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HomeMy WebLinkAboutG63-21 Ordinance No. G63-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY IN THE PAB PLANNED AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (575 North McLean Boulevard) WHEREAS, written application has been made requesting conditional use approval to establish a physical fitness facility at 575 North McLean Boulevard; and WHEREAS, the zoning lot with the building containing the premises at 575 N. McLean Boulevard is legally described herein(the"Subject Property"); and WHEREAS,the Subject Property is located within the PAB Planned Area Business District established by Ordinance No.G19-10,as amended by Ordinance No.G2-13,and a physical fitness facility is listed as a conditional use within the PAB Planned Area Business District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on November 1, 2021, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use in the PAB Planned Area Business District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated November 1, 2021, 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 a physical fitness facility is hereby granted for the property commonly known as 575 North McLean Boulevard, which is part of the property commonly identified by Kane County Property Index Number 06-10-451-019, and legally described as follows: Lot 2 in Wing Park Manor Addition-Resubdivision No. 1 being a subdivision of lots 1, 2, 3,4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22 and 23 in block 4 of Wing Park Manor Addition (except that part of lots 1 and 23 dedicated for public highway as shown on plat of dedication recorded July 14, 1976 as document number 1370262) in the City of Elgin, Kane County, Illinois. (commonly known as 551-585 North McLean Boulevard, 554-590 Weston Avenue, and 1341-1363 Manor Court) 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 Gemima Medrano, as applicant, and Elgin Improvement LLC, as property owner, received September 9, 2021, and supporting documents including: a. Description of the proposed physical fitness facility operations submitted via email with the subject: "Letter altogether", received September 8, 2021; b. ALTA/NSPS Land Title Survey Wing Park Shopping Center, prepared by Sarko Engineering Inc., dated last revised November 22, 2017; and c. Undated floor plan titled Exhibit A Site Plan, received September 8, 2021. 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. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. a�)Ilvlr/IP- avi . Kapt ' yor Presented: December 15, 2021 Passed: December 15, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 15, 2021 Published: December 15, 2021 � t �'�RnS FLU• •,.�f T-C Attest: � �E. imberly Dewis, City Jerk �• � ` 2 EXHIBIT A November 1, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 42-21 and 50-21, an Gemima G. Medrano, as applicant, and Elgin Improvement LLC, as property owner, requesting approval of a map amendment to PAB Planned Area Business District Ordinance No. G19-10, as amended by Ordinance No. G2-13, with departures from the Elgin Municipal Code requirements for the minimum number of required parking spaces,and any other departures as may be necessary or desirable, and conditional use to establish a physical fitness facility at the property commonly referred to as 575 N. McLean Boulevard. The properties classified in the PAB Planned Area Business District established by Ordinance No.G19-10,as amended by Ordinance No. G2-13,are commonly known as 551-589 N.McLean Boulevard, 554-590 Weston Avenue, 1341-1363 Manor Court, and 1343 Wing Street. GENERAL INFORMATION Petition Number: 42-21 and 50-21 Property Location: 575 N. McLean Boulevard Requested Action: Map Amendment to Planned Development Ordinance No. G 19-10, as amended by Ordinances No. G2-13, and conditional use Current Zoning: PAB Planned Area Business District established by Ordinance No. G 19-10, as amended by Ordinances No. G2-13 and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change(PAB Planned Area Business District) Existing Use: Partially occupied multi-tenant shopping center Proposed Use: Physical fitness facility Applicant: Gemima Medrano Recommendation& Findings of Fact Petition 42-21 and 50-21 November 1,2021 Owner Elgin Improvement LLC Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Gemima G.Medrano,as applicant,and Elgin Improvement LLC,as property owner,are requesting approval of a map amendment to PAB Planned Area Business District Ordinance No. G19-10, as amended by Ordinance No. G2-13, with departures from the Elgin Municipal Code requirements for the minimum number of required parking spaces,and any other departures as may be necessary or desirable, and conditional use to establish a physical fitness facility at the property commonly referred to as 575 N. McLean Boulevard. The properties classified in the PAB Planned Area Business District established by Ordinance No. G19-10,as amended by