HomeMy WebLinkAboutG59-24 Ordinance No. G59-24
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN EVENT VENUE IN THE PNB PLANNED
NEIGHBORHOOD BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR
OVERLAY DISTRICT
(2000 Big Timber Road)
WHEREAS, written application has been made requesting conditional use approval to
establish an event venue at 2000 Big Timber Road; and
WHEREAS, the zoning lot with the building containing the premises at 2000 Big Timber
Road is legally described herein (the"Subject Property"); and
WHEREAS, the Subject Property is located within the PNB Planned Neighborhood
Business District established by Ordinance No. G47-00, as amended by Ordinance No. G58-24,
and an event venue is listed as a conditional use within 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 a conditional use
in the PNB Planned Neighborhood Business District established by Ordinance No. G47-00, as
amended by Ordinance No. G58-24, 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 a conditional use to establish an event venue is hereby granted for the
property commonly known as 2000 Big Timber Road, commonly identified by Kane County
Property Index Number 06-04-403-002, and legally described as follows:
LOT 4 IN CENTURY OAKS SQUARE UNIT NO.2 BEING A SUBDIVISION OF PART
OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 41 NORTH, RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN, SITUATED IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS PER DOCUMENT NO. 94K009770 AND
CONTAINING 86,927.18 SQUARE FEET.
(commonly known as 2000 Big Timber Road).
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by 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;
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; and
d. Four page landscape plans titled Maryam Properties, consisting of sheets L1.1,
L 1.2, L 1.3, and L 1.4, prepared by The Barn Group, Inc., dated October 16, 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;
h. Colloquiums;
i. Consumer Shows, Trade Shows,Trunk Shows, and Fashion Shows;
2
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
11. Other like assemblies of people.
3. Any event of an above assembly use may be catered,with food preparation and service
provided either by the applicant or from an off-site establishment, subject to
compliance with applicable health and sanitation codes, ordinances, rules, and
regulations. Similarly, any event of an above assembly use may include the incidental
service of alcohol, with such service provided either by the applicant or from an off-
site establishment, subject to compliance with applicable health, sanitation, and liquor
codes, ordinances, rules and regulations.
4. Any event of an above assembly use may include the incidental playing of amplified
3
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.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
David J. K in, ayor
Presented: November 20, 2024
Passed: November 20, 2024
Omnibus Vote: Yeas: 8 Nays: 0 ,
t
Recorded: November 20, 2024 t,Alt
Published: November 20, 2024
Attest• �.
jjj I
n
d r'
Kimberly De is. ity C erk
4
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: Marvam 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.
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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
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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
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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 l 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
11. Other like assemblies of people.
3. Any event of an above assembly use may be catered, with food preparation and service
provided either by the applicant or from an off-site establishment, subject to compliance
with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly,
- 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/Jav 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 -
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prepared by City of Elgin Feet
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OPRC-Planned Residence Conservation PNB
OSFR1-Single Family Residence 1 GI
QSFR2-Single Family Residence 2
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Q TFR-Two Family Residence se0,.N
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ORB-Residence Business 9,
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E3NB-Neighborhood Business - A B
QPNB-Planned Neighborhood Business
-AB-Area Business
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-CC1-Center City 1 _
-CC2-Center City 2
-PCC-Planned Center City
-PCC2-Planned Center City 2
-ORI-Office Research Industrial ,
-PORI-Planned Office Research Industrial ftilitaft
MIGI General Industrial
-PGI-Planned General Industrial
INC!-Commercial Industrial m / Il
-CF-Community Facility �P Mark Ave
-PCF-Planned Community Facility .• IIITFR
EXHIBITS Zoning Map N
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Map prepared by City of Elgin 0 90 180 360 540 72
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Department of Community Development
Subject Property
2000 Big Timber Rd.
Petition 19-24 & 20-24
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EXHIBIT C Parcel Map 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
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EXHIBIT D
SITE LOCATION
2000 Big Timber Rd
Petition 19-24 and 20-24
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EXHIBIT D
SITE LOCATION
2000 Big Timber Rd
Petition 19-24 and 20-24
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View of the existing building from N. Lyle Ave