and WHEREAS, written application has been made to amend the PNB Planned Neighborhood Business District established by Ordinance No. G47-00 to establish a list of conditional uses allowed in the PNB Planned Neighborhood Business District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on October 7, 2024, 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 PNB Planned Neighborhood Business District established by Ordinance No. G47-00 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 October 7, 2024, 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. F. of Ordinance No. G47-00, which regulates "Land Use" in the PNB Planned Neighborhood District applicable to the Subject Property, is hereby amended to allow the following land uses as a "conditional use" [SR] in this PNB Planned Neighborhood Business District as follows: The following enumerated "land uses" [SR] shall be the only land uses allowed as a "conditional use" [SR] in this PNB Planned Neighborhood Business District: Conditional Uses. Those land uses enumerated as conditional uses within the NB Neighborhood Business District, Section 19.35.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time, and the following additional land uses: 5. Services division "Event venue" [SR] Section 3. That Section 2.G.of Ordinance No.G47-00,which regulates"Site Design", in the PNB Planned Neighborhood District applicable to the Subject Property, is hereby amended in its entirety to read as follows: G. Site Design: In this PNB Planned Neighborhood Business District, the use and development of land and structures shall be subject to the provision of Chapter 19.12, Site Design, of the Elgin Municipal Code, 1976, as amended, and Section 19.35.335 "Site Design" for NB Neighborhood Business District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application submitted by Maryam Properties LLC,as applicant,and CG Ingram Holdings LLC&CG Ingram Investments LLC,as property owners,received July 30,2024,and supporting documents including: a. Undated letter, prepared by Moiz Mohammed, dated received September 9, 2024; b. A LTA ACSM Land Title Survey,prepared by Landmark Engineering Group,dated November 6, 2001; and c. Architectural plan set titled: "Remodel of Existing Bank to Banquet Hall 2000 Big Timber Elgin, Illinois -60123", prepared by K.F. Brandeis Architects, dated last revised September 12, 2024, 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. Compliance with all applicable codes and ordinances. - 2 - Section 4. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G47-00.In the event of any conflict between this ordinance and Ordinance No. G47-00,this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. 01)17 444Co David J. tain ayor Presented: November 20, 2024 Passed: November 20, 2024 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: November 20, 2024 Published: November 20, 2024 Att s • Kimberly Dew' , y Clerk • �ti•,>, n - J - EXHIBIT A October 7, 2024 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 Petitions 19-24 and 20-24 an application by Maryam Properties LLC,as applicant,and CG Ingram Holdings LLC&CG Ingram Investments LLC, as property owners, requesting approval of an amendment to PNB Planned Neighborhood Business District established by Ordinance No. G47-00, with any departures from the Elgin Municipal Code requirements as may be necessary or desirable,and a conditional use to establish an event venue, more specifically a banquet hall, within the existing building on the property commonly known as 2000 Big Timber Road. GENERAL INFORMATION Petition Number: 19-24 and 20-24 Property Location: 2000 Big Timber Road Requested Action: Map Amendment to Planned Development and Conditional Use Current Zoning: PNB Planned Neighborhood Business District, established Ordinance No. G47-00, and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change.PNB Planned Neighborhood Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant Proposed Use: Event venue Applicant: Maryam Properties LLC Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 Owner CG Ingram Holdings LLC&CG Ingram Investments LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinances and Resolution BACKGROUND Maryam Properties LLC, as applicant, and CG Ingram Holdings LLC & CG Ingram Investments LLC,as property owners,are requesting approval of an amendment to PNB Planned Neighborhood Business District established by Ordinance No. G47-00, with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, and a conditional use to establish an event venue, more specifically a banquet hall, within the existing building on the property