Ordinance No. G2-13,are commonly known as 551-589 N. McLean Boulevard, 554-590 Weston Avenue, 1341-1363 Manor Court, and 1343 Wing Street. The subject property is a 2,871-square foot vacant commercial tenant space part of the Wing Park Shopping Center. The multiple-tenant shopping center is located at the southeast corner of Wing Street and N. McLean Boulevard and is also bounded with frontage along Weston Avenue on the east and Eagle Drive on the south. The shopping center consists of six separate buildings with a total of 61,849 square feet of floor area and 319 parking spaces shared by all tenants. Current tenants include Walgreens, Dollar General, and Wing Park Liquors retail stores, and Big Apple Bagels,La Michoacana and Little Ceaser's restaurants,among others.Approximate 16,449 square feet is currently vacant. -2 - Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1, 2021 The shopping br center is zoned PAB Planned ` •:,, , Area Business District �... ;�. established by • �"• `"` y Ordinance No. °4*;� Shog i� Center G19-10 in 2010, _ - ■ which approved the construction of the Walgreens 1 store. The t : Subject tenant properties to the ` 1 s ace west along N. McLean Boulevard are all zoned AB Area Business District and are improved with one or two • ! �' , story commercial and/or office + buildings. The property to the Figure 1.Site aerial map with zoning overlay north across Wing Street is zoned CF Community Facility District and is improved with Illinois Park School, an elementary school. The properties to the east across Weston Avenue are zoned RC 1 Residence Conservation District and are improved with single-family homes.The two properties located to the south across Eagle Drive are zoned CF Community Facility District and are improved with Calvary Lutheran Church and the accessory parking lot. The applicant is proposing to open a group exercise studio within the vacant 2,871-square foot tenant space at 575 N.McLean Boulevard.The Work Out Zone Fitness and Nutrition,as the fitness studio would be called,would offer group exercise classes,including Zumba,Escolatin by Jacqui, Flexy-Bar, Step Class, Tabatha, Gunex, and Excomax. The facility would also provide nutrition instruction with a help from a certified nutritionist. In the beginning,two classes would be offered in the morning Monday through Sunday at 6 a.m. or 7 a.m., and at 9 a.m. Evening classes would be offered Monday through Friday at 6 p.m. and/or at 7:30 pm. A maximum of 20 participants would be allowed per class with a maximum of two employees during the peak times. The tenant space offers an open floor plan and is well suited for group exercise classes. The applicant is not proposing any interior or exterior changes to the building other than possible signage in the future, - 3 - Recommendation& Findings of Fact Petition 42-21 and 50-21 November 1, 2021 which will comply with the zoning ordinance requirements. f r S� Figure 2.Proposed floor plan The proposed fitness studio is required to provide one parking space per four participants in the largest class, plus one parking space per employee during peak time. With a maximum of 20 participants per class and two employees, the facility is required to provide seven parking spaces. With the proposed fitness studio and the existing mix of uses, the shopping center is required to have a total of 310 parking spaces. With 319 parking spaces on site, the shopping center will continue to meet the parking requirement. With a surplus of only nine parking spaces to meet the parking requirement for the next business wishing to open within the center,a departure from the parking requirement would likely be needed prior to the approval of an occupancy permit for the next business. If the proposed fitness studio is approved,there would still remain approximately 13,578 square feet of vacant floor area within the shopping center. If all vacant space is occupied by general office or general retail uses, which require one parking space per 250 square feet of floor area, the entire shopping center would be required to have a total of 365 parking spaces.With 319 parking spaces on site,the shopping center would not meet the parking requirement. The actual parking demand of the tenants in the shopping center is far less than the zoning ordinance requirement. The applicant has submitted that during the busiest time on Thursdays during lunch time, only 92 of 319 parking spaces on site are occupied(29 per cent). As such up to 227 parking spaces would be available for the future businesses within the vacant tenant spaces. If the remaining 13,578 square feet are occupied with general office or retail uses,only 54 parking spaces would be required, which is far less than 227 parking spaces available. While some allowable uses, such as sit-down and carry-out restaurants have a larger parking requirement(one parking space per 60 square feet of floor area for sit-down restaurants and one parking space per -4- Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1, 2021 45 square feet of floor area for carry-out restaurants),it is highly unlikely that all remaining vacant spaces would be occupied by restaurants. Even so, because the restaurants that may choose to locate within the Wing Park Shopping Center are of the quick-serve,fast-food,or fast-casual type, and have a quick turnover of customers, the shopping center parking lot can adequately serve the parking demand by any future businesses. If the departure from the parking requirement is approved, it would save 60-90 days of the zoning application review process for the next tenant wishing to move into the shopping center. Such departure from the parking requirement would allow any permitted or conditional use, including but not limited to sit-down and carry-out restaurants, to establish occupancy within the shopping center. The requested departure is summarized in Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of the Parking Departures for Wing Park Shopping Center Requirement Proposal #of parking spaces 365 parking spaces based on required general office/retail parking 319(existing on site) requirement of 1/250 s . ft. The physical fitness facility is classified as a conditional use in the PAB Planned Area Business District established by Ordinance No. G 19-10 as amended by Ordinance No. G2-13, and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History.The subject property was annexed to the city in 1954.Upon annexation, the property was zoned D Commercial. The existing multi-tenant shopping center was constructed in 1959. In 1962, the property was rezoned to B 1 Retail Business District, and in 1992 it was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. In 2010,the property was rezoned to PAB Planned Area Business District to accommodate the construction of the Walgreens building on the north side of the property along Wing Street. In 2013, the PAB District was amended to allow for the construction of Safelite AutoGlass motor vehicle repair shop. Over the years,the City approved several conditional uses in the shopping center. In 1997, - 5 - Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1,2021 the City approved the establishment of a day care center at 1341 Wing Street by Ordinance No. G35-97,which was at the north end of the shopping center prior to the construction of the Walgreens store. In 2013,the City approved the expansion of Wing Park Liquors store at 571 N. McLean Boulevard by Ordinance No. G21-13. And in 2017, the City approved the establishment of another physical fitness facility (a martial arts school) at 1341 B Manor Court by Ordinance No. G32-17. B. Surrounding Land Use and Zoning. The shopping center is zoned PAB Planned Area Business District established by Ordinance No. G19-10 in 2010, which approved the construction of the Walgreens store. The properties to the west along. N. McLean Boulevard are all zoned AB Area Business District and are improved with one or two story commercial and/or office buildings. The property to the north across Wing Street is zoned CF Community Facility District and is improved with Illinois Park School, an elementary school. The properties to the east across Weston Avenue are zoned RCl Residence Conservation District and are improved with single-family homes. The two properties located to the south across Eagle Drive are zoned CF Community Facility District and are improved with Calvary Lutheran Church and accessory parking lot. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily traveled corridors and intersections, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller, stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. D. Zoning District. The purpose of the PAB Planned Area Business District established by Ordinance No. G19-10 is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments,of the Elgin Municipal Code, 1976 as amended. E. Trend of Development. The area around the intersection of N. McLean Boulevard and Wing Street has been zoned for a neighborhood business district since its annexation in the 1950s. Over the years, properties along N. McLean Boulevard near Wing Street have developed with neighborhood retail and service uses providing goods and services to the surrounding neighborhoods. Despite the large volume of traffic, N. McLean Boulevard corridor south of the subject property maintains an intimate feel because several, two- and three-story office buildings were constructed close to the street with parking in the side or rear yards. The corridor has developed with a variety of uses, including offices, multiple- family residential, and senior housing developments dispersed among single-family neighborhoods. Staff anticipates the corridor will continue to be dominated b a vane g p Y h' retail service uses providing commercial goods and services to the surrounding - 6- Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1, 2021 neighborhoods. This stretch of N. McLean Boulevard corridor is also well positioned to include new,multiple-family residential developments. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 42-21 and 50-21 on November 1, 2021. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated November 1, 2021. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined within § 19.60.040, standards for map amendments outlined within § 19.55.030, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The proposed physical fitness facility would occupy an existing 2,871-square foot-square foot vacant commercial space within an existing multiple-tenant shopping center. The applicant is not proposing to make any exterior changes to the building or the site. The property is fully developed. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed use. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities.The property and the subject commercial space are currently served by municipal water,sanitary sewer,and storm water systems.The applicant is not proposing any changes to the existing sewer and water utilities or to the storm water control facilities.The existing sewer, water, and storm water facilities can adequately service the proposed use. - 7 - Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1, 2021 C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The shopping center was originally developed in the late 1950s with direct access to four adjacent roadways: N. McLean Boulevard on the west, Wing Street on the north, Weston Avenue on the east, and Eagle Drive on the south. With multiple access driveways and a signalized intersection at N. McLean Boulevard and Wing Street, the property maintains a safe and efficient on-site and off-site vehicular circulation.The proposed use is located within the northern main shopping center building and will benefit from having a direct access to N. McLean Boulevard and the adjacent parking lot. With the proposed fitness studio and the existing mix of uses, the shopping center is required to provide a total of 310 parking spaces. With 319 parking spaces on site, the shopping center will continue to meet the parking requirement. With a surplus of only nine parking spaces to meet the parking requirement for the next business wishing to move in, the applicant is requesting approval of a departure from the parking requirement to allow the establishment of any permitted or conditional use allowed on the property in the future without the need to provide additional parking. With the property being fully developed, there is no room to construct or stripe additional parking spaces on site. The applicant has demonstrated that the current parking demand is far below the regulatory parking requirement. While the current mix of uses requires 303 parking spaces, only 92 parking spaces (29 per cent) are occupied during the peak time on a Thursday during the midday lunch hour. If the remaining 13,578-square feet are occupied by general office or - 8 - Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1,2021 retail uses, 54 additional parking spaces would be required. This is far below the 227 parking spaces which are currently available during the peak times. While other businesses,such as restaurants,which have a bigger parking requirement,may occupy some or all of the vacant tenant spaces in the future, different hours of operation and quick turnover of parking spaces for the quick-serve, fast-food, and fast-causal restaurants are expected to result in only a modest increase in the parking demand. The shopping center has adequate parking capacity to meet the needs of any future business in the shopping center, including the sit-down and carry-out restaurants. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the city in 1954. Upon annexation, the property was zoned D Commercial. The existing multi-tenant shopping center was constructed in 1959. In 1962, the property was rezoned to B 1 Retail Business District, and in 1992 it was rezoned to AB Area Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. In 2010,the property was rezoned to PAB Planned Area Business District to accommodate the construction of the Walgreens building on the north side of the property along Wing Street. In 2013, the PAB District was amended to allow for the construction of Safelite AutoGlass motor vehicle repair shop. Over the years,the City approved several conditional uses in the shopping center. In 1997, the City approved the establishment of a day care center at 1341 Wing Street by Ordinance No. G35-97,which was at the north end of the shopping center prior to the construction of the Walgreens store. In 2013,the City approved the expansion of Wing Park Liquors store at 571 N. McLean Boulevard by Ordinance No. G21-13. And in 2017, the City approved the establishment of another physical fitness facility (a martial arts school) at 1341 B Manor Court by Ordinance No. G32-17. 