commonly known as 2000 Big Timber Road. The two-acre subject property is located at the northwest corner of Big Timber Road and N. Lyle Avenue. The property is zoned PNB Planned Neighborhood Business District, established by Ordinance No. G47-00 in 2000, and ARC Arterial Road Corridor Overlay District. The property is improved with an approximately 11,000-square foot one-story commercial building that was constructed in 2001 for a Bank of America branch. The property includes a parking lot with 69 parking spaces north of the building and a drive-through service lane with three drive-through pick-up windows on the south side of the building. The property has one full access driveway to N. Lyle Avenue. -2 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 The properties adjacent to the north and west, zoned PMFR Planned Multiple Family Residence District, are improved with Wynstone Century Oaks townhomes. The property to the east across N. Lyle Avenue is zoned PNB Planned Neighborhood Business District that was established at the same time as the subject property by the same Ordinance No. G47-00. That property is improved with a one-story office building home to Corporate America Family Credit Union(CAFCU)bank. The property to the south across Big Timber Road is zoned CF Community Facility District and is improved with a surface parking lot for the Metra Big Timber Rd train station. • 1 �T a I t ... �, �• yr, y `'� S. , , '..%.AX/ ' i .. 'AIL - , Figure 1.Site area map with zoning overlay Proposal The applicant is proposing adaptive reuse of the former Bank of America branch building at 2000 Big Timber Road as a banquet hall.To allow the proposed banquet hall,the applicant is requesting approval to amend the existing PNB Planned Neighborhood Business District to allow an event venue as a conditional use, and is simultaneously requesting the approval of a conditional use for the proposed Red Rose Banquets banquet hall. -3 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 r© m ^. , way r' 'Doe - (1. r—.i--- -- , Y ---) ltitri war 1L I Et d0.r0F L 11 (I r° a* r :ow ut l' 9 0 1 t ICAO 1 GUI t1 0 a (1) --..a _ � � C11.1 *-1°°"1 0 0 0 0,;+F a L1 : S E ., .. ip : ID Figure 2.Proposed floor plan Amendment to PNB District Ord. No. G47-00 When the PNB Planned Neighborhood Business District was established in 2000, Ordinance No. G47-00 that approved the District included only a variety of land uses allowed as permitted uses. The Ordinance does not include, and no land uses are currently allowed as a conditional use on this property. The applicant is proposing to amend the ordinance to include the list of conditional uses that are normally allowed in the standard NB Neighborhood Business District,and also to include the event venue as one of the allowable conditional uses. City staff is currently in the process of amending the zoning regulations in downtown Elgin that would also establish a definition for an"event venue' land use that would be allowed as a permitted us in the downtown CC 1 Center City District and as a conditional use in the downtown CC2 Center City District. An example of typical events that could be held within an event venue include anniversary, birthday, graduation, retirement, or wedding, or a, civic, social, or business-related event, such as a class,conference, meeting, seminar, or workshop, where the primary emphasis of the event is the event itself or its participants or beneficiaries and not any entertainment provided. -4- Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 As part of the same text amendment to the downtown zoning regulations, city staff is establishing the definition of an"entertainment venue"that would be allowed as a conditional use in both CC 1 and CC2 downtown districts. An entertainment venue is a facility where the primary focus of the persons attending the event is on a musical performance, play, show, theater production, comedy show or act, or other form of live entertainment, including but not limited to music concerts; ballroom and dance hall operations (7911) and dance halls (7911); discotheques (7911) and nightclubs; DJ- and MC-hosted shows, parties, raves, gigs, or other like events; and performing arts spaces. The applicant is not proposing to use the facility as an entertainment venue. Conditional Use for an Event Venue Simultaneously with the request for the amendment to the existing PNB District, the applicant is requesting approval of a conditional use to establish an approximately 11,566-square foot event venue,the Red Rose Banquets banquet hall. The applicant is proposing to rent the facility for various types of events,such as weddings,private parties, fundraisers, and various types of non-profit and other community social events and celebrations. As is the case with Red Rose Banquets in Roselle, the applicant expects approximately 35% weddings, 35% Sweet 15 celebrations, and the rest being birthdays, anniversaries communions, baptisms or other cultural events. The building would have two separate banquet halls. The Banquet Hall 1 would have a capacity for 152 occupants, while Banquet Hall 2 would have a capacity for 136 occupants. The overall maximum capacity within the entire facility at any one time is determined based on the number of parking spaces. There are 79 parking spaces proposed on site. The facility is required to have one parking space per four seats,plus one parking space per employee during the busiest events.The applicant states that the facility would have up to seven employees during the busiest events. As such, the maximum occupancy allowed would be 288 persons. The 79 parking spaces proposed on the property comply with the zoning ordinance. On street parking is not allowed on N. Lyle Avenue adjacent to the subject property. On-street parking on N. Lyle Avenue is allowed north of Jeffrey Lane/Matthew Court. The applicant has agreed to include language in the rental lease agreement that no parking is allowed on N. Lyle Avenue. The applicant will also post signs at the entrance into the building that no parking is allowed on N. Lyle Avenue. -5 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 71 ( ..H 31137 x 31 N i) v 71 x 120 )L r') 127 a » r 73 a 21 )1 ram,, !O�i i wi i Q�__ 1;,;; r '�� 1 s:,i i ..•,, ruin C 0 1; ; 1 , 111 I I _ l Is._rat _l. ) M.-I 1 r 1 I li!k/41 !. r�,: c ' --' N Ni f • I.1 Giw ‹) ,_ )•_ :yam ....�.., � o I .) r' TO s J:.00�b c : .,b-: '' `'� 'i ;\s% .1.7 i i ,1•41Q : ... z$b o T;;___-. s', I=C• =2. ..,•••/,.. tral a__) ELP11211631211111 Figure 3.Proposed landscape plan The facility would be available for rent Monday through Sunday,although almost all events would be held on Friday, Saturday or Sundays. All events would be held entirely indoors, and all events would wrap up by midnight with the exception of special events such as New Years celebrations that would end at 1 AM. All food would be catered by licensed off-site caterers, and the parties renting the space would be allowed to bring their own drinks including alcohol. The facility is required to obtain a liquor license prior to start of any alcohol service. The applicant is proposing to enclose the existing drive-through pick-up window area to create an approximately 668-square foot building addition on the south side of the building.This area would be used as food service area. The building addition would include the same brick and windows that are already existing on the remainder of the building. The proposed site work includes modifying the existing drive-through service lanes to include ten additional parking spaces for a total of 79 parking spaces on site. The applicant would also create a pedestrian connection to the public sidewalk along N. Lyle Avenue and enhance the existing landscaping with 11 new evergreen and shade trees, and 41 shrubs. The Community Development Department offers the following additional information: -6 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 A. Property History. The subject property was annexed in 1977. Upon annexation, the property was zoned R4 General Residence District. In 1992,the property was zoned in the MFR Multiple Family Residence District as part of the comprehensive amendment to the zoning ordinance. In 1993, the City approved the establishment of a PNB Planned Neighborhood Business District on the subject property by Ordinance No. G45-93. In 2000, the City amended the zoning of the property by establishing the current PNB Planned Neighborhood Business District by Ordinance No. G47-00. The existing building on site was completed in 2001 for a Bank of America branch. However, the building has been vacant since at least 2015. B. Surrounding Land Use and Zoning. The properties adjacent to the north and west,zoned PMFR Planned Multiple Family Residence District,are improved with Wynstone Century Oaks townhomes. The property to the east across N. Lyle Avenue is zoned PNB Planned Neighborhood Business District that was established at the same time as the subject property by the same Ordinance No. G47-00. That property is improved with a one-story office building home to Corporate America Family Credit Union (CAFCU) bank. The property to the south across Big Timber Road is zoned CF Community Facility District and is