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 -9- Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1, 2021 consistency and compatibility with surrounding land uses and zoning.The shopping center is zoned PAB Planned Area Business District established by Ordinance No. G19-10 in 2010, which approved the construction of the Walgreens store. The properties to the west along. N. McLean Boulevard are all zoned AB Area Business District and are improved with one or two story commercial and/or office buildings. The property to the north across Wing Street is zoned CF Community Facility District and is improved with Illinois Park School, an elementary school. The properties to the east across Weston Avenue are zoned RC 1 Residence Conservation District and are improved with single-family homes.The two properties located to the south across Eagle Drive are zoned CF Community Facility District and are improved with Calvary Lutheran Church and accessory parking lot. F. Trend of Development Standard. The suitability o the subject property or the planned P t1' .� J P P tY.r development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The area around the intersection of N. McLean Boulevard and Wing Street has been zoned for a neighborhood business district since its annexation in the 1950s. Over the years, properties along N. McLean Boulevard near Wing Street have developed with neighborhood retail and service uses providing goods and services to the surrounding neighborhoods. Despite the large volume of traffic, N. McLean Boulevard corridor south of the subject property maintains an intimate feel because several,two- and three-story office buildings were constructed close to the street with parking in the side and rear yards. The corridor has developed with a variety of uses, including offices, multiple- family residential, and senior housing developments dispersed among single-family neighborhoods. Staff anticipates the corridor will continue to be dominated by a variety retail service uses providing commercial goods and services to the surrounding neighborhoods. This stretch of N. McLean Boulevard corridor is also well positioned to include new,multiple-family residential developments. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The property was zoned PAB Planned Area Business District by Ordinance No.G 19-10,which enabled the construction of the existing Walgreens store. The purpose of the PAB Planned Area Business District established by Ordinance No. G19-10 is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments,of the Elgin Municipal Code, 1976 as amended.The applicant is not proposing any exterior changes to the existing building or the site. - 10- Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1, 2021 H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines. Located along the City's heavily traveled corridors and intersections,Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller, stand-along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-friendly. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. 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, and vegetation located on the property. The property is fully improved with a multiple-tenant shopping center and accessory parking lots. There are no existing watercourses or property improvements that would have a negative impact on the proposed use on the property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, - 11 - i Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1, 2021 designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant is proposing to establish a physical fitness facility within the vacant tenant space at 575 N.McLean Boulevard.The applicant plans to offer two morning group exercise classes starting at 6 a. m., and two evening classes, the last one of which would start at 7:30 p.m. The proposed hours of operation would be similar to those of other existing businesses. The proposed use would not have any negative effect on the other businesses within the shopping center or the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the PAB Planned Area Business District Ordinance No. G19-10, as amended by Ordinance No. G2-13, and the zoning ordinance: 1. Section 19.45.070, "Table of Required Parking". With the existing mix of uses, the proposed physical fitness facility, and if the remaining 13,578-square feet of vacant space is occupied by general office or retail uses, the multiple-tenant shopping center would be required to have a total of 365 parking spaces. The applicant is proposing to maintain the existing 319 parking spaces on site. Staff finds the proposed departure is appropriate and necessary to achieve full occupancy of the shopping center. The applicant has demonstrated that the actual parking demand of the existing tenants is far less that the zoning ordinance parking requirement. While 303 parking spaces are required for the existing mix of uses located in the shopping center,the actual peak parking