improved with a surface parking lot for the Metra Big Timber Rd train station. C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial by the City's 2018 Comprehensive Plan. The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs. Uses may include grocery stores, professional offices, retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. D. Zoning District. The purpose and intent of the PNB Planned Neighborhood Business District established by Ordinance No. G47-00 is to provide a planned commercial area supplying daily convenience commodities and services to a neighborhood population, subject to the provisions of Chapter 19.60, Planned Developments, The scale of development of the PNB zoning district is limited by the applicable site design regulations due to its function and resulting close proximity to residences. The PNB zoning district is most similar to, but departs from the standard requirements of the NB zoning district. E. Trend of Development. The subject property is located at the northwest corner of Big Timber Road and N. Lyle Avenue. All surrounding properties have already been annexed to the City of Elgin and have been developed. The last remaining vacant parcel west of the Wynstone Century Oaks townhome community was annexed in 2023 and approved for a -7 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 townhome development to be known as Gifford's Crossing. The Wynstone Century Oaks townhome community adjacent to the west and north was completed in the late 1990s. The trend of development along Big Timber Road between Randall Road on the west and N. McLean Boulevard on the east is that of light-industrial buildings and uses, with a few exceptions, such as the Popeyes restaurant, the Corporate America Family Credit Union office building, and Elgin Evangelical Free Church. The Big Timber Metra station is located at the end of N. Lyle Avenue approximately 900 feet south of the subject property. As a result, some underutilized properties in proximity to the Metra transit stop may develop with multi-family residential or mixed-uses in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 19-24 and 20-24 on October 7, 2024. Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated October 7, 2024. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards for conditional use outlined in § 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 two-acre property is improved with an approximately 11,000-square foot building and 69 accessory parking spaces. The applicant is proposing to enclose the former drive-through service lane pick-up windows for a 668- square foot building addition, and will modify the drive-through service lane to create ten additional parking spaces. Except for the installation of a sidewalk to provide a pedestrian connection to the public sidewalk along N. Lyle Avenue, no other site changes are proposed. The property already includes substantial landscaping within and surrounding the existing parking lot. The applicant will enhance the existing landscaping with 11 new - 8 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 evergreen and shade trees, and 41 shrubs. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. 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 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 subject property was constructed for a bank and includes 69 parking spaces and a drive-through service lane with three drive-through pick-up windows on the south side of the building. The applicant is proposing to enclose the pick-up windows to create an approximately 668-square foot building addition. The drive-through service lane would also be modified to crate ten additional parking spaces. The applicant is not proposing any changes to the existing access driveway. The property has one full access driveway to N. Lyle Avenue that can adequately serve the proposed -9 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 use. The property functions with safe and efficient traffic circulation. The facility is required to have one parking space per four seats, plus one parking space per employee during the busiest events. The applicant states that the facility would have up to seven employees during the busiest events. As such, with seven employees and 79 parking spaces proposed, the maximum occupancy allowed would be 288 persons. The proposed 79 parking spaces meet the zoning ordinance parking requirement. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 1977. Upon annexation, the property was zoned R4 General Residence District. In 1992,the property was zoned in the MFR Multiple Family Residence District as part of the comprehensive amendment to the zoning ordinance. In 1993, the City approved the establishment of a PNB Planned Neighborhood Business District on the subject property by Ordinance No. G45-93. In 2000, the City amended the zoning of the property by establishing the current PNB Planned Neighborhood Business District by Ordinance No. G47-00. The existing building on site was completed in 2001 for a Bank of America branch. However,the building has been vacant since at least 2015. 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 properties adjacent to the north and west, zoned PMFR Planned Multiple Family Residence District, are improved with Wynstone Century Oaks townhomes.The property to the east across N. Lyle Avenue is zoned PNB Planned Neighborhood Business District that was established at the same time as the subject property by the same Ordinance No. G47-00. That property is improved with a one-story office building home to Corporate America Family Credit Union (CAFCU) bank. The property to the south across Big Timber Road is zoned CF Community Facility District and is improved with a surface parking lot for the Metra Big Timber Rd train station. F. Trend of Development Standard. The suitability of the subject property for the planned - 10 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located at the northwest corner of Big Timber Road and N. Lyle Avenue. All surrounding properties have already been annexed to the City of Elgin and have been developed. The last remaining vacant parcel west of the Wynstone Century Oaks townhome community was annexed in 2023 and approved for a townhome development to be known as Gifford's Crossing. The Wynstone Century Oaks townhome community adjacent to the west and north was completed in the late 1990s. The trend of development along Big Timber Road between Randall Road on the west and N. McLean Boulevard on the east is that of light-industrial buildings and uses,with a few exceptions, such as the Popeyes restaurant, the Corporate America Family Credit Union office building, and Elgin Evangelical Free Church. The Big Timber Metra station is located at the end of N. Lyle Avenue approximately 900 feet south of the subject property. As a result, some underutilized properties in proximity to the Metra transit stop may develop with multi-family residential or mixed-uses in the future. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suited 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 purpose and intent of the PNB Planned Neighborhood Business District established by Ordinance No.G47-00 is to provide a planned commercial area supplying daily convenience commodities and services to a neighborhood population, subject to the provisions of Chapter 19.60, Planned Developments, The scale of development of the PNB zoning district is limited by the applicable site design regulations due to its function and resulting close proximity to residences. The PNB zoning district is most similar to, but departs from the standard requirements of the NB zoning district. 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 Neighborhood Commercial by the City's 2018 - 11 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 Comprehensive Plan.The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs. Uses may include grocery stores, professional offices, retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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. 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 or vegetation. The property is developed with an approximately 11,000-square foot building and accessory parking lot. The applicant is proposing adaptive reuse of the existing building as a banquet hall. The applicant would complete minor site modifications to enclose the drive-through service lane pick-up window area for a building addition, and will modify the drive-through service lane to create ten additional parking spaces. The applicant will enhance the existing landscaping with 11 new evergreen and shade trees, and 41 shrubs. 