demand results in only 92 parking spaces occupied (29 per cent) during the busiest time on a weekday during the lunch hour. As such, at least 227 parking spaces are available for the proposed physical fitness facility and the future tenants of the 13,578 square feet of vacant space. If the existing vacant space is occupied by general office or retail uses,additional 54 parking spaces would be required,which is far less than 227 parking spaces available during the busiest time. And while some uses, such as sit-down restaurants or carry-out restaurants have a bigger parking requirement, with different hours of operations and the anticipated quick turnover of parking spaces for quick-serve, fast-food, and fast-casual restaurants, the shopping center can meet the parking demand of any businesses that move in. - 12 - Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1,2021 If the amendment to the PAB District for a departure to the parking requirement is approved, it would save 60-90 days of the zoning application review process for the next tenant wishing to move into the shopping center. Such departure from the parking requirement would allow any permitted or conditional use, including but not limited to sit-down and carry-out restaurants, to establish occupancy within the shopping center. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size,shape,significant features including topography,watercourses,and vegetation,and existing improvements. The proposed physical fitness facility would occupy an existing 2,871-square foot-square foot vacant commercial space within an existing multiple-tenant shopping center. The applicant is not proposing to make any exterior changes to the building or the site. The property is fully developed. No existing site features including topography,watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the subject commercial space are currently served by municipal water, sanitary sewer,and storm water systems.The applicant is not proposing any changes to the existing sewer and water utilities or to the storm water control facilities.The existing sewer, water, and storm water facilities can adequately service the proposed use C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The shopping center was originally developed in the late 1950s with direct access to four adjacent roadways: N. McLean Boulevard on the west, Wing Street on the north, Weston Avenue on the east, and Eagle Drive on the south. With multiple access driveways and a signalized intersection at N.McLean Boulevard and Wing - 13 - Recommendation & Findings of Fact Petition 42-21 and 50-21 November 1, 2021 Street,the property maintains a safe and efficient on-site and off-site vehicular circulation. The proposed use is located within the northern main shopping center building and will benefit from having a direct access to N. McLean Boulevard and the adjacent parking lot. With the proposed fitness studio and the existing mix of uses, the shopping center is required to provide a total of 310 parking spaces. With 319 parking spaces on site, the shopping center will continue to meet the parking requirement. With a surplus of only nine parking spaces to meet the parking requirement for the next business wishing to move in, the applicant is requesting approval of a departure from the parking requirement to allow the establishment of any permitted or conditional use allowed on the property in the future without the need to provide additional parking. With the property being fully developed, there is no room to construct or stripe additional parking spaces on site. The applicant has demonstrated that the current parking demand is far below the regulatory parking requirement. While the current mix of uses requires 303 parking spaces, only 92 parking spaces (29 per cent) are occupied during the peak time on a Thursday during the midday lunch hour. If the remaining 13,578-square feet are occupied by general office or retail uses, 54 additional parking spaces would be required. This is far below the 227 parking spaces which are currently available during the peak times. While other businesses,such as restaurants,which have a bigger parking requirement,may occupy some or all of the vacant tenant spaces in the future, different hours of operation and quick turnover of parking spaces for the quick-serve, fast-food, and fast-causal restaurants are expected to result in only a modest increase in the parking demand. The shopping center has adequate parking capacity to meet the needs of any future business in the shopping center, including the sit-down and carry-out restaurants. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. All business activities of the proposed physical fitness facility will be conducted on the interior. The applicant is not proposing to make any changes to the interior or the exterior of the building or the site. The open floor plan of the existing building is well suited to accommodate the proposed group exercise and dance classes.The space can easily accommodate one class at the time that would have a maximum of 20 participants per class. The hours of operation are consistent with those of surrounding businesses. - 14- Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1,2021 No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning &Zoning Commission recommend approval of Petitions 42-21 and 50-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Gemima Medrano, as applicant,and Elgin Improvement LLC,as property owner,received September 9,2021, and supporting documents including: a. Description of the proposed physical fitness facility operations submitted via email with the subject: "Letter altogether", received September 8, 2021; b. ALTA/NSPS Land Title Survey Wing Park Shopping Center, prepared by Sarko Engineering Inc., dated last revised November 22, 2017; and c. Undated floor plan titled Exhibit A Site Plan,received September 8, 2021. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. Notwithstanding the requirements of Section 19.65.020 "Authority", and Section 19.65.060 "Procedures" of Chapter 19.65 Conditional Uses of the Elgin Municipal Code 1976, as amended, a departure is hereby granted to allow the establishment of any use classified as a permitted use or a conditional use in the PAB Planned Area Business District established by Ordinance No. G19-10, as amended, within the existing shopping center, without the requirement to provide additional parking spaces,provided a minimum of 319 parking spaces are located on the Subject Property. 3. Compliance with all applicable codes and ordinances. - 15 - Recommendation &Findings of Fact Petition 42-21 and 50-21 November 1,2021 The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was six(6)yes, zero(0)no, and zero(0)abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 16 - oil Subject Property • !� ` a Petition 42-21 & 50-21 ,l►r/ frIf T,. ` Harlan Aver $r r-6 Kaskaskia Ave (.; _ �� ,I• t n - Ma nor CtN�IF !� d Illinois Pkwy 3 Eagle Rd m Eagle Dr• " r.--IJ EXHIBITA Aerial/Location Map W+E S Map prepared by City of Elgin o 45 90 180 270 38Feet Department of Community Development RC1 MFR --PM FR PRC CF lit PCF MFR Harlan Ave 4� Subject Property Petition 42-21 & 50-21 Kaskaskia Ave AB PAB Legend GIS.DBO StrcetCenterlinesKane RC Residence Conservation 1 m Manor Ct ORC2 Residence Conservation 2 Q RC3 Residence Conservation 3 YY �J OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 ; OPSFR1 Planned Single Family Residence 1 Q Q SFR2 Single Family Residence 2 w � O PSFR2 Planned Single Family Residence 2 y Q O TRF Two Family Residence C O PTRF Planned Two Family Residence d Eagle Dr MFR Multiple Family Residence RC1 13 PMFR Planned Multiple Family Residence CF ORB Residence Business OPRB Planned Residential Business -NB Neighborhood Business -PNB Planned Neighborhood Business -_., -AB Area Business -PAB Planned Area Business MFR -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial - RB -] -PORI Planned Office Research Industrial TFR -GI General Industral 3 -PGI Planned General Industrial C Demmond St C -Cl Commercial Industrial S -CF Community Facility CF RC2 -PCF Planned Community Facility EXHIBIT B Zoning Map W+E S Map prepared by City of Elgin 0 60 120 240 360 480 Department of Community Development Feet Subject Property 575 N. McLean Blvd Petition 42-21 & 50-21 wzl�g St 061N51018 Kaskaskia Ave Q c a� Manor Ct 0p 2 -- Illinois Pkwy 0610451019 Z Eagle Rd Eagle Dr EXHIBIT Parcel Map N A City of Elgin 0 25 50 100 150 200 Department of Community Development i Feet EXHIBIT D SITE LOCATION 575 N. McLean Boulevard Petition 42-21 and 50-21 sl Q ,r•; 44 ci +• Wing Park y . �- Y• ; :- Sho Ping Center o r �- - ' - ■ ■ Subject tenant s ace Pk�• ram,. ' a Eagl•D, .'y► I � �„ ,' ram_-.� � � .M �� �, ' �� ~ a r Site area map with zoning overlay EXHIBIT D SITE LOCATION 575 N. McLean Boulevard Petition 42-21 and 50-21 sr h reef At N _ try kit. t, .�' J r ``,Manor Court ,. do _' _ ' ► •�C ka91r Road Bird's eye view looking north mom zz� . : ` i 11"'""• { / "_� ;�tf� WIT, jAh A L.1- V1, PF North eet—A—We Y' r o t C .err ci= -� y North K Lean Boulevard r • + Location of proposed � Physical Fitness Facility Wing P,i Sho in C �` s Bird's eye view looking east EXHIBIT D SITE LOCATION 575 N. McLean Boulevard Petition 42-21 and 50-21 r � r Proposed location of physical fitness facilit 0 -912MV The location of the proposed physical fitness facility M.- ,..7. Wing Park Shopping Center main multiple-tenant buildings EXHIBIT D SITE LOCATION 575 N. McLean Boulevard Petition 42-21 and 50-21 a Wal reens building — west elevation g g South elevation of the southern main multiple-tenant building within Wing Park Shopping Center EXHIBIT D SITE LOCATION 575 N. McLean Boulevard Petition 42-21 and 50-21 T � 1 Y i A 1341 Manor Ct building, part of Wing Park Shopping Center f r_ 551 N. McLean Blvd building, part of Wing Park Shopping Center