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 adaptive reuse of the former Bank of America branch - 12 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 building as a banquet hall. The applicant is proposing minor building and site changes to accommodate the proposed use.All events would take place on the interior of the building. The facility would be permitted to have accessory music for various events. The applicant must comply with Chapter 10.30"Noise"of the Elgin Municipal Code, 1976 as amended. The event space will be available for rent both on weekdays and on weekends. The proposed use will not have any detrimental influence on the surrounding uses and properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements.The two-acre property is improved with an approximately 11,000- square foot building and 69 accessory parking spaces.The applicant is proposing to enclose the former drive-through service lane pick-up windows for a 668-square foot building addition, and will modify the drive-through service lane to create ten additional parking spaces. Except for the installation of a sidewalk to provide a pedestrian connection to the public sidewalk along N. Lyle Avenue, no other site changes are proposed. The property already includes substantial landscaping within and surrounding the existing parking lot. The applicant will enhance the existing landscaping with 11 new evergreen and shade trees, and 41 shrubs. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. 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. - 13 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 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 subject property was constructed for a bank and includes 69 parking spaces and a drive-through service lane with three drive-through pick-up windows on the south side of the building. The applicant is proposing to enclose the pick- up windows to create an approximately 668-square foot building addition. The drive- through service lane would also be modified to crate ten additional parking spaces. The applicant is not proposing any changes to the existing access driveway. The property has one full access driveway to N. Lyle Avenue that can adequately serve the proposed use. The property functions with safe and efficient traffic circulation. The facility is required to have one parking space per four seats, plus one parking space per employee during the busiest events. The applicant states that the facility would have up to seven employees during the busiest events. As such, with seven employees and 79 parking spaces proposed, the maximum occupancy allowed would be 288 persons. The proposed 79 parking spaces meet the zoning ordinance 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 adaptive reuse of the former Bank of America branch building as a banquet hall.The proposed building addition will enhance the exterior of the building which will have a positive effect on the surrounding properties and the Big Timber Road corridor. The proposed site improvements will create an additional ten parking spaces on the property, which will reduce the likelihood that any banquet hall visitors will seek parking off site. All events would take place on the interior of the building.The facility would be permitted to have accessory music for various events.The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. The event space will be available for rent both on weekdays and on weekends. The applicant has agreed to install a "No- parking on N. Lyle Avenue"sign at the entrance into the building to inform the visitors,as well as include a condition in the lease agreement the parking is not allowed on N. Lyle Avenue. No evidence has been submitted or found that the proposed use will be located or operated - 14 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 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 19-24 and 20-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Maryam Properties LLC, as applicant, and CG Ingram Holdings LLC & CG Ingram Investments LLC, as property owners, received July 30, 2024, and supporting documents including: a. Undated letter,prepared by Moiz Mohammed,dated received September 9, 2024; b. ALTA ACSM Land Title Survey, prepared by Landmark Engineering Group, dated November 6, 2001; and c. Architectural plan set titled: "Remodel of Existing Bank to Banquet Hall 2000 Big Timber Elgin,Illinois-60123",prepared by K.F.Brandeis Architects,dated last revised September 12, 2024, 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; - 15 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 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; 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 II. 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, - 16 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 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. In the rental agreement for the facility, the applicant shall include language notifying the party leasing the facility that no parking is permitted on N. Lyle Avenue. The applicant shall also install a sign at the entrance to the building to notify the visitors that no parking is allowed on N. Lyle Avenue. 8. The applicant shall install additional landscaping of sufficient density along the north and west property lines of the subject property to adequately screen the adjacent properties from any noise and light pollution associated with the event venue authorized by this Ordinance. 9. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions 19-24 and 20-24 subject to the conditions outlined above,was six (6)yes, one(1)no, and zero(0) abstentions. All members were present. Respectfully Submitted, s/Jay Cox - 17 - Recommendation & Findings of Fact Petitions 19-24 and 20-24 October 7, 2024 Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 18 - iistlimm II , I. J l , l 1i. ti Mincer Ln . 711 f. 3 \.Illrforier‘v. . , 3 .„,,,,,,,,,4,,, ..), Kingman Dr %IN 0 , Subject Property Petition19-24&20-24 # , .9, , ._.44(4: . \moo' 77 . *7 .4 ,, .. . . ":0 -"P'is- '.• 1 .Ap,. 4k,• \...._ fr'f'a . 7.'' ''. • 1 1111111111. .. 4 f \ e�cr y '�f ... .. ti . • -• . e: : fr' , - - - _, a .,. a S. • I 1 EXHIBIT Aerial/Location Map N N + 1: 0 so 120 240 360 480 Map prepared by City of Elgin Feet Department of Community Development ., . . .. ,.. . --........ at -... ware ♦ I • f.- � �1 Banks Dr ZcQkni,I . ail a , e o WO . i ti she ,...I Ss RC1 MurcerLn jAjjØ gym. /II PRC .411 Subject Property 111 �e i /wy(iii. Petition19-24&20-24 .0.0 . PMFR - - , • U AVI ♦;4 igi 4*1 I I Legend P' ZONING va r 4404 '` ORC1-Residence Conservation 1 el�r/ r,�/ We . 404 :' ?o QRC2-Residence Conservation 2 417 Q RC3-Residence Conservation 3 . , iriiimillill, 1, cc Q PRC-Planned Residence Conservation , . PNB .. O SFR1-Single Family Residence 1 OSFR2-Single Family Residence 2 - i OPSFR1-Planned Single Family Residence 1 O PSFR2-Planned Single Family Residence 2 s , r QTFR-Two Family Residence e4,o _. O r PIER-Planned Two Family Residence ��"'Cr . O.Cl.. OMFR-Multiple Family Residence •w QPMFR-Planned Multiple Family Residence 3 QRB-Residence Business , - C OPRB-Planned Residence Business G T imNB-Neighborhood Business �.J Y A B QPNB-Planned Neighborhood Business 1"� -AB-Area Business .. IllPAB-Planned Area Business PGI A. -CC1-Center City 1 -CC2-Center City 2 -PCC-Planned Center City -PCC2-Planned Center City 2 MIORI-Office Research Industrial -PORI-Planned Office Research Industrial - -GI-General Industrial _ -PGI-Planned General Industrial MFR - .--. . „ -CI-Commercial Industrial .0 ----- b s --y � - . A -CF-Community Facility 4P/ ve T" Mark A MIPCF-Planned Community Facility �� RC1 i TFR 1 EXHIBITS Zoning Map w+E S Map prepared by City of Elgin 0 90 180 360 540 720 Feet Department of Community Development Subject Property 4/2 2000 Big Timber Rd. Petition 19-24 & 20-24 0604403002 „sN%iNioa„ v� �r eg � 4° /� EXHIBIT C Parcel Map N A City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 2000 Big Timber Rd Petition 19-24 and 20-24 ; i '•".;A4p3,,k1/., • ..,- ;,.c ,., .a...-.../•_• . (1,.,... —a.j1-idal WI=a . l -... - °11.fro1, / t „/7...7 - .. 6;9, .4 . ' 4 ---,„ , s. . ., , 40 . ,,, - 4,4w , , ._, .4' A, a,- • '. 4 p /. •1. • -',/ . 'k, . ' . i • Will ''k / .... / -NIK,..,_, :44%04. • ..• -...... As?,. 0 ,. . . iiiii viis . W r # 33.4. _. '476„,.. ' 4.- -w: 1.:1 :' ligaa r • '' .---"W • i /..1,' i .4. ' . 4. '4" Allitholsob.„ ''..4:::.l.„•`-,_ / , " g . .1; , IA • • -.• ..' • . • i.4t-- • .; . - ...t.' I z,- z - *41110%1% ... t All EagletView I i Bird's eye view looking north Sutiect •ro•:it • • . .... /.... • • . . ..--- lir Illik At • , .- 4. • ,•,.4• .t • 4 gl. . •• . /4 , 1.* \ 8/9 t, . ...... 7 , .46, Thb„po Nibikilitt. - ..- , _ ' - , '-'''ur cla .. ....,.\„:... ''.... 40/4 , *t......., , 0 ,. • * ,. .....".,. ,,,,,',:`,(-,s'itt s '4 g dill* . a• 1,"ik, ' 4? iiii, , •sal , , 101 QC...4.'1' - ''''..a.....,-"''• --- ,. 3 ". • 9 i-4- lilt a , a it''la .° ' ' ' ,.. t • • : i all Ilk Ait •, & I ..'A.4* - • ; . 4filk... ''''' .C. .4:.: 4 -1 IMP• .1" t. ..... 'G.1 , # • 4' 4' 1 Ali A Or . *. ' a . ••• '''' 4 -.2b 'et t , ...... • „ st' '4,r, .1,.. ft ! wilk '...d •JI. L I . X *.., . • '400.I '"'fi ke 1 14,1:4:44 *,. . _. i., 4 AI, ,‘ 6 tuna:4142v c nology CorPor•At i - Bird's eye view looking south EXHIBIT D SITE LOCATION 2000 Big Timber Rd Petition 19-24 and 20-24 �. " R i View of the existing building from Big Timber Rd b -.4.i.,, \ ,......<.1 - 2.('-.).w l' ' '' ' - �� _ 12 £ ; 1 . * "111..—' o ./ View of the existing building from Big Timber Rd EXHIBIT D SITE LOCATION r • /- -,, .....__ . .„ „ . ..... 2000 Big Timber Rd Petition 19-24 and 20-24 7.12" or...t'a ..#0 4 '`,,*mot C}Sn.4' A`�]+jam[{1`j]], k `+f ` 1 �1 M �'4-1 �� t .1 I ,6". . • r 4 , lip...r. ,-._ - 411 View of the existing building from N. Lyle Ave 3